Appeals

What is a Protest?

A protest is an opportunity to prove that your property’s estimated value is either inaccurate or unfair through the Assessor’s Office. The Gunnison County Assessor provides several options to appeal property value, but a protest may only be filed from May 1st to June 1st each year. Reasons for a protest might include:

  • Items that affect value are incorrect on your property record. You have an unfinished basement, not finished. You have a carport, not a garage. Your home has 1,600, not 2,000 square feet
  • The estimated market value is too high. You have evidence that similar properties have sold for less than the estimated market value of your property
  • If the Assessor’s record of acreage or square footage of land is incorrect, a protest should be filed

Employees of the Assessor’s office have been trained to be polite and helpful. They will do anything within their means to help you get the information you need for a protest. Please view them as an ally, not an adversary.

If you think your value is correct, but your taxes are too high, this is an issue you must take up with the officials who determine budgets for each taxing authority. Taxes cannot be protested through the Assessor’s office. For more information, visit the Taxing Districts page of our website.

To return to the Assessors main page, click here. To review the assessment process, click here.

  1. Protest Procedures
  2. Methods of Protest
  3. Personal Property Protest
  4. Assessors Determination & Appeals

Step-By-Step Protest Procedures

  1. Prepare. Find your property identification number on your assessment notice. Use this number to view or obtain a copy of your property record from the Assessor’s Office. The information on all real property is also available on this website through the property record search function
  2. Review the facts on the property record. Is the architectural style correctly stated? If not, a recent photo of your home will help correct the information. Check the living area of your home, the size of your lot, the presence or absence of a garage or finished basement, the construction materials, the condition and so on
  3. Gather as much information as you can on similar properties in your neighborhood. A search of verified sales by subject property during the study period is available on our reappraisal sales web page. Or ask a real estate broker for sales prices on these properties during the study period. You may also review the entire sales database on this website, by choosing "Sales Search" or "Sales List" on the property record search page
  4. Use the account numbers or addresses of comparable properties to review their property record forms, which will include actual values. Compare the features of these properties to the features of yours. If there are differences, the values of the properties may be different
  5. If you are protesting the value of your business personal property, please see the information on Personal Property Protests below for applicable dates

Protest / Appeals Calendar

Process / Action
Appeal Deadlines
Assessor mails real property Notices of Valuation
Not later than May 1st
Assessor hears protests to real property valuation
May 1st through June 1st
Taxpayer mails written real property valuation protest to Assessor. Protests postmarked after June 1st cannot be accepted. Taxpayer hand delivers written real property valuation protest to Assessor before 5:00 P.M. Faxed or online protests will be accepted if date-stamped by midnight June 1st
Not later than June 1st
Assessor concludes real property protest hearings
Not later than June 1st
Assessor mails personal property Notices of Valuation
Not later than June 15th
Assessor hears protests to personal property valuations
Beginning June 15th
Taxpayer appears in person, mails, hand delivers or faxes personal property valuation protest to Assessor
Not later than June 30th
Assessor concludes personal property protest hearings
By July 5th
Assessor mails Notice of Determination on real and personal property protests
On or before August 15th
Taxpayer files a written real or personal property valuation appeal to County Board of Equalization (CBOE)
On or before September 15th
CBOE concludes hearings on property valuation appeals
Not later than October 31st
CBOE mails decisions on real and personal property appeals
Within 5 days of rendering decision
Appeals from CBOE decisions must be filed with BAA, district court or BOCC for binding arbitration
Not later than 30 days after CBOE decision