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Chaffee County assessor warns of complicated 2025 reappraisal, explains notice mailings and pending abatements
Summary
The county assessor said 2025 is a reappraisal year using sales from Jan. 1, 2023 to June 30, 2024; assessment‑rate changes since repeal of the Gallagher Amendment have complicated tax math, created an appeals surge in 2023, and prompted procedural changes including contracted mailing of Notices of Value.
Chaffee County’s assessor updated commissioners on the 2025 reappraisal process, the county’s Notices of Value (NOV) mailings and a set of pending abatements that require state review.
The assessor said 2025 is a reappraisal year using sales from Jan. 1, 2023, through June 30, 2024, as the valuation window for the county’s property values. The assessor told the board the repeal of the Gallagher Amendment has prompted shifts in assessment rates and has created additional complexity for county appraisal offices and software providers as state officials adjust formulas and rates.
The assessor said earlier requirements to show an estimated tax on the 2023 notices caused a record number of appeals; the office removed that estimate for the 2024 tax year after state corrections. For 2025 the assessor said the office is again implementing valuation changes and expects residential neighborhoods to show modest adjustments, with overall values across the two‑year span remaining within about an 8% range.
The assessor told commissioners the office will send Notices of Value at the end of the month using a contracted mailing service to save about $0.14 per notice and approximately 300 staff hours. The office considered a postcard mailer but said statute requires the full NOV be shown on the county website and the new site is not yet configured to display that format.
Two abatements that exceed the assessor’s $10,000 delegation will be presented to the board and require Colorado Division of Property Tax (DPT) approval; a third abatement filed by an agent will be recommended for denial and the agent will be invited to attend. The assessor said she will try to present those abatements together to minimize repeated hearings.
The assessor noted challenges in implementing mixed‑use valuations because recent statutory changes will apply different assessment rates to residential, commercial and other property portions. The office is working to follow statutory timelines while adapting to new rules from the state.
Ending
The assessor urged patience and said the office will post additional explanatory material on the county website and invited commissioners to help communicate changes to residents who call during the appeals period.
