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Updated 2025 Tax Year

San Juan County
Property Tax Guide

Everything you need to know about property taxes in San Juan 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 location due to multiple overlapping districts - county, school, fire, and special districts
Exemptions
4+ Available
Section 1

How Property Tax Works

San Juan County, Colorado operates on a property tax system that funds essential local services including schools, county government operations, fire protection, and various special districts. Property taxes are the primary revenue source for these local services, with tax rates determined by multiple overlapping jurisdictions including the county, school districts, and special service districts.

The county's effective property tax rates vary significantly by location within San Juan County due to different combinations of special taxing districts. Property owners may be subject to taxes from the base county levy, school district assessments, fire protection districts, water and sanitation districts, and other special purpose districts depending on their property's location. The total effective rate typically ranges from approximately 0.7% to 1.2% of assessed value, though this can vary based on the specific combination of districts serving each property.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Local Government Base28.814County general operations and services
School District70.50K-12 education funding
Additional Levies62.50Various local government services
Fire Protection DistrictVariesFire and emergency services (location dependent)
Water/Sanitation DistrictVariesUtility services (where applicable)
Special Assessment DistrictsVariesInfrastructure and improvement districts

Rates shown are for FY 2025-2026 and represent approximate mill levies. Actual rates vary by specific location within San Juan County based on which special taxing districts serve each property. One mill equals $1 of tax per $1,000 of assessed value.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in San Juan 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 San Juan 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 1st), the county assessor issues a supplemental assessment to capture the additional tax revenue for the remainder of the tax year.

The supplemental tax is calculated by taking the difference between the new assessed value and the original assessed value, multiplying by the applicable tax rate, and prorating for the remaining months in the tax year. For example, if a property sells in July with an increased assessment of $50,000, and the total tax rate is 1.0%, the supplemental tax would be approximately $250 ($50,000 × 1.0% × 6/12 months). Supplemental tax bills are typically issued within 30-90 days of the triggering event and have their own due dates separate from regular property tax installments.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (29% of market): $87,000
  • Less: Senior Property Tax Exemption: -$10,000 (if qualified and applied)
  • Net Taxable Value: $77,000
  • Annual Tax (1.0% effective rate): $770
  • Monthly Escrow: $64

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (29% of market): $174,000
  • Less: Disabled Veteran Credit: -$15,000 (if qualified and applied)
  • Net Taxable Value: $159,000
  • Annual Tax (1.1% effective rate): $1,749
  • Monthly Escrow: $146

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (29% of market): $290,000
  • No credits applied
  • Net Taxable Value: $290,000
  • Annual Tax (1.2% effective rate): $3,480
  • Monthly Escrow: $290

Note: All credits require application and qualification. Rates vary by specific location and special districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in San Juan County require property tax escrow accounts for borrowers with less than 20% down payment, though some lenders mandate escrow regardless of down payment amount. The lender collects monthly payments equal to 1/12th of the annual property tax bill along with the mortgage payment, depositing these funds into an escrow account to pay taxes when due.

Property tax payments in San Juan County are typically split into two installments, with the first half due by the end of February and the second half due by October 31st for the current tax year. Lenders usually pay these installments on behalf of borrowers a few days before the due dates. Property owners should verify that their lender has made timely payments and maintain communication with both their lender and the county treasurer's office. When property taxes change due to reassessment or new special district levies, the monthly escrow amount will be adjusted at the annual escrow analysis, which may result in a shortage or surplus requiring payment adjustment.

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 San Juan County for FY 2025-2026? A: The first half payment is due by February 28, 2026, and the second half is due by October 31, 2026.

Q: What property tax credits are available and do they require application? A: Available credits include the Senior Property Tax Credit (for qualifying seniors), Disabled Veterans Property Tax Credit, and Gold Star Spouse Credit. All credits require annual application with specific documentation and are not automatically applied.

Q: How does the Homestead Credit work? A: Colorado's homestead credit limits assessment increases on primary residences to a maximum percentage each year. This credit requires filing an application with the county assessor and only applies to your primary residence occupied on January 1st of the tax year.

Q: When are properties reassessed? A: San Juan County follows Colorado's assessment schedule with residential properties reassessed every two years and commercial properties assessed annually. The next residential reassessment is effective January 1, 2025.

Q: What are the penalties for late payment? A: Late payments incur interest charges and penalties. First half payments made after February 28th and second half payments after October 31st are subject to interest at rates set by state statute, typically around 9-12% annually.

Q: Can I pay property taxes online? A: Yes, San Juan County offers online payment options through the County Treasurer's website, accepting electronic checks and credit cards (fees may apply for credit card payments).

Q: How do special district taxes work? A: Special districts like fire protection, water/sewer, and metropolitan districts levy additional taxes based on your property location. These appear as separate line items on your tax bill and fund specific services to your area.

Q: What if I disagree with my property assessment? A: Property owners can appeal assessments during the formal appeal period, typically May through June. Appeals must be filed with the County Board of Equalization with supporting documentation showing the assessment exceeds market value.

Verified Sources

Backed by 10 Official Government Sources

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

01
November 12, 2025 BOCC Board Packetsanjuancounty.colorado.gov
02
County
Calculating Property Taxes | San Juan County Coloradosanjuancounty.colorado.gov
03
San Juan CO As_Abstract Bro_1-26.inddsanjuancounty.colorado.gov
04
Tax Doc
2023 Assessment & Taxes Paying Property Tasanjuancounty.colorado.gov
05
County
2024 SAN JUAN COUNTYsanjuancounty.colorado.gov
06
County
News Flash • San Juan County, WA • CivicEngagesanjuancountywa.gov
07
County
Property Exemptions | Jefferson County, COjeffco.us
08
County
Homeowners | Jefferson County, COjeffco.us
09
County
Property Tax Payment Assistance Programs | Jefferson County, COjeffco.us
10
December 15, 2023sanjuancounty.colorado.gov
All sources verified as of 2025 Tax Year

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