Q: When are property taxes due in San Miguel County?
A: For tax year 2024, you can pay the full amount by April 30, 2025, or make half payments by February 28, 2025 (first half) and June 15, 2025 (second half). Late payments incur interest charges and potential tax lien procedures.
Q: What tax credits are available and how do I apply?
A: San Miguel County offers several tax credits that require annual application: Senior Homestead Credit (up to $6,800 for qualifying seniors), Disabled Veteran Credit, and Agricultural Classification. Applications must be filed with the Assessor's office by July 1st for the following tax year. Contact (970) 728-3954 for applications.
Q: How does the Homestead Credit work?
A: The Homestead Credit limits annual assessment increases to no more than 10% for qualifying primary residences, regardless of market value changes. This is NOT automatic - you must apply annually by July 1st with the County Assessor. The credit can provide substantial savings in rapidly appreciating markets.
Q: How often are properties reassessed?
A: Colorado requires county-wide reappraisals every two years. San Miguel County typically conducts physical inspections and market analysis updates on this schedule, with values effective for the following two tax years.
Q: What happens if I pay my taxes late?
A: Interest accrues at 1% per month on unpaid balances. Properties with delinquent taxes for three years may be subject to tax lien sale procedures. Payment plans may be available in certain circumstances.
Q: Can I pay property taxes online?
A: Yes, San Miguel County offers online payment options through their website at sanmiguelcountyco.gov. You can pay by electronic check or credit card, though credit card payments include processing fees.
Q: How do special district taxes work?
A: Your property may be served by multiple special districts (fire, water, parks, metropolitan districts) each with separate tax rates. These appear as line items on your tax bill and fund specific local services. Special district rates can change based on voter-approved mill levies and bond issues.
Q: How do I appeal my property assessment?
A: Assessment appeals must be filed by June 8th (for the current tax year) with the San Miguel County Board of Equalization. You'll need comparable sales data or professional appraisal evidence to support your appeal. Contact the Assessor's office at (970) 728-3954 for appeal forms and procedures.
