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Updated 2025 Tax Year

Mesa County
Property Tax Guide

Everything you need to know about property taxes in Mesa 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 - residential 6.25% (local) to 7.05% (school), commercial properties higher due to overlapping districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Mesa County, Colorado operates under a property tax system that funds essential local services including schools, fire protection, libraries, and county government operations. Property taxes are the primary source of funding for these services, with tax rates determined by various local taxing districts within the county. The effective tax rate varies significantly by location within Mesa County due to overlapping special taxing districts such as school districts, fire districts, library districts, and metropolitan districts.

For the 2025 tax year, Mesa County implemented a dual assessment structure for residential properties, with different rates applying to school district levies (7.05%) versus local government levies (6.25%). Commercial and other property types are assessed at 27% of actual value. Property owners should note that their specific tax rate depends on which special taxing districts serve their property location, meaning two similar homes in different parts of the county may have different tax bills.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Residential - School Districts7.05%Assessment rate for school district mill levies (2025 levy year)
Residential - Local Government6.25%Assessment rate for all other local government mill levies (2025 levy year)
Commercial/Industrial27%Standard assessment rate for non-residential properties
Agricultural Land27%Assessment rate for qualified agricultural properties
Personal Property27%Assessment rate for business personal property
Oil and GasVariesSpecial rates apply to producing oil and gas properties

Note: Actual mill levies are set by individual taxing districts and vary by location within Mesa County. The rates above are assessment percentages applied to actual value before mill levies are calculated. Contact the Mesa County Assessor for specific mill levy rates in your area.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Mesa 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 Mesa County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur after the annual assessment date (typically January 1), a supplemental tax bill is issued to account for the change in assessed value for the remainder of the tax year.

The supplemental tax is calculated by determining the difference between the new assessed value and the previous assessed value, then applying the appropriate tax rate for the remaining months in the tax year. For example, if a property improvement completed in June increases the assessed value by $50,000, the supplemental tax would be calculated on that $50,000 increase for the remaining six months of the tax year. Supplemental tax bills are mailed separately from regular tax bills and have their own payment due dates.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (School): $300,000 × 7.05% = $21,150
  • Assessed Value (Local Gov): $300,000 × 6.25% = $18,750
  • Estimated Annual Tax (assuming 80 mills combined): $3,192
  • Monthly Escrow: $266

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Assessed Value (School): $600,000 × 7.05% = $42,300
  • Assessed Value (Local Gov): $600,000 × 6.25% = $37,500
  • Less: Homestead Credit (estimated $500 annually - requires application)
  • Estimated Annual Tax: $6,384 - $500 = $5,884
  • Monthly Escrow: $490

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (School): $1,000,000 × 7.05% = $70,500
  • Assessed Value (Local Gov): $1,000,000 × 6.25% = $62,500
  • Estimated Annual Tax (assuming 80 mills combined): $10,640
  • Monthly Escrow: $887

Note: Examples use estimated mill levy rates. Actual rates vary by special taxing districts. Tax credits require separate applications and are not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Mesa County require property tax escrow accounts, collecting monthly payments as part of your mortgage payment to cover annual property taxes. Lenders typically collect 1/12 of the annual tax bill each month, plus a buffer amount to ensure sufficient funds. Tax bills are mailed directly to property owners in January, but lenders usually receive copies to ensure timely payment.

Property owners with escrow accounts should verify that their lender receives the tax bill and makes payments by the due dates (February 28 for first half payment, June 15 for second half, or April 30 for full payment). If you pay your own taxes, you can make payments online through the Mesa County Treasurer's website, by mail, or in person. Keep records of all tax payments for income tax deduction purposes and loan servicing verification.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Mesa County for 2025? A: For the 2025 levy year, full payment is due April 30, 2025. Alternatively, you can make half payments with the first half due February 28, 2025, and the second half due June 15, 2025.

Q: What tax credits are available and do I need to apply? A: The primary credit is the Homestead Credit, which can reduce your tax bill by approximately $500 annually for qualifying homeowners. This credit requires a separate application and is NOT automatic. Contact the Mesa County Assessor's office for application forms and deadlines.

Q: How does the Homestead Credit work? A: The Homestead Credit exempts 50% of the first $200,000 of your home's actual value from taxation. You must apply for this credit - it doesn't happen automatically. This typically results in about $500 in annual tax savings for qualifying homeowners.

Q: When are properties assessed and can I appeal? A: Properties are assessed annually as of January 1st. Assessment notices are mailed in May. You have 30 days from the notice date to appeal your assessment with the Mesa County Board of Equalization.

Q: What are the penalties for late payment? A: Late payments incur interest charges and penalties. Contact the Mesa County Treasurer's office for current penalty rates and payment options if you've missed the due date.

Q: Can I pay property taxes online? A: Yes, Mesa County offers online payment options through their official website. You can pay by electronic check or credit card, though credit card payments may incur processing fees.

Q: Why do tax rates vary within Mesa County? A: Tax rates vary because properties are served by different combinations of special taxing districts (school districts, fire districts, library districts, etc.). Each district sets its own mill levy, creating different total tax rates across the county.

Q: What's the difference between the school and local government assessment rates? A: Starting in 2025, residential properties have two assessed values: one at 7.05% for school district taxes and another at 6.25% for all other local government taxes. This dual structure was implemented to provide property tax relief while maintaining school funding.

Verified Sources

Backed by 10 Official Government Sources

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

01
Property Classes and Subclasses 2025mesacounty.us
02
Assessor Frequently Asked Questionsmesacounty.us
03
County
Mesa County Assessor Concludes the 2023 Reappraisalmesacounty.us
04
Tax Doc
Property Tax Due Datesmesacounty.us
05
Important Dates for Property Ownersmesacounty.us
06
Tax Doc
Delinquent Tax Interest Chartmesacounty.us
07
County
What Mesa County homeowners should know about ...mesacounty.us
08
Exemptions from Assessor's Officemesacounty.us
09
Colorado must keep its promise to seniors and disabled ...mesacounty.us
10
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
All sources verified as of 2025 Tax Year

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