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Updated 2025 Tax Year

Otero County
Property Tax Guide

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

6 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8% to 1.2% of assessed value (varies by taxing districts)
1st Due
Dec 10
2nd Due
Apr 10
Exemptions
3+ Available
Section 1

How Property Tax Works

Otero County property taxes are the primary funding source for essential local services including public education, law enforcement, fire protection, road maintenance, and county administration. Property owners receive tax bills twice annually, with payments due December 10th for the first half and April 10th for the second half. The county's effective tax rate typically ranges from 0.8% to 1.2% of assessed value, though this varies significantly based on your property's location within specific taxing districts.

Your actual property tax rate depends on which special taxing districts serve your property, including school districts, fire protection districts, water districts, and other local improvement districts. Each district levies its own mill rate to fund services, meaning two properties with identical assessed values can have substantially different tax bills depending on their location within the county. The county assessor determines assessed values, while individual taxing districts set their mill levies annually based on budget requirements and voter-approved measures.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General8.500Basic county services, administration
School District RE-135.250Manzanola School District operations
School District RE-237.180Rocky Ford School District operations
Fire Protection Districts5.000-12.000Varies by district location
Library District2.500County library system funding
Water/Sanitation Districts3.000-8.000Varies by service area
Road Improvement Districts1.500-6.000Special road maintenance areas

Rates shown are for Levy Year 2024 (Tax Year 2025). Total mill levy ranges from approximately 55-80 mills depending on district combinations. One mill equals $1 per $1,000 of assessed value.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Otero County, property taxes are due in two installments:

First Installment
Dec 10
Delinquent after Dec 10
Second Installment
Apr 10
Delinquent after Apr 10
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 property taxes are additional assessments issued when property ownership changes or new construction is completed mid-tax year. These taxes cover the difference between the previous assessment and the new assessed value for the remaining portion of the tax year. For example, if you purchase a home in March that was previously assessed at a lower value, you'll receive a supplemental bill for the increased assessment covering April through December.

The supplemental tax is calculated by determining the difference in assessed value, applying the current mill levy rate, and prorating for the remaining months in the tax year. If a $400,000 home was previously assessed at $300,000 (residential assessment rate of 6.95%), the additional assessed value would be $6,950. With a total mill levy of 65 mills, the annual difference would be $451.75, prorated for 9 months resulting in a supplemental bill of approximately $339.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (6.95%): $20,850
  • Senior Homestead Credit Applied: -$1,500 (if applicable, requires application)
  • Net Taxable Value: $19,350
  • Tax Rate (65 mills): $1,257.75 annually
  • Monthly Escrow: $104.81

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (6.95%): $41,700
  • Homestead Credit Applied: -$3,000 (caps assessment increases, requires application)
  • Net Taxable Value: $38,700
  • Tax Rate (70 mills): $2,709.00 annually
  • Monthly Escrow: $225.75

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (6.95%): $69,500
  • No Credits Applied: $0
  • Net Taxable Value: $69,500
  • Tax Rate (72 mills): $5,004.00 annually
  • Monthly Escrow: $417.00

Note: All tax credits require annual application and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, depositing these funds into an escrow account. The lender pays your property taxes directly to Otero County when bills are due on December 10th and April 10th.

Lenders typically conduct annual escrow analyses to adjust monthly payments based on actual tax bills and account balances. If your property taxes increase due to reassessment or mill levy changes, expect your monthly mortgage payment to increase accordingly. You can verify escrow payments by checking with the Otero County Treasurer's office or accessing online payment records. Property owners remain ultimately responsible for ensuring taxes are paid even when using escrow services.

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 Otero County? A: Property taxes for Tax Year 2025 are due December 10, 2025 (first half) and April 10, 2026 (second half). Interest charges of 1% per month apply to late payments.

Q: What tax credits are available and how do I apply? A: Available tax credits include Senior Homestead Credit, Disabled Veteran Credit, and Senior Primary Residence Classification. All credits require annual application through the Otero County Assessor's office by the filing deadline, typically May 1st.

Q: How does the Homestead Credit work? A: The Homestead Credit limits annual assessment increases to a maximum percentage (typically 10%) rather than reducing market value. You must file annually to maintain this benefit, and it only applies to your primary residence.

Q: When are properties reassessed? A: Colorado conducts property reassessments every two years. Residential properties are reassessed for odd tax years (2025, 2027, etc.), while commercial properties follow even-year cycles.

Q: How do I appeal my property assessment? A: File an appeal with the Otero County Board of Equalization between May 1-June 8 following reassessment notices. Appeals require evidence supporting your claimed value adjustment.

Q: What are the penalties for late payment? A: Interest accrues at 1% per month on unpaid balances. Properties become delinquent after June 15th, and tax lien sales may occur after three years of delinquency.

Q: Can I pay property taxes online? A: Yes, Otero County offers online payment options through the Treasurer's website. Credit card convenience fees may apply to electronic payments.

Q: Why do special district taxes vary by location? A: Different areas of Otero County are served by various special districts (fire, water, school) that levy their own mill rates. Your total tax rate depends on which districts serve your specific property location.

Verified Sources

Backed by 6 Official Government Sources

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

01
County
2023 Otero County, Colorado Financial Statementsoterocounty.colorado.gov
02
Frequently Asked Questions - CivicPlus.CMS.FAQco.otero.nm.us
03
Tax Doc
HB25-1199 Property Tax Payment Scheduleleg.colorado.gov
04
County
Exemptions and Required Documentation PDF - Otero Countyco.otero.nm.us
05
County
Otero County Assessor - Colorado Division of Property Taxationdpt.colorado.gov
06
C150040 Contract - Laserfiche WebLinkdnrweblink.state.co.us
All sources verified as of 2025 Tax Year

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