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Updated 2025 Tax Year

Pitkin County
Property Tax Guide

Everything you need to know about property taxes in Pitkin 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
~0.246% effective rate (varies significantly by location and special taxing districts)
1st Due
Feb 28
2nd Due
Jun 15
Exemptions
4+ Available
Section 1

How Property Tax Works

Pitkin County property taxes fund essential local services including schools, fire protection, libraries, and county operations. The county encompasses Aspen and surrounding areas, with property taxes serving as the primary revenue source for these critical community services. Property owners pay taxes based on their property's assessed value multiplied by the applicable mill levy rate.

The effective property tax rate in Pitkin County is approximately 0.246% for the 2025 tax year, though actual rates vary significantly by location within the county due to special taxing districts. Properties in different areas may be subject to additional assessments for school bonds, fire districts, library districts, and other special services. The total tax rate for any individual property depends on which combination of taxing districts serve that specific location.

Property taxes in Pitkin County are collected in two installments annually, with the first half due by April 15 and the second half due by November 15. Most homeowners pay these taxes through mortgage escrow accounts managed by their lenders.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariesBasic county services and operations
School DistrictsVariesLocal school funding and bonds
Fire DistrictsVariesFire protection services
Library DistrictVariesLibrary services
Water/SanitationVariesSpecial utility districts
Other Special DistrictsVariesRecreation, transit, other services
Total Effective Rate~2.46 millsCombined rate (varies by location)

Rates shown are for levy year 2025 and represent approximate ranges. Actual rates vary significantly by property location within Pitkin County based on which special taxing districts serve each area. Contact the Pitkin County Assessor's office for specific rates applicable to your property address.

Section 3

When Are Property Taxes Due?

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

First Installment
Feb 28
Delinquent after Dec 10
Second Installment
Jun 15
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 taxes in Pitkin County are triggered by changes in property ownership, completion of new construction, or major improvements that increase a property's assessed value during the tax year. When these events occur after the January 1 assessment date, a supplemental tax bill is issued to cover the difference between the old and new assessed values for the remainder of the tax year.

For example, if you purchase a home in June that was previously assessed at $400,000 but sells for $800,000, the assessor may increase the assessed value to reflect the new market value. A supplemental tax would be calculated on the difference in assessed value, prorated for the remaining months of the tax year (July through December in this case).

Supplemental taxes are typically due within 30 days of the bill date and are separate from the regular April and November installments. New construction supplemental taxes become due once the assessor determines the project has reached substantial completion.

Example Calculation

Example 1: $300,000 Home Value

  • Market Value: $300,000
  • Assessment Rate: 6.4% (residential)
  • Assessed Value: $19,200
  • Less: Senior/Veteran Credits (if applicable): $0
  • Net Taxable Value: $19,200
  • Tax Rate: 0.246%
  • Annual Tax: $472
  • Monthly Escrow: $39

Example 2: $600,000 Home Value

  • Market Value: $600,000
  • Assessment Rate: 6.4% (residential)
  • Assessed Value: $38,400
  • Less: Homestead Tax Credit (if applied): varies
  • Net Taxable Value: ~$36,000
  • Tax Rate: 0.246%
  • Annual Tax: $886
  • Monthly Escrow: $74

Example 3: $1,000,000 Home Value

  • Market Value: $1,000,000
  • Assessment Rate: 6.4% (residential)
  • Assessed Value: $64,000
  • Less: Available Tax Credits (if applied): varies
  • Net Taxable Value: ~$60,000
  • Tax Rate: 0.246%
  • Annual Tax: $1,476
  • Monthly Escrow: $123

Note: Tax credits require separate applications and are not automatically applied. Actual taxes may vary based on specific special district rates for your property location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Pitkin County require borrowers to maintain an escrow account for property taxes, especially when the loan-to-value ratio exceeds 80%. Your lender collects monthly payments equal to 1/12 of your estimated annual property tax bill and holds these funds in a separate escrow account.

The lender pays your property taxes directly to Pitkin County on the April 15 and November 15 due dates. Each year, your lender conducts an escrow analysis to ensure adequate funds are collected, which may result in changes to your monthly payment amount. You'll receive an annual escrow statement showing all deposits, payments, and account balances.

Property owners should verify that their lender has paid taxes on time by checking with the Pitkin County Treasurer's office or accessing online payment records. If you pay taxes directly without escrow, you're responsible for meeting all deadlines to avoid penalties and interest charges.

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 Pitkin County for FY 2025-2026? A: First installment is due April 15, 2025, and the final installment is due November 15, 2025. If these dates fall on weekends or holidays, the deadline extends to the next business day.

Q: What tax credits are available and do I need to apply? A: Colorado offers homestead tax credits for seniors and disabled veterans, but these require annual applications through the county assessor. Most tax credits are NOT automatic and must be applied for by specific deadlines, typically by April 15.

Q: How does the homestead credit work? A: The homestead credit for qualifying seniors caps assessment increases at 10% annually rather than reducing market value. This limits how much your assessed value can grow each year, requiring annual application to maintain the benefit.

Q: How often are properties reassessed? A: Colorado requires property reassessment every two years. Pitkin County follows the state schedule with the most recent general reassessment completed for the 2023 tax year.

Q: What penalties apply for late payment? A: Late payments incur interest charges that compound monthly. Properties with delinquent taxes for multiple years may be subject to tax lien sales or foreclosure proceedings.

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

Q: How do special district taxes work? A: Special districts provide specific services like fire protection, libraries, or recreation. Each property pays only for the districts that serve their location, which is why tax rates vary throughout the county.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the county assessor by April 15, or within 30 days of receiving a value change notice. If unsatisfied with the county's decision, you can appeal to the Board of Assessment Appeals.

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
Tax Doc
Understanding Property Taxes in Colorado 2026douglas.co.us
03
2025 Resolution 8: Setting 2026 Mill Levytownofpitkin.colorado.gov
04
Filing Deadlines | Colorado Department of Local Affairs ...dpt.colorado.gov
05
Tax Doc
Colorado Taxes & Fees Due Date Guidetax.colorado.gov
06
Tax Doc
JoAnn Groff, Property Tax Administrator I. Timeline of Properleg.colorado.gov
07
Tax Doc
SCR22-002 Homestead Property Tax Exemption Expansionleg.colorado.gov
08
DWR_3805493 - Laserfiche WebLinkdnrweblink.state.co.us
09
Colorado NOV Long Form Xerox--Logan--Real Property--CDsco.weld.co.us
10
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
All sources verified as of 2025 Tax Year

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