Colorado's 2027 Property Reassessment: What South Denver Homeowners Should Know

Next spring, a letter is coming. It's not your tax bill. It's your new home value, according to the county.

Every South Denver homeowner gets one in 2027. Here's what it is, what it might show, and what to do if your number looks wrong.

This is the second post in my series The Real Cost of Staying Put in South Denver. The first covered why Colorado home insurance is so high.

The Short Answer

• Colorado revalues homes every odd-numbered year, so 2027 is a reassessment year.
• Your value is set as of June 30, 2026, based on sales before that date.
• Notices go out by May 1, 2027.
• The protest deadline is now June 1, 2027. It used to be June 8. That's the part people will miss.

How the Reassessment Works

1. The assessor estimates your home's "actual value" using comparable sales. For 2027, the sales window ends June 30, 2026.

2. That value gets multiplied by an assessment rate. For 2026, the local government rate is 6.8% (after subtracting 10% of your value, up to $70,000) and the school rate is 7.05%.

3. Each taxing district applies its mill levy to that assessed value.

4. You get the bill the following year. Your 2027 value shows up in the bill you pay in 2028.

Your notice is about value, not tax. The assessor can change your value, not your mill levy.

What Will 2027 Values Look Like?

The median single-family home in the seven-county Denver metro sold for $637,000 in June 2024 and $650,000 in June 2026, according to the Colorado Association of REALTORS. That's about 2% higher (my math, not the assessor's). Condo and townhome medians fell from $410,500 to $395,000, down about 4%.

• DMAR called June 2026 price growth "relatively flat."
• Arapahoe County's 2027 budget expects "fairly flat assessed values."
• State economists forecast school assessed values up just 0.8% for 2027-28.

So for many homes in Centennial, Littleton, Lone Tree and Highlands Ranch, I'd expect a flat-ish notice. Some condos could come in lower. Your neighborhood can still be different, so check.

Flat Value Doesn't Mean a Flat Bill

Your tax depends on your value, the assessment rate and the mill levies. The state set residential rates in a 2024 law, but mill levies still change when bonds and overrides pass. Even if your value barely moves, your bill can.

The Senior Exemption: Read This Before You Move

If you're 65 or older and have owned and lived in your home for 10 consecutive years, Colorado exempts 50% of the first $200,000 of its value. The application deadline is July 15.

A temporary rule let some seniors keep it when they moved. A 2026 law ends that starting in tax year 2027. Move in 2027 or later and you'll generally restart the 10-year clock. That doesn't mean "don't move." It means count it.

How to Protest Your 2027 Value

1. Check the facts on your notice

Square footage, bedrooms, baths, basement finish, garage. Errors are the easiest fix.

2. Find sales from before June 30, 2026

Sales after that date generally can't be considered. Look for similar nearby homes that sold during the study period. Douglas County has a neighborhood sales lookup online.

3. File by June 1, 2027

• Arapahoe County (Centennial, Greenwood Village, Cherry Hills Village, Littleton): online, by phone at 303-795-4600, mail, fax or drop box.
• Douglas County (Lone Tree, Highlands Ranch, Castle Rock): online or mail postmarked by June 1. Appraiser meetings at 303-660-7450.
• Jefferson and Denver counties: see your notice and assessor's website.

4. Watch for the Notice of Determination

If the assessor disagrees, you can appeal to your County Board of Equalization. Your notice will list the deadline.

Does This Change Whether You Should Stay or Move?

Usually not by itself. But taxes stack on top of insurance, repairs and utilities. Staying has a cost. Moving has one too.

Weighing it? Start with Should I Stay, Renovate or Move?, see whether downsizing actually saves money, or read what home improvements actually add value.

Frequently Asked Questions

When will I get my 2027 property value notice in Colorado?

Notices of Valuation are mailed by May 1. In 2027, that's when you'll see your new value for the 2027-2028 cycle.

What is the deadline to protest my 2027 property value?

June 1, 2027. A 2026 law (SB26-046) moved the real property protest deadline from June 8 to June 1 starting in 2027. Douglas County accepts online protests until midnight June 1 or mail postmarked by June 1.

What date is my 2027 value based on?

June 30, 2026. The assessor uses comparable sales from before that date. Sales after June 30, 2026 generally can't be used.

Will my property taxes go up in 2027?

It depends. Metro single-family prices were only about 2% higher in June 2026 than in June 2024, and condo prices were lower, so many values may come in flat. But your bill also depends on mill levies set by local districts and voters, so a flat value doesn't guarantee a flat bill. The 2027 bill arrives in early 2028.

Do I lose my senior property tax exemption if I move?

Generally, yes. The temporary rule that let some seniors carry it to a new home ended after tax year 2026. To qualify again, you'd need to own and live in your new home for 10 consecutive years and be 65 or older.

Let's Look at Your Real Cost of Staying

If you're in Centennial, Greenwood Village, Cherry Hills Village, Lone Tree, Littleton, Highlands Ranch or anywhere in the South Denver Metro, I'm happy to look at your numbers with you.

Stay. Renovate. Move. No pressure. Just a plan.

Devin @ The W Real Estate Group

General information only, not tax, legal or financial advice. Dates and rates are from the sources below as of October 2026; always follow the deadlines on your own notice. The 2024 vs. 2026 price comparison is my own math, not an assessor forecast.

Sources

• Colorado Division of Property Taxation, Understanding Property Taxes in Colorado (reappraisal cycle, market approach, 2026 assessment rates, notices, bills)
• Colorado Division of Property Taxation, Residential Local Government Assessment Rate and Residential School Assessment Rate
• Colorado General Assembly, SB26-046 (protest deadline moves to June 1) and HB24B-1001 (assessment rates and local revenue limits)
• Colorado General Assembly, SB26-116 (ends the temporary senior primary residence classification)
• Colorado Division of Property Taxation, Property Tax Exemption for Senior Citizens and Veterans with a Disability
• Adams County Assessor, Property Assessment Process and Gunnison County, Appeals (June 30, 2026 appraisal date for 2027 values)
• Arapahoe County Assessor, Appealing Real Property Valuation and Arapahoe County, 2027 Recommended Budget
• Douglas County Assessor, Assessor Level Appeals and Appeals Calendar
• Colorado Association of REALTORS, June 2024 market report and June 2026 market report
• Denver Metro Association of REALTORS, Market Trends Report, June 2026
• Colorado Legislative Council Staff, September 2026 Economic & Revenue Forecast