- What are the legal requirements for determining value?
- How can I file my business personal property declaration?
- What is a taxing authority?
- What is a mill?
- What are property types?
- How is my property value determined?
- What should I do if I disagree with the value?
- How are the assessment rates determined?
- How are my taxes calculated?
- Why is someone from the Assessor's Office at my door (or leaving a tag on my door)?
- Why is there only one property owner’s name listed on the mail that I receive from the Assessor’s Office?
- How can I search for sales data for properties that are comparable to my account/parcel?
- How is agricultural land valued?
- Why has my agricultural land value increased? What are the legal requirements for determining taxable value?
Legal requirements for determining taxable value are provided by the Colorado Legislature and rules are promulgated by the State Department of Property Taxation to assure that all like real property in Colorado is valued nearly the same for tax equity. Although the state government does not share in county property taxes, state appropriations often are tied by law to local tax raising efforts, such as the state's School Equalization Act.
Taxing authorities within Weld County include, but are not limited to, entities such as schools, fire protection districts, water and sewer districts, recreation districts, cities and towns, library districts and the county government itself.
Each year the county commissioners, city and town councils, school boards, and the boards of special districts are required by law to hold public hearings to determine their operating budgets, and the number of dollars that will be required from taxpayers. Public notice of such hearings is required.
After the taxing body has determined its tax requirements, it divides that amount by the assessed value of taxable property as determined by the Assessor. The result is called the mill levy.
A mill is a $1 revenue for each $1,000 of assessed valuation. Ad valorem taxes means according to value.
Land and improvements are considered real property. There is another class of property, personal property, which is assessed under certain conditions. Personal property includes household furniture, carpets, drapes and appliances. Such property is subject to property tax only if it is used to produce income, such as a furnished rental property. Commercial and industrial accounts make up the majority of personal property value, such as oil and gas pumping equipment and movable manufacturing machinery
For the 2015-2016 appraisals, the actual value assigned to vacant land, residential and commercial properties is based on sales and other market data from January 1, 2013 through June 30, 2014. This data gathering period called the base period, is prescribed by Colorado statutes. However, if an insufficient number of comparable sales occurred during that timeframe, the assessor is authorized to analyze sales that occurred up to five years preceding June 30, 2014. All sales or market data is adjusted for time to the June 30, 2014 appraisal date.
We analyze all sales which occur in the county to determine the valuations. For commercial and industrial properties, we also use cost and income information to help estimate the values.
Changes in the economic data after the June 30, 2014 appraisal date cannot be considered until the next general reappraisal.
For 2016, property values will not change from 2015 unless there have been changes to the property, such as new construction or additions, or unless there has been a change in the use of the land.
All property was reappraised in 2015, using market information from the January 1, 2013 through June 30, 2014 period.
For agricultural property, mobile homes and or businesses, the valuation process is explained in the following brochures:
- Classification and Valuation of Agricultural Property in Colorado
- Manufactured Homes in Colorado
- Property Valuation and Taxation for Business and Industry in Colorado
Colorado Statutes identify the month of May as the time for you to contact us concerning your valuation. Please keep in mind that you should provide information to support your estimate of value if it differs from that estimated by the Assessor’s Office.
Your value is our estimate of the value of the property as of June 30, 2014. This date is set by law. We can only consider sales and other market information from 2013 and the first six months of 2014 for values set for 2015 and 2016. If you purchased your property, or if you had an appraisal done after June 30, 2014, we cannot consider it in our review of values for 2015 or 2016. We may consider appeals for the valuation of the property only, not the amount of taxes you pay.
You may appeal your real property value in several ways:
In person: You may set up an appointment to meet with an appraiser to discuss your value. Please call (970) 353-3845 to set up an appointment. Appointments will be scheduled between 8:30 AM and 4:00 PM Monday through Friday. Appointments may also be scheduled for the Southwest Weld County Office.
Mail: Please mail your appeals information to: Weld County Assessor’s Office, 1400 N 17th Ave., Greeley, Colorado 80631. Please include a letter with your name, property address or location, account number or parcel number, phone number, and the reason you are appealing your value- OR - you may submit the Real Property Questionnaire.
Fax: Fax your appeals information to (970) 304-6433. Please include a letter with your name, property address or location, account number or parcel number, phone number, and the reason you are appealing your value- OR - you may submit the Real Property Questionnaire.
E-Mail: Please e-mail your appeal to email@example.com. Please include your name, property address or location, account number or parcel number, phone number, and the reason you are appealing your value- OR - you may attach the Real Property Questionnaire.
Note that we cannot accept telephone appeals. All appeals must be in writing or in person.
If you appoint an agent to act on your behalf, that person needs to provide your written authorization.
On-line form: Between May 1 and June 1, you can submit our online electronic form. Please include your name, property address or location, account number or parcel number, phone number, and the reason you are appealing your value- OR - you may attach the Real Property Questionnaire.
No late appeals can be considered.
For 2016, the last day to appeal your real property value with the Assessor is June 1, 2016. All written appeal must be faxed, postmarked or e-mailed by that date.
All real property appeals will receive the same diligent review, regardless of the method of submission. A written "Notice of Determination" will be issued for each appeal and will be mailed no later than June 30, 2016.
The assessment rate, which is used to calculate the assessed value, is determined by the Colorado Constitution and statutes. For 2015-2016 the assessment rates are as follows:
Vacant Land: 29%
Agricultural Residence: *7.96%
Personal Property: 29%
Mobile Homes: *7.96% (if used as a residence)
Oil & Gas: 87.5 % of production value if primary well - 75% of production value if secondary well
Note: residential property must have a residence present
*Only the residential assessment rate may be adjusted by the Colorado Legislature. The residential rate is set every two years, during the year of reappraisal.
The following formula is used to calculate the amount of taxes due:
Actual Value X Assessment Rate X Mill levy = Property Taxes Due
The actual value of each property in Weld County is estimated by the Assessor’s Office.
The mill levies are set each year by the taxing authorities that benefit from the taxes:
Cities and towns
Other special districts
Fire, water and sanitation districts
The districts, which levy taxes on your property, are listed on your tax bill.
You may research your actual value and the current year’s mill levy at the Weld County Property and Information and Mapping link.
The Assessor’s Office is required to appraise all real estate in Weld County. To conduct a fair and accurate appraisal, an onsite review of your property may be needed. This review may include measurements of the exterior and/or inspection of the characteristics of the interior (for example, counting the number of bedrooms and bathrooms or inspecting basement finishes and remodels).
If a Weld County Appraiser is at your door and you would like to verify his or her credentials, please call (970) 353-3845 x3650 or (720) 652-4255. If an Assessor’s Office tag is left on your door, please call (970) 353-3845 x3650 or (720) 652-4255 to set an appointment for the Appraiser to return to your property.
Why is there only one property owner’s name listed on the mail that I receive from the Assessor’s Office?
Although property can be owned by more than one person or entity, the Assessor’s Office is unable to show all the owner’s names on the documents we print due to space limitations on the forms. If you receive a document from us and you would like to verify that we have all owners on record, please search the account on our mapping application. Once you have pulled up your property, all owners names should be displayed.
There are two ways to search for sales data for comparable properties. Please note that the 2015 and 2016 property values are based on sales data from 1/1/2013 to 6/30/2014.
1. Use ‘Improved Property Sales Search’ and/or ‘Vacant Property Sales Search’ when wanting to search for sales within a specific time frame, location, date range, price range, property type, or acreage.
Using the Improved Property Sales Search or Vacant Property Sales Search:
- Go to either search screen
- Enter as many or as few criteria as you would like. If you are using the Location Description field, please scroll down past the descriptions that begin with a number in order to see the names of subdivisions to select.
- Click the ‘Submit Query’ button at the bottom of the page
2. Use the ‘'Property Data Search' when wanting to search for sales on a map in a specific neighborhood/area. Sales are color-coded by year and displayed on Legend/Layer list.
On the Property Data Search:
- Search for your account or parcel number.
- Click on the ‘View Map button’. The map will open to the account/parcel and will display the results on the left of the map.
- Under ‘Tools’ at the top of the screen select ‘Layers’ then select ‘Sales’.
- Under ‘Tools’ at the top of the screen, select the ‘Legend’ to see the years represented by the colors on the map.
Agricultural land values are established based on a landlord-tenant formula that utilizes income and expenses that are typical to the landlord. In the formula, the net income to the landlord is calculated using a published commodity price or grazing rental rate, which is averaged over 10 years, multiplied by the local production yield. The yield is based on soil classification or carrying capacity. Typical landlord expenses are also averaged over the same 10-year period and subtracted from the landlord’s gross income to arrive at the landlord’s net income. The net income is capitalized at a statutory rate of 13% to arrive at the value.
For every reappraisal, 10 years worth of data are averaged to establish the income and expenses. For the prior reappraisal, the 10 year average included the years 2002 to 2011. For the 2015 reappraisal, those years include 2004 to 2013. During that time, the average commodity prices and grazing rental rate increased more than the average landlord expenses. In addition, the 2 years of commodity data that were dropped off of the 10-year average, 2002 and 2003, were significantly lower than the 2012 and 2013 years that were added. That combination resulted in increased agricultural land values. See ‘How is Agricultural Land Valued’ above for the specific methodology.
FILE MY BUSINESS PERSONAL PROPERTY DECLARATION?
If you would like to file your declaration online, click on the link below.
(http://www.co.weld.co.us/apps/assessor/assessorDec/) You will need to know your PIN number and your online access code. If you do not know your codes, please contact the Assessor’s office at 970-353-3845.
You can also request a spreadsheet from our office to file via email. Either call us at 970-353-3845 or email us at firstname.lastname@example.org.