Just Received Your January Property Tax Notice? What Homeowners in Pitkin, Garfield & Eagle County Should Know
If you are a Colorado homeowner, January likely brought an unwelcome piece of mail: your property tax notice.
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For many homeowners in the Roaring Fork and Eagle River Valleys, the amount owed comes as a shock—especially after recent valuation increases and rising housing costs. The good news is that a high tax bill does not always mean the assessment is correct.
In some cases, Colorado law allows homeowners to pursue a property tax abatement, which can result in a refund or reduction of taxes that were improperly assessed.
Why January Property Tax Notices Raise Red Flags
January is often the first time homeowners see the real dollar impact of a prior property valuation. Counties rely on mass-appraisal models, and in high-value mountain and valley markets, those models can overstate value by:
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Using inappropriate comparable sales
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Ignoring condition, age, or deferred maintenance
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Applying neighborhood averages that don’t reflect your home
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Relying on incorrect property data (square footage, features, improvements)
In communities like Aspen, Vail, Basalt, Carbondale, Glenwood Springs, Eagle, and Edwards, even a small valuation error can translate into thousands of dollars in extra taxes.
What Is a Property Tax Abatement?
A property tax abatement is a legal process that allows homeowners to seek relief when property taxes were:
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Erroneously levied
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Illegally assessed
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Based on incorrect or overstated valuation
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The result of clerical or factual errors
Abatements are different than appealing your “Notice of Valuation.” Most importantly, abatements can apply after taxes have been assessed or paid, making them a critical option for homeowners who discover problems after receiving their January notice.
Missed the Appeal Deadline? You May Still Have Options
Many homeowners assume that if they didn’t appeal their Notice of Valuation last June, they are out of luck. That is not always true.
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An abatement may still be available when the homeowner did not file a protest. However, abatement claims are subject to strict deadlines, and waiting too long can permanently bar recovery.a
Local Experience Matters in Property Tax Cases
Attorney Andrew Atkins grew up in the Roaring Fork Valley and now lives in Eagle. His local background combined with his breadth of experience as an attorney provides firsthand insight into neighborhood-specific valuation issues, housing stock differences, and assessor practices unique to Pitkin, Garfield, and Eagle counties.
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Local knowledge can be critical in identifying whether an assessment reflects true market conditions—or a mass-appraisal error that unfairly inflated a homeowner’s tax bill.
Talk With a Local Property Tax Attorney
If you believe your home in Pitkin County, Garfield County, or Eagle County was overassessed, Andrew Atkins at Holy Cross Law can review your situation and discuss whether a property tax abatement makes sense.
Frequently Asked Questions About Property Tax Abatements
Can I file an abatement if I missed the property tax appeal deadline?
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Yes. In some cases, a property tax abatement may still be available even if no appeal was filed. Abatements are often used when errors are discovered after taxes are paid or after the appeal window has closed.
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How long do I have to file a property tax abatement in Colorado?
Most abatement claims must be filed within two years after January 1 of the year following the tax year at issue. For tax notices of 2025 property taxes recently mailed to homeowners, homeowners must file an abatement by December 31, 2027. Missing this deadline can permanently bar recovery.
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Is an abatement the same as an appeal?
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No. An appeal challenges the assessor’s “Notice of Valuation” prospectively during a short annual window. An abatement seeks relief for taxes already levied and is based on legal or factual error.
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What if the county denies my abatement request?
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Counties frequently deny abatement petitions. You may appeal the denial of an abatement petition to the County Board of Equalization, and appeal further to the Colorado Board of Assessment Appeals or your county’s district court, depending on the circumstances.
Do you handle commercial properties?
No. Holy Cross Law represents residential homeowners only, including owners who occupy their home, are part-time residents, or rent out their homes for short- or long-term rentals.
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Do you handle properties outside of Pitkin, Garfield, and Eagle Counties?
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Yes. Andrew has represented homeowners across Colorado.