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Updated 2025 Tax Year

Grand County
Property Tax Guide

Everything you need to know about property taxes in Grand 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
1.5%-2.5% effective rate (varies by taxing districts)
Exemptions
3+ Available
Section 1

How Property Tax Works

Grand County, Colorado operates under the state's property tax system, where property taxes serve as a primary funding source for local services including schools, fire protection, libraries, and county operations. The county uses an assessment rate of 7.15% on residential properties, with the actual property value determined as of January 1st each year by the County Assessor.

Property tax rates in Grand County vary significantly by location within the county due to multiple special taxing districts, including school districts, fire protection districts, library districts, and other local improvement districts. The effective tax rate typically ranges from approximately 1.5% to 2.5% of assessed value, depending on which combination of districts serve your specific property location. All taxing authorities set their mill levies annually, making tax rates subject to yearly fluctuation based on local budget needs and assessed value changes throughout the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariesBasic county services and operations
School DistrictsVariesLocal school district funding
Fire ProtectionVariesFire and emergency services
Library DistrictVariesPublic library services
Local Government23.425Municipal services (FY 2026)
Special AssessmentsVariesImprovement districts, bonds

Note: These rates apply to the current levy year and vary significantly by property location within Grand County. The local government component shown reflects the 2026 fiscal year rate of 0.023425. Contact the Grand County Assessor's office for your specific property's complete tax rate breakdown, as special taxing districts create unique rate combinations throughout the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Grand 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 Grand County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur after the January 1st assessment date, a supplemental tax bill is calculated based on the difference between the old and new assessed values.

The supplemental tax amount is calculated by taking the increase in assessed value, multiplying it by the applicable tax rate for your property's location, then prorating it for the remaining months in the tax year. For example, if you complete a $100,000 home addition in July, and your property tax rate is 2.0%, the supplemental tax would be approximately $1,000 (50% increase × 2.0% rate) prorated for the remaining 6 months of the tax year, resulting in a supplemental bill of about $500.

Example Calculation

Example 1: $300,000 Home Value

  • Market Value: $300,000
  • Assessed Value (7.15%): $21,450
  • Less: Senior Property Tax Credit (if applicable): -$1,000*
  • Net Taxable Value: $20,450
  • Annual Tax (at 2.0% effective rate): $409
  • Monthly Escrow: $34

Example 2: $600,000 Home Value

  • Market Value: $600,000
  • Assessed Value (7.15%): $42,900
  • Less: Senior Property Tax Credit (if applicable): -$1,000*
  • Net Taxable Value: $41,900
  • Annual Tax (at 2.0% effective rate): $838
  • Monthly Escrow: $70

Example 3: $1,000,000 Home Value

  • Market Value: $1,000,000
  • Assessed Value (7.15%): $71,500
  • Less: Senior Property Tax Credit (if applicable): -$1,000*
  • Net Taxable Value: $70,500
  • Annual Tax (at 2.0% effective rate): $1,410
  • Monthly Escrow: $118

*Senior Property Tax Credit requires annual application and eligibility verification with the County Assessor.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Grand County require property tax escrow accounts, where monthly tax payments are collected along with your mortgage payment and held until tax bills are due. Lenders typically collect 1/12th of your annual property tax bill each month, plus an additional cushion of up to two months' worth of taxes as required by federal law.

Property tax bills in Grand County are typically issued in the fall, and lenders pay these bills directly from your escrow account when due. Your lender will provide an annual escrow analysis showing the account activity, and any shortage or surplus will be addressed through adjusted monthly payments or refunds. You can verify that your lender has paid your property taxes by checking with the Grand County Treasurer's office or viewing payment records online through the county's website.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Grand County? A: Property tax payment schedules vary, but you should contact the Grand County Treasurer's office for specific due dates for the current fiscal year.

Q: What tax credits are available and do I need to apply? A: Grand County offers a Senior Property Tax Credit for residents 65 and older who meet occupancy and ownership requirements. This credit requires annual application with the County Assessor and is NOT automatic.

Q: How does the homestead credit work? A: Colorado's homestead exemption limits assessment increases on residential properties, helping to cap property tax growth rather than reducing market value. You must file an application to receive this protection.

Q: When can I appeal my property assessment? A: The deadline for appealing real property assessments is June 1st. Personal property appeals must be filed by June 30th. Contact the County Assessor's office to begin the appeal process.

Q: What are the penalties for late payment? A: Contact the Grand County Treasurer's office for current penalty rates and interest charges on delinquent property tax payments.

Q: Can I pay my property taxes online? A: Check the Grand County Treasurer's website for available online payment options and accepted payment methods.

Q: Why do tax rates vary within Grand County? A: Different areas of the county are served by various combinations of special districts (fire, library, school, improvement districts), each with their own mill levies, creating location-specific tax rates.

Q: How often are properties reassessed? A: All taxable property in Grand County is assessed annually as of January 1st, with the County Assessor determining current market values for tax purposes.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Taxing Authorities | Grand County, CO - Official Websiteco.grand.co.us
02
Tax Doc
Property Valuation and Taxation For Business and Industry ...dpt.colorado.gov
03
Tax Doc
Understanding Property Taxes in Colorado 2026. ...arapahoeco.gov
04
County
Assessor | Grand County, CO - Official Websiteco.grand.co.us
05
County
Important Dates | Grand County, CO - Official Websiteco.grand.co.us
06
County
Assessor | Grand County, CO - Official Websiteco.grand.co.us
07
County
Property & Taxes | Grand County, CO - Official Websiteco.grand.co.us
08
County
Short Form: Property Tax Exemption For Seniors - Grand Countyco.grand.co.us
09
County
Grand County Treasurerdpt.colorado.gov
10
May 23, 2023 GC BOCC Commissioners Corner newsletterco.grand.co.us
All sources verified as of 2025 Tax Year

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