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Updated 2025 Tax Year

Montezuma County
Property Tax Guide

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

8 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8%-1.2% of market value, varies by taxing districts including school, fire, library, and special districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Montezuma County, Colorado operates under the state's property tax system, which funds essential local services including schools, fire protection, libraries, and county operations. Property taxes in Montezuma County are assessed annually based on the property's assessed value, which is calculated as a percentage of the property's actual (market) value as determined by the County Assessor. The effective tax rate in Montezuma County typically ranges from approximately 0.8% to 1.2% of market value, though this varies significantly based on your property's location within the county.

Your actual property tax rate depends on the specific taxing districts that serve your property, including school districts, fire protection districts, library districts, and other special districts. Properties in different areas of Montezuma County may have substantially different tax rates due to these varying special district assessments. The county uses a mill levy system where each taxing entity sets its mill rate, and these are combined to determine your total property tax obligation. Tax bills are issued annually and payable in two installments: the first half due June 1st and the second half due November 1st.

Section 2

What Makes Up Your Tax Bill

The following table shows typical property tax components for Montezuma County (FY 2024-2025 levy year). Note: Actual rates vary by location within the county based on special taxing districts.

ComponentApproximate Rate (Mills)Description
County General8.5-12.0County operations, roads, services
School Districts25.0-35.0Local school district operations and bonds
Fire Protection3.0-8.0Fire district services (varies by district)
Library District1.0-2.5Public library services
Water/Sanitation0-5.0Special districts (if applicable)
Cemetery District0.5-1.0Cemetery maintenance (some areas)
Total Combined38.0-63.5Total varies by specific location

One mill = $1 per $1,000 of assessed value. Rates shown are estimates and actual rates depend on your property's specific taxing districts. Contact the Montezuma County Assessor at (970) 565-3404 for your exact mill levy.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Montezuma 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 Montezuma County are additional property tax assessments that occur when there are changes to a property's assessed value during the tax year. Common triggers include new construction completion, property improvements that add value, ownership changes that prompt reassessment, or corrections to the original assessment. When the County Assessor determines that a property's assessed value should be higher than originally calculated for the current tax year, a supplemental tax bill is issued for the difference.

Supplemental taxes are calculated by applying the same mill levy rate to the increase in assessed value, then prorated for the remaining months in the tax year. For example, if new construction adds $50,000 in assessed value and is completed in July, you would owe supplemental taxes on that $50,000 for the remaining 6 months of the tax year. The supplemental tax would be: ($50,000 ÷ $1,000) × total mill rate × (6 months ÷ 12 months). If your total mill rate is 45 mills, this would result in approximately $1,125 in supplemental taxes ($50 × 45 × 0.5 = $1,125).

Example Calculation

The following examples show estimated annual property taxes for Montezuma County properties at different values. Note: These calculations assume a 45-mill combined rate and standard residential assessment rate. Actual taxes vary by location and available credits require separate application.

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (6.8% rate): $20,400
  • Less: Senior Homestead Credit (if eligible): -$1,500
  • Net Taxable Value: $18,900
  • Annual Tax (45 mills): $850.50
  • Monthly Escrow: ~$71

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (6.8% rate): $40,800
  • Less: Senior Homestead Credit (if eligible): -$1,500
  • Net Taxable Value: $39,300
  • Annual Tax (45 mills): $1,768.50
  • Monthly Escrow: ~$147

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (6.8% rate): $68,000
  • Less: Senior Homestead Credit (if eligible): -$1,500
  • Net Taxable Value: $66,500
  • Annual Tax (45 mills): $2,992.50
  • Monthly Escrow: ~$249

Tax credits shown require application and eligibility verification. Contact the County Assessor for current credit amounts and application procedures.

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Section 5

Escrow & Property Taxes

If you have a mortgage, your lender typically collects property taxes through an escrow account as part of your monthly mortgage payment. The lender estimates your annual property tax liability and divides it by 12, adding this amount to your principal and interest payment. Your lender is responsible for paying your property taxes on time from the escrow account when the June 1st and November 1st due dates arrive. Most lenders maintain a cushion in the escrow account to cover potential tax increases.

Each year, your lender will provide an escrow analysis statement showing the previous year's tax payments and adjusting your monthly escrow payment for the coming year based on current tax assessments. If property values or tax rates increase significantly, you may need to pay an escrow shortage or increase your monthly payment. Conversely, if taxes decrease, you may receive a refund or see lower monthly payments. You can verify that your lender paid your taxes correctly by checking with the Montezuma County Treasurer's office or viewing payment records online. If you pay off your mortgage or don't have an escrow account, you become responsible for making the semi-annual payments directly to the county.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Montezuma County for the current fiscal year? A: Property taxes are due in two equal installments: first half due June 1st and second half due November 1st. Late payments incur interest and penalties.

Q: What tax credits are available and do I need to apply? A: Available tax credits include the Senior Homestead Credit, Disabled Veteran Credit, and Gold Star Spouse Credit. All credits require annual application and are not automatic. Contact the County Assessor at (970) 565-3404 for applications and deadlines.

Q: How does the Homestead Credit work? A: The Senior Homestead Credit limits the annual increase in your home's assessed value (typically to 10% or less) rather than reducing market value. You must be 65+ and meet income requirements. This requires annual application and doesn't automatically appear on your tax bill.

Q: How often are properties reassessed? A: Colorado law requires properties to be reassessed every two years. Montezuma County conducts physical inspections and market analysis to determine current actual values for assessment purposes.

Q: What if I disagree with my property assessment? A: You can appeal your assessment during the protest period (typically May 1-June 15). File a written protest with the County Assessor's office. If unsatisfied, you can appeal to the County Board of Equalization and ultimately to the State Board of Assessment Appeals.

Q: What are the penalties for late payment? A: Late payments accrue interest and penalties. After November 1st, unpaid taxes become delinquent and additional fees apply. Properties can eventually face tax lien sale if taxes remain unpaid.

Q: Can I pay my property taxes online? A: Yes, Montezuma County offers online payment options through their website. You can pay by electronic check or credit card (convenience fees may apply). Contact the Treasurer's office at (970) 565-3728 for payment options.

Q: Why do properties in different areas of Montezuma County have different tax rates? A: Tax rates vary because properties are served by different combinations of special districts (fire, library, water, school districts). Each district sets its own mill levy, creating different total rates depending on your property's location and which districts serve it.

Verified Sources

Backed by 8 Official Government Sources

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

01
2022 Auditcortez.k12.co.us
02
Tax Doc
Understanding Property Taxes in Colorado 2026. ...arapahoeco.gov
03
Personal Property Forms | Colorado Department of Local ...dpt.colorado.gov
04
Document Search - Montezuma Recordereagleweb.co.montezuma.co.us
05
County
Montezuma County Assessordpt.colorado.gov
06
County
Montezuma County Treasurerdpt.colorado.gov
07
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
08
Final Fiscal Noteleg.colorado.gov
All sources verified as of 2025 Tax Year

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