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Updated 2025 Tax Year

Custer County
Property Tax Guide

Everything you need to know about property taxes in Custer 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
~1.1540% effective rate (varies by special districts within county)
Exemptions
3+ Available
Section 1

How Property Tax Works

Custer County, Colorado operates under a property tax system that funds essential local services including schools, fire protection, libraries, and county operations. The county's effective property tax rate for the 2025 property tax year is approximately 1.1540%, though this represents a countywide average. Your actual tax rate will depend on your specific location within Custer County, as various special taxing districts (fire districts, library districts, water districts) may apply additional levies to properties within their boundaries.

Property taxes in Custer County are calculated based on the assessed value of your property, which is a percentage of the actual market value as determined by the County Assessor. Colorado recently implemented significant property tax reforms through SB 24-233, which created different assessment rates for residential properties depending on whether taxes support school districts versus other local government entities. This has resulted in reduced tax burdens for most residential property owners beginning with the 2025 property tax year.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariableBasic county services and operations
School DistrictVariableK-12 education funding
Fire DistrictVariableFire protection and emergency services (location dependent)
Library DistrictVariablePublic library services (if applicable to location)
Water/SanitationVariableWater and sewer services (location dependent)
Total Effective Rate11.540Average for FY 2025-2026 levy year

Note: Rates shown are approximate and vary significantly by location within Custer County based on which special taxing districts serve your property. The total rate of 1.1540% represents a county average. Contact the Custer County Assessor for your property's specific tax district assignments and exact mill levy rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Custer 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 taxes in Custer County are additional property tax assessments that occur when there are mid-year changes to a property's assessed value. Common triggers include new construction completion, property improvements that increase value, or ownership changes that prompt reassessment. These supplemental bills cover the tax difference between the original assessment and the new higher assessed value, prorated for the remaining months in the tax year.

For example, if you complete a $50,000 home addition in July and it increases your assessed value by $3,200 (based on residential assessment rates), you would receive a supplemental tax bill for approximately 5.5 months (July through December) of additional taxes on that $3,200 increase. At the county's average rate of 1.1540%, this would result in a supplemental bill of roughly $17 for the remainder of that tax year.

Example Calculation

Example 1: $300,000 Home Value

  • Market Value: $300,000
  • Assessed Value (6.4% for non-school districts, 6.95% for school): ~$19,650 average
  • Less: Senior Homestead Credit (if applicable): -$1,000
  • Net Taxable Value: $18,650
  • Annual Tax: $215 (using 1.1540% rate)
  • Monthly Escrow: ~$18

Example 2: $600,000 Home Value

  • Market Value: $600,000
  • Assessed Value: ~$39,300 average
  • Less: Senior Homestead Credit (if applicable): -$1,000
  • Net Taxable Value: $38,300
  • Annual Tax: $442
  • Monthly Escrow: ~$37

Example 3: $1,000,000 Home Value

  • Market Value: $1,000,000
  • Assessed Value: ~$65,500 average
  • Less: Senior Homestead Credit (if applicable): -$1,000
  • Net Taxable Value: $64,500
  • Annual Tax: $744
  • Monthly Escrow: ~$62

Note: Credits require application and eligibility verification. Contact the Custer County Assessor for specific assessment rates applicable to your property's tax districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Custer County require property tax escrow accounts, where you pay 1/12 of your estimated annual property taxes with each monthly mortgage payment. Your lender collects these funds and pays your property taxes on your behalf when due. Lenders typically conduct annual escrow analyses to ensure adequate funds are collected, which may result in payment adjustments.

Given Custer County's four-installment payment schedule (February 28, April 30, July 15, and September 15), your lender will make payments according to this timeline. You should receive annual tax statements and escrow account statements showing all transactions. If you pay your own taxes without escrow, remember that you can pay the full amount any time after April 30th, or follow the four-installment schedule to avoid penalties.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Custer County? A: For the current fiscal year, taxes may be paid in four equal installments due February 28, April 30, July 15, and September 15. You may also pay the full amount any time after April 30.

Q: What tax credits are available and how do I apply? A: Senior citizens (65+), disabled individuals, and qualifying disabled veterans may apply for homestead credits. Applications must be filed between April 1st and June 30th each year with the County Assessor. These credits are NOT automatic and require annual application.

Q: How does the homestead credit work? A: The homestead credit limits assessment increases on your primary residence and provides some tax reduction. It does not reduce your property's market value but caps how much your assessed value can increase year-over-year. You must apply annually during the April 1-June 30 window.

Q: How often are properties reassessed? A: Colorado requires county assessors to revalue all properties every two years. Custer County follows this state-mandated schedule, with the most recent countywide revaluation affecting the 2025 property tax year.

Q: Can I appeal my property assessment? A: Yes, you may appeal your property valuation to the Custer County Board of Equalization during the appeal period, typically May 1-June 8. Contact the County Assessor's office for specific deadlines and procedures.

Q: What are the penalties for late payment? A: Interest and penalties accrue on delinquent taxes. Contact the Custer County Treasurer's office for current penalty rates and payment arrangement options.

Q: Can I pay my property taxes online? A: Contact the Custer County Treasurer's office directly to inquire about online payment options and accepted payment methods for your specific tax bill.

Q: Why did my taxes change from last year? A: Changes can result from property revaluation, mill levy changes by local taxing districts, new construction, or loss/gain of tax credits. Recent state legislation (SB 24-233) has also modified assessment rates for residential properties beginning in 2025.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
SB 24-233 - Property Tax - Demographic Note - Agenciescontent.leg.colorado.gov
02
Tax Doc
Understanding Property Taxes in Colorado 2026douglas.co.us
03
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
04
Tax Doc
HB25-1199 Property Tax Payment Scheduleleg.colorado.gov
05
County
Treasurer/Public Trustee | Custer County Newcustercounty-co.gov
06
Tax Doc
Understanding Property Taxes in Colorado 2026. ...arapahoeco.gov
07
Homestead Exemptionscustercountyne.gov
08
Rebates, Exemptions, and Deferrals for Senior Citizens, ...spl.cde.state.co.us
09
County
Custer County Statement of State Aid Allocated to Certain ...revenue.nebraska.gov
10
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
All sources verified as of 2025 Tax Year

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