Rate Breakdown

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

How Property Tax Works in Ouray County

Ouray County determines each parcel’s taxable value through an annual assessment conducted by the Colorado Division of Property Taxation and the County Assessor’s Office. The assessor first calculates the market value of the land and any improvements (such as a house, garage, or additions). This market value is then reduced by a standard assessment ratio—60 % for residential property and 30 % for commercial property—to arrive at the assessed value. The assessed value is the base figure to which the county’s millage rates are applied.

Millage rates are expressed in “mills,” where one mill equals $1 of tax per $1,000 of assessed value. In Ouray County the combined rate typically includes:

• Ouray County general fund millage
• School district millage (e.g., Ouray School District 55)
• Special districts such as fire protection, water & sewer, and road districts
• Any voter‑approved bonds or levies for capital projects

For example, if the total millage rate for a given year is 156 mills and your home’s assessed value is $150,000, the tax bill would be calculated as follows: $150,000 ÷ 1,000 = 150; 150 × 156 = $23,400.

Available Exemptions

Colorado law provides several exemptions that reduce the taxable portion of your assessed value. Eligibility is determined at the state level, but applications are filed with the Ouray County Assessor.

• Homestead Exemption: Reduces the assessed value of a primary residence by up to $200,000 (or $250,000 in certain flood‑prone areas). Most homeowners qualify automatically.
• Senior Citizen Exemption: Residents age 65 or older may receive an additional exemption of $250,000 if they meet income limits set annually by the state.
• Disability Exemption: A $250,000 exemption is available to qualified senior citizens with a recognized disability.
• Veteran Exemption: Qualifying disabled veterans can receive a $250,000 exemption, with the amount increasing for higher disability ratings. Surviving spouses may also be eligible.

All exemptions must be applied for on the Colorado Department of Revenue’s “Exemptions” portal by the October 31 deadline for the upcoming tax year. Once granted, they remain in effect until you move, your circumstance changes, or you cancel the exemption.

Payment Schedule & Deadlines

Ouray County property taxes are due in two installments:

• First installment: October 1 (or the first day of the month following the tax bill mailing) and is payable by November 10.
• Second installment: December 1 and is payable by January 31 of the following year.

Taxpayers may also opt for quarterly payments if the total bill exceeds $1,500. Payments can be made online, by mail, or in person at the County Treasurer’s Office. A 5 % discount is offered for payments made by electronic funds transfer before the due date.

Late payments incur a penalty of 3 % of the overdue amount, plus interest calculated at the statutory rate of 1 % per month. Persistent delinquency can result in a tax lien, tax sale, or garnishment of wages, so it’s crucial to meet the deadlines or request a payment extension in writing before the due date.

Appealing Your Assessment

If you believe your property has been over‑assessed, you have the right to appeal to the Colorado Board of Assessment Appeals (BOAA). The process in Ouray County follows these steps:

• File a notice of appeal: Submit the form to the Ouray County Assessor’s Office no later than August 31 of the assessment year.
• Gather evidence: Compile recent sales data for comparable properties, an independent appraisal, or photographs showing condition discrepancies.
• Request a hearing: The BOAA will schedule a hearing, typically within 30‑45 days of receiving your appeal.
• Present your case: Attend the hearing (in person or via video conference) and present your evidence. The examiner will issue a written decision, which can be accepted, modified, or appealed further to the district court.

Throughout the appeal, keep copies of all correspondence, receipts, and supporting documents. Most successful appeals result from clear, comparable sales evidence rather than subjective opinions about property value.