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Updated 2025 Tax Year

Saguache County
Property Tax Guide

Everything you need to know about property taxes in Saguache 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 combination, typically 1.5-3.5% effective rate depending on fire, school, and special districts
1st Due
Feb 28
2nd Due
Jun 15
Exemptions
4+ Available
Section 1

How Property Tax Works

Saguache County property taxes fund essential local services including public schools, county government operations, fire protection districts, and other special service districts. The county assessor establishes fair market values for all properties within the county using sales data and mass appraisal techniques to ensure equitable distribution of the tax burden among property owners. For the 2025 tax year, Colorado has implemented a dual assessment system for residential properties, with different rates applied to school district taxes versus other local government taxes.

Property tax rates in Saguache County vary by location within the county due to different combinations of special taxing districts such as school districts, fire protection districts, water districts, and library districts. The effective tax rate typically ranges from approximately 1.2% to 1.6% of assessed value, depending on your specific location and the special districts that serve your property. All property tax revenue generated stays within Saguache County to fund local services.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariableCounty government operations and services
School DistrictVariableLocal school district operations and capital
Fire ProtectionVariableFire department services (district-specific)
Library DistrictVariableLibrary services (if applicable)
Water DistrictVariableWater services (if applicable)
Total Combined Rate13.980Base rate for FY 2025-2026 (varies by district)

Note: The actual tax rate for your property depends on which special taxing districts serve your location. Contact the Saguache County Assessor's office at the courthouse for your specific district combination and exact mill levy rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Saguache 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 Saguache County are triggered when property changes ownership or when new construction is completed and added to the tax roll mid-year. These taxes cover the difference between what was originally assessed and what should have been assessed for the partial tax year.

Supplemental taxes are calculated by taking the difference between the new assessed value and the previous assessed value, multiplying by the applicable tax rate, and prorating for the portion of the tax year remaining. For example, if a $400,000 home is purchased in July and the previous assessment was $300,000, the supplemental tax would be calculated on the $100,000 difference in assessed value, prorated for July through December (6 months), at the current tax rate for that property's location.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (6.4% residential rate): $19,200
  • Less: Homestead Credit (if applied): -$1,000
  • Net Taxable Value: $18,200
  • Annual Tax (13.980 mills): $254
  • Monthly Escrow: $21

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (6.4% residential rate): $38,400
  • Less: Senior Homestead Credit (if qualified/applied): -$2,000
  • Net Taxable Value: $36,400
  • Annual Tax (13.980 mills): $509
  • Monthly Escrow: $42

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (6.4% residential rate): $64,000
  • Less: Standard Homestead Credit (if applied): -$1,000
  • Net Taxable Value: $63,000
  • Annual Tax (13.980 mills): $881
  • Monthly Escrow: $73

Note: All credits require application and are not automatic. Actual rates vary by special district location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Saguache County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects 1/12 of your estimated annual property tax bill each month along with your mortgage payment. The lender maintains a cushion (typically 2 months) and pays your property taxes directly to the county when due.

Property taxes in Saguache County are typically due in two installments: the first half due in October and the second half due in December of each year. However, the tax year runs one year behind, so 2026 property taxes are due in October and December 2025. Lenders receive tax bills directly and make payments on your behalf. You should verify annually that your escrow account has adequate funds, as property values and tax rates can change, requiring escrow adjustments.

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 Saguache County for FY 2025-2026? A: Property taxes are due in two installments - October 2025 and December 2025 for the 2025 tax year.

Q: What tax credits are available and do I need to apply? A: Colorado offers homestead credits, senior property tax credits, and disabled veteran credits. ALL credits require application - none are automatic. Contact the Saguache County Assessor for applications.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases to 10% for qualifying primary residences. You must file an application to receive this credit - it is not automatically applied.

Q: When does the county reassess property values? A: Colorado reassesses all property annually. Assessment notices are typically mailed in early May, with appeals due by June 1st.

Q: What happens if I pay my taxes late? A: Late payments incur interest and penalties. Contact the County Treasurer's office for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Yes, Saguache County typically offers online payment options. Check the county treasurer's website or call their office for current online payment systems.

Q: Why do tax rates vary within the county? A: Different areas are served by different combinations of special districts (fire, library, water, etc.), each with their own mill levy, creating location-specific tax rates.

Q: How do I appeal my property assessment? A: File an appeal with the Saguache County Board of Equalization by June 1st following your assessment notice. Contact the Assessor's office for appeal forms and procedures.

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
Understanding Property Taxes in Coloradodpt.colorado.gov
02
2025-classification-and-valuation-of-agricultural-property- ...weld.gov
03
Assessorsaguachecounty.colorado.gov
04
VACATION/CONSOLIDATION APPLICATIONsaguachecounty.colorado.gov
05
approved datesaguachecounty.colorado.gov
06
Tax Doc
Application for Property Tax Exemptiondpt.colorado.gov
07
County
Saguache County Treasurer | Colorado Department of Local ...dpt.colorado.gov
08
Tax Doc
Property Tax Exemption for Disabled Veterans ...arapahoeco.gov
09
Appendix A 2023-24leg.colorado.gov
10
HB 24B-1001 - Final Fiscal Notecontent.leg.colorado.gov
All sources verified as of 2025 Tax Year

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