Rate Breakdown

Property taxes in Custer County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Custer County

In Custer County, property taxes are based on the **assessed value** of real and personal property. The county assessor determines this value annually by reviewing sales data, construction costs, and comparable property information. Once the assessed value is established, it is multiplied by the applicable **millage rate** (mills) to calculate the tax bill. One mill equals one‑tenth of one percent (0.001) of the assessed value. Custer County’s total millage rate is a combination of state, county, school district, and special district rates, which can vary each fiscal year. For example, if the combined rate is 30 mills and your home is assessed at $150,000, your annual property tax would be $150,000 × 0.030 = $4,500.

Available Exemptions

Colorado law provides several exemptions that can lower your taxable amount. While the exemptions are statewide, they are applied by the Custer County Assessor’s Office when generating your bill.

• Homestead Exemption: Reduces the taxable value of your primary residence by up to $200,000, depending on the county’s rules.
• Senior Citizen Exemption: Residents age 65 or older may qualify for an additional exemption of up to $200,000, subject to income limits.
• Disability Exemption: Qualified disabled persons can receive a $200,000 exemption on their primary residence, also subject to income criteria.
• Veteran Exemptions: Armed forces veterans who are disabled (or their surviving spouses) can obtain a $200,000 exemption, with additional benefits for 100% disabled veterans.

To claim any exemption, you must submit the appropriate application to the Custer County Assessor’s Office, usually by March 1 of the tax year.

Payment Schedule & Deadlines

Property taxes in Custer County are due in two installments. The first installment is payable on **January 5** and covers half of the total tax bill. The second installment is due on **July 5** and covers the remaining balance. If either due date falls on a weekend or legal holiday, the deadline is extended to the next business day.

• Early Payment Discount: Some school districts and special districts offer a modest discount (often 1–2%) for payments made before the due date.
• Late Payment Penalties: A late fee of 4% of the unpaid amount is assessed after the due date, plus interest that accrues at the state‑mandated rate (currently 8% annually). Continued delinquency can result in tax lien filing and potential foreclosure.
• Payment Options: Taxes can be paid online via the county’s portal, by mailed check, or in person at the County Treasurer’s Office. Automatic bank drafts and credit‑card payments are also accepted.

Appealing Your Assessment

If you believe your property’s assessed value is inaccurate, you have the right to appeal. The appeals process in Custer County follows Colorado’s standardized procedure:

• Step 1 – Review Notice: Assessors send a notice of assessed value in late February. Verify the information and gather evidence (recent sales, independent appraisals, repair estimates).
• Step 2 – Submit Appeal: File an appeal with the **County Board of Equalization** by **June 30** of the tax year. Use the online portal or submit a paper form, attaching all supporting documentation.
• Step 3 – Hearing: A hearing is scheduled, usually in August. Present your case before the board; you may be represented by a tax professional.
• Step 4 – Decision: The board issues a written decision within 30 days of the hearing. If unsatisfied, you may further appeal to the Colorado Board of Assessment Appeals.

Timely filing and thorough documentation are essential for a successful appeal. The Custer County Assessor’s Office also offers a free pre‑appeal consultation to help you understand the process.