Just received your January property tax notice?
Every January, homeowners in Pitkin, Garfield and Eagle counties receive their property tax bills. A high bill does not always mean the county valued your home correctly. When a property is over-assessed, Colorado law may allow a property tax abatement that lowers the taxes owed or refunds taxes already paid.
Why January notices raise red flags
County assessors value thousands of homes at once using mass-appraisal models. In mountain and valley markets those models often overstate value because they:
- rely on comparable sales that don’t match your home
- ignore the home’s condition or deferred maintenance
- apply neighborhood averages to a property that is different
- use incorrect property data, such as square footage or features
In places like Aspen, Vail and Glenwood Springs, even a small valuation error can add thousands of dollars to a tax bill.
What is a property tax abatement?
An abatement is the legal process for recovering taxes that were:
- levied in error or illegally
- based on an overstated valuation
- the result of a clerical or factual mistake
It is different from appealing your Notice of Valuation, and it can be pursued after the taxes have been assessed or paid.
Missed the appeal deadline? You may still have options
If you didn’t appeal your valuation notice, an abatement may still be available. Strict filing deadlines apply, and missing one can permanently bar recovery, so it pays to act early.
Local experience matters
Andrew Atkins grew up in the Roaring Fork Valley and lives in Eagle. He knows how valuations vary between neighborhoods, how housing stock differs across the valley, and how assessors in Pitkin, Garfield and Eagle counties approach their work.
Talk with a local property tax attorney
If you own a home in Pitkin, Garfield or Eagle County and believe it was over-assessed, Andrew can review your notice and tell you whether an abatement makes sense.
Frequently asked questions
Can I file if I missed the appeal deadline?
Possibly. An abatement can be available even if you never appealed, especially when errors come to light after the taxes were paid or after the appeal window closed.
How long do I have to file?
Most abatement claims must be filed within two years after January 1 of the year following the tax year. For 2025 property taxes, the deadline is December 31, 2027.
Is an abatement the same as an appeal?
No. An appeal challenges your valuation going forward during a short window each year. An abatement asks for relief from taxes that have already been levied.
What if the county denies my request?
A denial can be appealed to the County Board of Equalization, and from there to the Colorado Board of Assessment Appeals or district court, depending on the case.
Do you handle commercial properties?
No. Holy Cross Law represents residential owners only, including full-time residents, part-time residents and owners who rent out their homes.
Do you handle properties outside these three counties?
Yes. Andrew has represented homeowners across Colorado.