Where and how to pay Colorado property taxes
Colorado property taxes are collected by your county assessor's office, not the state. You pay the county where your property sits, and the process depends on whether you own the home outright or have a mortgage. If you have a mortgage, your lender typically handles the payment through an escrow account — money comes out of your monthly payment and the lender pays the county on your behalf. If you own the home free and clear, you pay directly to your county assessor.
Most Colorado counties accept payments online, by mail, in person, or by phone. The exact methods and deadlines vary by county because Colorado gives each county control over its own collection process. Your property tax bill arrives in the mail, usually in October or November for taxes due the following year, and it shows the county office address and payment instructions specific to your county.
Property taxes in Colorado are due on June 15 for the first half of the year and December 15 for the second half. If you miss a deadline, the county charges a penalty and interest begins to accrue. The penalty structure varies by county, but typically starts at 1.5% of the unpaid amount and increases if the bill remains unpaid.
Key Takeaways
- If you have a mortgage, your lender pays Colorado property taxes from your escrow account, so you do not send payment directly to the county.
- If you own your home outright, you pay your county assessor directly by the June 15 and December 15 deadlines, or penalties and interest apply.
- Each Colorado county runs its own payment system, so check your tax bill or your county assessor's website for the specific payment methods available in your county.
- Property tax bills arrive in the mail in October or November and show the amount due, the deadline, and instructions for payment.
- Late payments trigger a penalty starting at 1.5% of the unpaid amount, plus interest that continues to grow until the bill is paid in full.
Finding your county assessor and payment options
Your property tax bill lists your county assessor's office address and phone number. If you do not have the bill, search online for "[Your County] Colorado assessor" — for example, "Denver County assessor" or "El Paso County assessor." The assessor's website shows payment methods, deadlines, and often a link to pay online.
Online payment is the fastest and most common option. Most counties accept credit cards, debit cards, or bank transfers through their website. Some counties also accept payment through third-party services like PayPal or bill-pay systems. Phone payment is usually available, though the county may charge a convenience fee. In-person payment at the assessor's office is free but requires you to visit during business hours.
Mail payment is still an option in every county, but it is slower — the county must receive the payment by the deadline, not just receive it in the mail by that date. If you mail a check, send it at least one week early to account for postal delays.
What happens if you pay late or miss a payment
If your payment does not reach the county by the deadline, a penalty is added immediately. The penalty amount varies by county but typically starts at 1.5% of the unpaid tax. After that, interest accrues monthly on the unpaid balance, usually at a rate set by state law. The longer the bill sits unpaid, the more interest accumulates.
If taxes remain unpaid for a full year, the county may file a tax lien against your property. A lien is a legal claim that gives the county the right to take payment from the proceeds if you sell the home. If taxes go unpaid for three years or more, the county can foreclose on the property and sell it to recover the debt, though counties typically work with homeowners before reaching that point.
If you cannot pay by the deadline, contact your county assessor immediately. Some counties offer payment plans or can delay collection briefly if you explain your situation. The sooner you reach out, the more options you may have.
How escrow accounts work when you have a mortgage
When you have a mortgage, your lender requires you to set up an escrow account as part of the loan. Each month, you pay your mortgage payment plus an additional amount that goes into escrow. The lender uses that escrow money to pay your property taxes, homeowners insurance, and sometimes mortgage insurance on your behalf.
Your lender calculates the escrow amount based on your estimated annual property taxes and insurance costs. They divide that total by 12 and add it to your monthly payment. If your taxes or insurance increase, your monthly payment may go up at the next escrow analysis, which lenders typically do once a year.
You do not need to do anything — the lender handles the payment to the county automatically. However, you should review your escrow statement each year to make sure the lender is paying the correct amount. If there is a discrepancy or if you believe your taxes have changed, contact your lender.
Understanding your property tax bill
Your Colorado property tax bill shows the assessed value of your home, the tax rate for your county and school district, and the total amount due. The bill also lists the two payment deadlines (June 15 and December 15) and shows which half-year payment the bill covers. Most bills are split into two payments per year so homeowners do not have to pay the entire year's taxes at once.
The tax rate you pay depends on where your property is located. Colorado uses a statewide assessment rate of 6.45% of actual value, but the mill levy — the local tax rate applied on top of that — varies by county and school district. A property in one county may have a different tax rate than an identical home in another county because of different local mill levies.
If you believe your assessed value is too high, you can file a protest with your county assessor. The deadline to protest is usually in May or June, and the process varies by county. Your tax bill or the assessor's website will explain how to file.
Paying taxes on a rental property or investment home
If you own rental property or an investment home in Colorado, you are responsible for paying property taxes directly to the county, even if you have a mortgage on the property. Some lenders require escrow for investment properties, but others do not — check your loan documents or contact your lender to confirm.
Rental property taxes are deductible on your federal income tax return as a business expense. Keep records of all tax payments and include them when you file your taxes or work with a tax professional. Property taxes on rental property are treated differently than taxes on your primary residence, so consult a tax advisor if you are unsure how to report them.
The payment process is the same as for a primary home — you pay your county assessor by the June 15 and December 15 deadlines, or you arrange for your lender to pay through escrow if that is part of your loan agreement.
Frequently Asked Questions
Can I pay my Colorado property taxes online?
Most Colorado counties accept online payment through their assessor's website. Check your tax bill or search for your county assessor online to find the payment portal. Some counties charge a small convenience fee for online payment, while others do not.
What if I have a mortgage — do I pay property taxes directly?
No. Your lender collects property taxes through your escrow account and pays the county on your behalf. The amount is included in your monthly mortgage payment. You do not send payment to the county yourself.
What is the penalty for paying Colorado property taxes late?
The penalty starts at 1.5% of the unpaid amount and is added immediately if payment does not arrive by the deadline. Interest then accrues monthly on the unpaid balance. The exact interest rate and penalty structure may vary slightly by county, so check your tax bill or contact your assessor for specifics.
Can I set up a payment plan if I cannot pay by the deadline?
Some Colorado counties offer payment plans or can delay collection if you contact them before the deadline. Call your county assessor as soon as you know you will be late — the sooner you reach out, the more likely they are to work with you.
What happens if property taxes go unpaid for a year or more?
The county will file a tax lien against your property, giving them a legal claim to payment from the proceeds if you sell. If taxes remain unpaid for three years or longer, the county can foreclose and sell the property to recover the debt. Contact your assessor immediately if you fall behind.