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Updated 2025 Tax Year

Archuleta County
Property Tax Guide

Everything you need to know about property taxes in Archuleta County, CO. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by district due to special taxing districts (school, fire, library)
Exemptions
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Section 1

How Property Tax Works

Archuleta County property taxes are administered by the County Assessor and fund essential local services including schools, county government operations, fire protection, library services, and various special districts. Property owners in Archuleta County pay taxes based on their property's assessed value, which is calculated as a percentage of the actual (market) value. For residential properties, the current assessment rate is 6.7% of market value, though this rate is scheduled to decrease to 6.4% for local government mill levies beginning with the 2025 tax year.

The effective property tax rate in Archuleta County varies significantly depending on your specific location within the county due to special taxing districts such as school districts, fire protection districts, library districts, and other local entities. Each property may be subject to different combinations of these district taxes, meaning two homes of equal value in different areas of the county may have substantially different tax bills. Property taxes in Archuleta County follow Colorado's statewide assessment and taxation system, with properties reassessed every two years to reflect current market conditions.

Section 2

What Makes Up Your Tax Bill

The 2025 property tax rates for Archuleta County have not yet been finalized by the county assessor. Current rates remain in effect until updated. The following represents the typical structure of property tax components:

ComponentRate (Mills)Description
County General FundVariesCounty operations, services, infrastructure
School DistrictVariesLocal school district operations and bonds
Fire Protection DistrictVariesFire and emergency services
Library DistrictVariesPublic library services
Special DistrictsVariesWater, sewer, parks, recreation districts
Total Mill LevyVariable by LocationCombined rate depends on property location

Note: Mill rates are expressed as dollars per $1,000 of assessed value. Rates vary significantly based on which special taxing districts serve your property location. For residential properties, beginning in 2025, there will be two separate assessed values - one for school district mill levies and one for all other local government entities, with the latter using a reduced 6.4% assessment rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Archuleta County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in Archuleta County are triggered when there are changes to property ownership, new construction, or improvements that increase a property's assessed value during the tax year. These taxes are calculated based on the difference between the old and new assessed values, multiplied by the applicable mill levy rate for the remaining months of the tax year.

For example, if you complete a major home renovation worth $100,000 and the county assessor determines this increases your assessed value by $6,700 (at the 6.7% residential assessment rate), and your total mill levy is 50 mills, you would owe an additional $335 in supplemental taxes ($6,700 × 0.050). This supplemental tax would be prorated based on how many months remain in the current tax year after the improvement is completed and assessed.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $20,100 (6.7% of market value)
  • Less: Senior Homestead Credit: -$6,700 (if applicable, requires application)
  • Net Taxable Value: $13,400
  • Annual Tax (assuming 45 mills): $603
  • Monthly Escrow: $50

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $40,200 (6.7% of market value)
  • Less: General Homestead Credit: -$3,350 (if applicable, requires application)
  • Net Taxable Value: $36,850
  • Annual Tax (assuming 48 mills): $1,769
  • Monthly Escrow: $147

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $67,000 (6.7% of market value)
  • Less: Veteran's Disability Credit: -$3,350 (if applicable, requires application)
  • Net Taxable Value: $63,650
  • Annual Tax (assuming 52 mills): $3,310
  • Monthly Escrow: $276

Note: All tax credits require application and approval. Mill levy rates vary by location within the county based on special district coverage.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Archuleta County require property tax escrow accounts, where monthly payments are collected along with your mortgage payment and held to pay property taxes when due. Your lender will typically collect 1/12th of your estimated annual property tax bill each month, plus an additional cushion amount as required by federal regulations. The escrow account is analyzed annually, and you'll receive a statement showing collections, payments, and any shortage or surplus.

Property taxes in Archuleta County are typically paid in four installments throughout the year: February, April, July, and September, with the full payment deadline being April 30th. The first half payment is due February 28th, and the second half is due June 15th. Your lender will make these payments directly from your escrow account. If you don't have an escrow account, you're responsible for making these payments directly to the county treasurer. You should verify with your lender that payments are being made on time to avoid penalties and interest charges.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Archuleta County? A: Property taxes are due in installments: first half by February 28th, second half by June 15th, or full payment by April 30th. There are also payment options in July and September for certain taxpayers.

Q: What tax credits are available and do they require application? A: Colorado offers several tax credits including the Homestead Credit, Senior Homestead Credit, and Disabled Veteran Credit. All credits require application by July 15th and are NOT automatic. These credits reduce your actual tax bill, not your assessed value.

Q: How does the Homestead Credit work? A: The Homestead Credit limits the annual increase in your residential property's actual value for tax purposes. It caps the growth to protect against rapid assessment increases but requires annual filing to maintain eligibility. It does not reduce your property's market value.

Q: When are properties reassessed in Archuleta County? A: Colorado law requires property reassessment every two years. If you disagree with your assessment, you can appeal to the county assessor, then to the Board of Equalization, and finally to the Board of Assessment Appeals.

Q: What are the penalties for late property tax payments? A: Late payments incur interest and penalties. Contact the Archuleta County Treasurer's office for current penalty rates and payment options if you're behind on payments.

Q: Can I pay my property taxes online? A: Yes, most Colorado counties including Archuleta County offer online payment options through their treasurer's website. Check the official Archuleta County website for current payment portal information.

Q: Why did my property tax bill change if my assessment stayed the same? A: Property tax bills can change due to mill levy rate changes approved by voters or taxing districts, even if your assessed value remains constant. New bond issues or budget increases can affect mill rates.

Q: What special districts might affect my property taxes? A: Common special districts in Archuleta County include school districts, fire protection districts, library districts, water and sanitation districts, and park and recreation districts. Your specific tax bill depends on which districts serve your property location.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Real Propertyarchuletacounty.gov
02
State
2024 State Legislation: New Authorities & Mandates for ...clearcreekcounty.us
03
County
2024 real property notice of valuation - Weld Countyco.weld.co.us
04
town of pagosa springs, coloradopagosasprings.co.gov
05
FAQsarchuletacounty.gov
06
Tax Doc
HB25-1199 Property Tax Payment Scheduleleg.colorado.gov
07
Self-Help Formscoloradojudicial.gov
08
Tax Doc
Tax Exemptions and Incentivesarchuletacounty.gov
09
Formsarchuletacounty.gov
10
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
All sources verified as of 2025 Tax Year

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