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Updated 2025 Tax Year

Gunnison County
Property Tax Guide

Everything you need to know about property taxes in Gunnison 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 - base county rate plus special district mill levies
Exemptions
3+ Available
Section 1

How Property Tax Works

Gunnison County operates on a property tax system that funds essential local services including schools, fire protection, library services, and county operations. Property taxes in Gunnison County are calculated by applying mill levies to the assessed value of your property, with assessment rates varying by property type and year. For the 2025 tax year, the assessment rate is 6.4%, increasing to 6.95% for 2026 and subsequent years.

Your actual property tax rate depends on your specific location within Gunnison County, as various special taxing districts (fire districts, library districts, school districts) impose additional mill levies beyond the base county rate. This means two properties with identical assessed values may have different tax bills based on which special districts serve their areas. The county's property tax system ensures stable funding for local services while providing certain tax credits for eligible property owners who submit applications.

Section 2

What Makes Up Your Tax Bill

ComponentRate/LevyDescription
Base County LevyVariesGeneral county operations and services
School District LevyVaries by districtK-12 education funding
Fire District LevyVaries by districtFire protection and emergency services
Library District LevyVaries by districtPublic library services
Special Assessment DistrictsVaries by locationInfrastructure improvements, utilities
Assessment Rate 20256.4%Applied to actual value for tax calculation
Assessment Rate 2026+6.95%Applied to actual value for tax calculation

Note: Specific mill levy rates vary significantly based on your property's location within Gunnison County and which special taxing districts serve your area. Contact the Gunnison County Assessor's office for your property's exact mill levy combination.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Gunnison 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 Gunnison County are triggered when there are changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. These supplemental assessments ensure that tax obligations reflect current property values and ownership changes throughout the year, rather than waiting for the next regular assessment cycle.

When a supplemental assessment occurs, the additional tax is calculated by applying the current mill levy rate to the difference between the new and previous assessed values, prorated for the remaining months in the tax year. For example, if a $50,000 home improvement is completed in July and increases your assessed value by $3,200 (at 6.4% assessment rate), you would owe supplemental taxes on that $3,200 increase for the remaining months of that tax year.

Example Calculation

Example 1: $300,000 Property

  • Market Value: $300,000
  • Assessed Value (6.4%): $19,200
  • Less: Senior Property Tax Credit (if applicable): $0 (requires application)
  • Net Taxable Value: $19,200
  • Annual Tax (estimated 115 mills): $2,208
  • Monthly Escrow: $184

Example 2: $600,000 Property

  • Market Value: $600,000
  • Assessed Value (6.4%): $38,400
  • Less: Disabled Veteran Credit (if applicable): $0 (requires application)
  • Net Taxable Value: $38,400
  • Annual Tax (estimated 115 mills): $4,416
  • Monthly Escrow: $368

Example 3: $1,000,000 Property

  • Market Value: $1,000,000
  • Assessed Value (6.4%): $64,000
  • Less: Available Tax Credits: $0 (most require application)
  • Net Taxable Value: $64,000
  • Annual Tax (estimated 115 mills): $7,360
  • Monthly Escrow: $613

Note: Mill levy rates vary by location within the county. These examples use estimated combined rates.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Gunnison County require property tax escrow accounts, where monthly payments are collected along with your mortgage payment and held until tax payments are due. Your lender typically pays property taxes directly to the county on the standard due dates of April 20, July 20, and October 20. The escrow account is analyzed annually to ensure adequate funds are maintained, and any shortfall or surplus is adjusted in your monthly payment.

If you pay property taxes directly without escrow, you're responsible for making timely payments by the due dates to avoid penalties and interest charges. The county treasurer's office provides online payment options and mails tax statements to property owners of record. Whether paying through escrow or directly, it's important to verify that payments are properly credited to your account and to monitor any changes in assessed value that might affect future escrow requirements.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Gunnison County? A: Property taxes are typically due on April 20, July 20, and October 20 for the current tax year. These dates may shift slightly if they fall on weekends or holidays.

Q: What tax credits are available and do they require applications? A: Gunnison County offers several tax credits including the Senior Property Tax Credit, Disabled Veteran Credit, and Gold Star Family Credit. All of these credits require annual applications and are not automatically applied to your property tax bill.

Q: How does the Senior Property Tax Credit work? A: The Senior Property Tax Credit provides tax relief for qualifying seniors but requires an annual application. This credit reduces your actual tax bill, not your assessed value, and has specific income and residency requirements that must be met.

Q: When are properties reassessed in Gunnison County? A: Colorado requires counties to reassess all properties every two years. If you disagree with your assessment, you can appeal during the specified appeal period, typically in May and June following the assessment notice.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. The specific penalty structure varies, but interest typically accrues monthly on unpaid balances after the due dates.

Q: Can I pay my property taxes online? A: Yes, Gunnison County typically offers online payment options through the County Treasurer's website. Contact the Treasurer's office for current online payment methods and any associated fees.

Q: Why did my property taxes increase even though I didn't make improvements? A: Property tax increases can result from rising property values, changes in mill levy rates by various taxing districts, or loss of previously applied tax credits that required renewal applications.

Q: What is the $7,400 personal property exemption? A: Personal property (such as business equipment) with a combined actual value of $7,400 or less per county is exempt from property taxes. This exemption applies to personal property, not real estate.

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
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
03
Volume 5: Personal Property All Chapters | Assessors' Libraryarl.colorado.gov
04
Tax Doc
Understanding Property Taxes in Colorado 2026. ...arapahoeco.gov
05
Tax Doc
JoAnn Groff, Property Tax Administrator I. Timeline of Properleg.colorado.gov
06
Tax Doc
Tax Information | Town of Crested Buttetownofcrestedbutte.colorado.gov
07
County
Gunnison County Assessordpt.colorado.gov
08
HOW PROPERTY IS VALUEDspl.cde.state.co.us
09
Tax Doc
Property Tax Exemptionvets.colorado.gov
10
Final Fiscal Noteleg.colorado.gov
All sources verified as of 2025 Tax Year

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