The bill showed up in the mailbox sometime this spring. Maybe you set it aside for a day or two before opening it. When you finally did, the number was higher than you expected — maybe a lot higher.
You're not imagining it, and you're not alone.
Denver homeowners across the metro have been opening their 2026 property tax bills to increases in the range of 20% to 40% compared to recent years. For a home valued around $600,000, that can translate to an extra $1,200 to $2,400 per year. It's real money, and it deserves a real explanation.
WHAT ACTUALLY HAPPENED
The short version: the temporary cushions are gone. In 2023 and 2024, Colorado lawmakers passed measures to offset the shock of rapidly rising home values — temporary reductions in assessment rates and a $55,000 deduction applied to every residential property's taxable value. Those programs have now expired.
At the same time, a new state law took effect that created two separate assessment rates for residential property: one for local government funding and one for school districts. The school district rate for 2026 is 7.05%. The local government rate is 6.25%, with a 10% value exclusion capped at $70,000. It's more complicated than it used to be, and the combination adds up.
The City and County of Denver held its mill levy flat — meaning the city itself didn't raise its rate. The increases you're seeing are largely the result of those state-level changes, not a decision your city council made.
WHY YOUR ASSESSMENT MIGHT BE OFF
Your 2026 tax bill is based on your home's assessed value as of June 30, 2024 — not what your home is worth today. That matters, because the Denver metro market has softened since then. Inventory has climbed, days on market have stretched, and price reductions are more common than they were two years ago. If your home's assessed value was locked in during a market peak, there's a real chance it no longer reflects what you'd actually sell for.
The appeal window for the 2026 cycle was May 1 through June 1. If you missed it, the next opportunity at the assessor level won't come until 2027. You can still appeal to the county Board of Equalization through July — it's a more formal process, but it's worth looking into if your assessed value seems genuinely out of step with current sales in your neighborhood.
A FEW THINGS WORTH KNOWING
Colorado's Property Tax Deferral Program lets qualifying homeowners push back their payments with a low-interest loan from the state treasury — particularly useful if you're on a fixed income or just need breathing room.
If you're 65 or older and have lived in your home for at least 10 years, the Senior Homestead Exemption can exempt 50% of the first $200,000 of your home's value from taxation. Veterans with qualifying disabilities have access to similar relief. These programs don't advertise themselves — you have to apply.
One more practical note if you're buying or refinancing: many online mortgage calculators are still using outdated tax estimates. Ask your lender to run the numbers using 2026 rates, not last year's. The difference in your monthly payment can be meaningful.
THE BOTTOM LINE
If your bill felt like a gut punch, it's not your imagination. The relief measures that softened things for the past two years were always temporary. What you're seeing now is closer to the actual cost of owning property in Denver at current market values — and for many homeowners, that's a real adjustment.
If you're not sure what your home is actually worth right now, or if any of this has you thinking about your options, I'm happy to pull current comps and have a straightforward conversation. You can reach me at madison@corcoranperry.com, or follow along on Instagram @madisonspanglerhomes, where I post regular updates on the Denver market.
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