Rate Breakdown

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

How Property Tax Works in Yuma County

In Yuma County, property taxes are based on the **assessed value** of real and personal property—land, homes, and improvements—determined by the County Assessor’s Office each year. The assessor first calculates the market value of a property, then applies a uniform **assessment ratio** (usually 7.5% for residential real estate in Colorado). The resulting amount is the assessed value, which becomes the tax base.

To arrive at the actual tax bill, the assessed value is multiplied by the **combined millage rate**—the sum of all millage rates levied by the county, school districts, fire districts, water & sewer authorities, and other special districts. One mill equals $1 of tax per $1,000 of assessed value. For example, if the combined millage rate for a property in Wray (the county seat) is 36.2 mills, a home with an assessed value of $150,000 would owe:

Tax = ($150,000 ÷ 1,000) × 36.2 = $5,430.

Millage rates can vary slightly from year to year as districts adjust budgets, so it’s important to use the most current rates when estimating your tax liability.

Available Exemptions

Colorado law provides several exemptions that can lower the taxable portion of your assessed value. Yuma County follows these statewide provisions:

• Homestead Exemption: Reduces the assessed value of a primary residence by up to $150,000 (or $50,000 before the 2021 amendment). The exemption applies automatically when you file a homestead declaration.
• Senior Citizen Exemption: Residents age 65 or older (or 55 with a disability) may qualify for an additional reduction of up to $125,000 in assessed value, provided income limits are met.
• Disability Exemption: Qualified disabled homeowners can receive a $125,000 reduction in assessed value, regardless of age, if they meet the state’s disability criteria.
• Veteran Exemption: Veterans with a service-connected disability of 30% or more, or a spouse of a deceased veteran, may obtain a $125,000 exemption. In some cases, a combined exemption for both disability and senior status is allowed.

All exemptions must be claimed on the appropriate state or county forms and are subject to periodic renewal, typically every three years.

Payment Schedule & Deadlines

Yuma County property taxes are due in two installments:

• First installment: October 1 – November 30 (or the 25th of the month after the installment becomes delinquent).
• Second installment: December 1 – January 31 (or the 25th of the month after the installment becomes delinquent).

Payments can be made online through the County Treasurer’s portal, by mail, or in person at the Treasurer’s Office. If you prefer to spread the cost further, Yuma County participates in the state’s **Property Tax Installment Program (PTIP)**, which offers up to six monthly payments without interest.

Late payments incur a **penalty of 5%** of the unpaid amount, plus a **daily interest charge of 0.25%** until the bill is settled. Persistent delinquency may result in tax liens, tax sales, or loss of property ownership, so it’s essential to stay current.

Appealing Your Assessment

If you believe your property’s assessed value is incorrect, you have the right to appeal:

• Step 1 – Review the Notice: The County Assessor sends a Notice of Valuation each spring. Examine the market value, assessment ratio, and any exemptions applied.
• Step 2 – File a Formal Appeal: Submit a written appeal to the **Yuma County Board of Assessment Appeals (BAA)** within 30 days of the notice date. Include supporting evidence such as recent comparable sales, appraisals, or photographs.
• Step 3 – Attend the Hearing: The BAA will schedule a hearing where you can present your case. You may represent yourself or retain legal counsel.
• Step 4 – Decision & Further Review: The BAA issues a written decision. If unsatisfied, you may further appeal to the **Colorado Board of Assessment Appeals** and, eventually, the state courts.

Keeping thorough records and acting promptly are the keys to a successful appeal. For detailed forms and deadlines, visit the Yuma County Assessor’s website or contact the office directly.