Rate Breakdown

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

How Property Tax Works in Gunnison County

Every property in Gunnison County is evaluated by the County Assessor’s Office once a year. The assessor determines the property's “market value” based on recent sales, improvements, and comparable parcels. This market value is then multiplied by the County’s assessment rate—currently 7.15% for residential real‑estate—to arrive at the assessed value. The assessed value is the base used to calculate your tax bill.

• Millage rates: The County Board of Commissioners sets a uniform mill rate (expressed in dollars per $1,000 of assessed value). In 2024 the county’s base mill rate is 8.38 mills.
• Special districts: School districts, fire protection, and water & sewer districts each add their own millage. These rates fluctuate annually based on budget needs.
• Tax formula: Tax bill = (Assessed Value ÷ 1,000) × Total Millage Rate.

Because the assessment rate is fixed, any change in market value directly affects the amount you owe. Keeping track of recent sales in your neighborhood can give you a good early indication of how your tax bill may shift from year to year.

Available Exemptions

Colorado law provides several exemptions that reduce the taxable portion of your assessed value. Gunnison County administers these programs according to state guidelines.

• Homestead exemption: Reduces the taxable value of your primary residence by up to $150,000, lowering the amount subject to the mill rate.
• Senior citizen exemption: Residents 65 years or older may qualify for an additional $25,000 exemption if the homeowner’s income meets state‑specified limits.
• Disability exemption: Qualified disabled persons can receive a $10,000 reduction in assessed value, provided they meet the Colorado Department of Revenue criteria.
• Veteran exemptions: Widows/widowers of veterans may claim a $7,500 exemption, while disabled veterans may be eligible for a $10,000 exemption. Documentation from the U.S. Department of Veterans Affairs is required.

Applications are submitted to the Gunnison County Assessor’s Office typically between January 1 and March 31. Approved exemptions appear on your tax bill for the remainder of the tax year.

Payment Schedule & Deadlines

Gunnison County follows Colorado’s standard two‑installment property tax schedule:

• First installment: Due October 1. The amount equals 50 % of the total tax bill.
• Second installment: Due January 10 of the following year. This payment covers the remaining 50 %.

If you miss a deadline, a statutory penalty of 5 % is added to the overdue amount, plus interest accruing at the state‑prescribed rate. The County Treasurer’s Office also offers an automatic debit option and electronic payment portals to help avoid late fees.

Appealing Your Assessment

If you believe your property’s assessed value is too high, you have the right to protest. The appeal process in Gunnison County consists of three key steps:

• File a Notice of Protest: Submit the form to the County Assessor’s Office by the deadline printed on your tax notice—usually within 30 days of the notice date.
• Request a board hearing: After the protest is accepted, a hearing is scheduled before the County Board of Assessment Appeals (CBOAA). You may present comparable sales, appraisals, or other evidence.
• Decision & further appeal: The CBOAA issues a written decision within 30 days of the hearing. If you disagree, you can appeal to the Colorado Board of Assessment Appeals, and ultimately to the district court.

Throughout the process, keep all supporting documentation organized and submit copies (never originals) to avoid delays. Professional appraisal services are often worthwhile for complex properties or significant valuation differences.