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Assessor

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1. Will property valuations for tax assessments be changing in Delta County in 2011?

Yes. Tax Year 2011 is a general re-appraisal year in Colorado. All taxable properties have been re-valued in Delta County for Tax Year 2011. The Assessor’s office mailed Notices of Valuation on May 1, 2011 that reflect the valuation change. The taxpayer has a right to challenge the valuation during the month of May, 2011, if he or she believes the valuation of his or her property is incorrect. The value established for the property for tax year 2011 will be reflected in the tax bill that will be sent to the taxpayer in January, 2012.

2. Are there any property tax relief/rebate programs available to Delta County taxpayers?

Yes. See the categories below.

Rebates, Exemptions, and Deferrals for Senior Citizens, Persons with Disabilities, and Active Members of the National Guard or Reserves:
Link to Program Information

Senior Property Exemption:
Eligibilty and Application Information
Short Form Application
Long Form Application Instructions
Long Form Application

Please contact the Delta County Assessor’s office if you have questions about which form to use.
NOTE: Funding for this program is made available at the discretion of the Colorado Legislature. Qualifying homeowners are encouraged to apply for the Senior Property Tax Exemption; however, the exemption has not been funded by the State of Colorado for Tax Year 2011.

Property Tax Exemption for Disabled Veterans:
Link to Brochure

Colorado Property Tax/Heat/Rent Rebate Program:
Link to Program Information

Colorado Property Tax Deferral Program:
Link to Program Information

3. I have read that property values are declining significantly all across the United States? Will this affect the valuation of my property in Delta County?

What will affect property valuations in Delta County is how the real estate market has behaved here during the 18 months prior to June 30, 2010. Under Colorado law, the sales data collection period for 2011 and 2012 tax years ended on June 30, 2010. (Colorado requires re-appraisal of all taxable real property to a new level of value every two years—2011 is a “general re-appraisal year.”; 2012 is an “intervening” year.) While sales volume has declined quite significantly during this data collection period compared with the prior data collection periods, sales prices did not universally decline, and—in fact—some actually increased. Colorado law requires that the Assessor’s appraisal models be representative of the real estate market based on actual arms-length sales that have occurred—even when sales volume is small. The data collection period for valuations for tax years 2013 and 2014 starts January 1, 2011 and ends June 30, 2012—what the 2013 valuations will look like will depend on how the Delta County real estate market behaves during the 18 months that began on January 1, 2011. Please note that these dates are not determined by the assessor, but are set by Colorado statute. Colorado law (and two published Colorado Court Cases) prohibits the Assessor from considering any sales that occurred after June 30, 2010 for purposes of tax year 2011 and 2012 valuations.

4. I’ve read that there are a number of foreclosures occurring in Delta County. How will that affect property valuations for 2011?

Foreclosures that occur after June 30, 2010 will, under Colorado law, have no effect on Tax Year 2011 and 2012 valuations because they occurred after the end of the sales data collection period for this re-appraisal cycle. For foreclosures that occurred during the data collection period that ended June 30, 2010, the following rules apply: Under Colorado Constitutional, statutory, and/or regulatory provisions, conveyances of property to a financial institution in a foreclosure process (including Deeds in Lieu of Foreclosure) cannot be considered for valuation analysis and modeling purposes because they are deemed to be non-arms-length transactions. Conveyances of property from a financial institution to a buyer are to be considered and may be used for analysis and valuation modeling purposes if the Assessor determines that they are valid arms-length transactions.

5. I noticed that values for irrigated agricultural land have increase significantly for Tax Year 2011. Why is that?

Agricultural land is valued under an income formula mandated by the State of Colorado that takes into account typical income and expenses averaged for a ten year period. The required 10-year period that must be used for Tax Years 2011 and 2012 is 2000-2009—with separate calculations made for each agricultural land class established in the county, including the various irrigated land classes. Land classes are established by the assessor using soil, base crop types and rotation, and typical average production calculated over the same 10-year period. For irrigated land, during the 10-year period used for the 2011 assessment, the average expenses increased, but average income—due to the increase in commodity prices, especially in the last couple of years of the 10-year cycle—increased at a higher rate. When that net income is capitalized (at a statutorily required rate of 13%) to obtain a value for irrigated land, an increased land value was the result for tax year 2011. Please note that agricultural land values established by Colorado county assessors are subject to the independent audit conducted each year to assure that correct methodologies and procedures have been used by assessors to establish property values. Additional general information on the classification and valuation of agricultural land in Colorado may be found in the 2011 Agricultural Property Brochure at the following link. 2011 Agricultural Property Brochure

6. I don’t understand why there should be a property tax at all. It seems like a very unfair tax. Why does it continue to be used?

All taxes may be perceived as “unfair” by some individuals or groups. Each type of tax (sales, income, or property) has advantages and disadvantages—for either the taxpayer or for the government agencies that rely on tax revenue to provide services. One of the features of the property tax that makes it attractive for those reliant on tax revenues is that the property tax is a relatively stable source of revenue, regardless of short-term fluctuations in the economy. Many of the local government entities that rely on property tax provide services that also are necessary regardless of economic conditions. Examples of these are schools, county government (road maintenance, law enforcement, etc.), cities and towns (law enforcement, water, sewage treatment, etc.), water districts, etc. Thus, the property tax provides a relatively stable source of revenue to local agencies whose services continue to be in demand regardless of economic conditions. The property tax is also one of the most cost-efficient taxes to administer and collect—and those collections and distributions are administered locally by the Delta County Treasurer.

7. The Colorado property tax seems especially inequitable and unfair—especially to commercial property owners. Why is this?

The biggest inequity in the Colorado property tax system is that only 7.96% of the market (“actual”) value of residential property is taxable, while 29% of all other property (including commercial and industrial property) is taxable. This inequity is mandated by a formula approved by the Colorado voters and placed into the Colorado Constitution. That formula can only be changed by a vote of the Colorado citizenry. Despite this constitutional inequity, the actual appraisal methods used by Colorado assessors to establish property values are one of the most accurate and fair systems in use by any state. Residential property taxpayers in Colorado pay one of the lowest effective tax rates per dollar of market value of anyplace in the United States—generally ranking from 46th to 50th lowest in the U.S.

8. Can you estimate my taxes based on the value of my property?

The formula for computing taxes is as follows:

Actual Value X Assessment Ratio = Assessed Value.
Assessed Value X Mill Levy = Taxes.

The Assessor only sets the value of real and personal property. Generally, the Assessment Ratio for real and personal property in Colorado is 29%, except for improved residential property. The residential assessment ratio must be adjusted every two years by the State Legislature to conform with the 1982 “Gallagher” Amendment to the Colorado Constitution. Under the Gallagher Amendment, that ratio is subject review and possible change by the State Legislature to comply with the formula contained within the Amendment at every two-year re-appraisal cycle. For tax years 2009 and 2010, this ratio was 7.96%, and is expected to remain at 7.96% for tax years 2011 and 2012. The various mill levies are set each December by the various taxing entities. The 1992 “TABOR” Amendment to the Colorado Constitution generally requires a vote to be taken in the appropriate taxing district in order to raise a mill levy. Provisions of the TABOR Amendment regulate the increase in the revenue a taxing entity may be allowed, which can result in lowering of levies under some circumstances. The Assessor has no control of either the setting of the assessment ratio or mill levies.

9. Who makes the rules on property assessment?

Property tax law is formulated like any other state law. Some provisions are enacted by Constitutional Amendment, some by legislation. The Colorado Division of Property Taxation, under the direction of the Property Tax Administrator hired by the Colorado State Board of Equalization (SBOE) formulates policies to administer the property tax laws. The SBOE also has oversight of County Assessors to assure compliance with assessment guidelines. Colorado is one the few states that also utilizes an independently conducted statistical and procedural audit of the assessor’s office to assure compliance with assessment guidelines, state regulations, and state laws. The auditor’s final annual audit report for the Delta County Assessor’s office for each year since 2003 may be accessed here.

10. News media stories have indicated that nearly all taxpayers who contest their assessment get a substantial reduction in value that significantly reduces their tax. Is that true?

Not usually. In many cases, there is no basis for a value adjustment. Many of the value changes which are made during appeal period reflect minor corrections in property inventories, which generally do not cause major value changes. As for taxes, an example of a $1,000 reduction in actual value of an improved residential property would reduce a tax bill by around $6.00 to $8.00 depending on the mill levy.

11. I think you have the correct value on my property, but I feel my taxes are too high. What can you do about that?

The Assessor does not control the setting of mill levies. Taxpayers should consider attending budget hearings of taxing entities prior to the setting of mill levies. Furthermore, nearly all of the regulations and procedures the Assessor must follow are mandated by Constitutional Amendment, Statute, or State Regulation. Taxpayers should contact their Legislators in regard to matters of property taxation policy. The Assessor does not formulate tax policy.

12. I thought the “Taxpayer Bill of Rights (TABOR) Amendment” said that taxes could not go up, yet my valuation has increased. How can that be?

The TABOR Amendment restricts the total amount of revenue growth and individual taxing entity (a cemetery district, for example) is allowed each year. This is computed by each entity utilizing a formula that takes into account inflation, new construction in the taxing entity’s boundaries, and other factors. The Amendment does not restrict the amount that an individual’s taxes may change, nor does it place a specific percentage limitation on any individual’s tax change. The Amendment does state that mill levies can not be raised by a taxing entity without an election, except for very special circumstances. It also specifies that improved residential property must be valued using the market approach to value only.

13. I built my house myself. It cost me much less than the value you have assigned to it. Can’t you take my cost into account when you value it?

No. The 1992 “TABOR” Amendment to the Colorado Constitution mandates that the Assessor may only utilize the market approach to value residential property. Cost or income information can not be considered.

14. The farmer/rancher next door to me has a much lower value on his land than I do on my residential lot. Why?

By Colorado Constitutional provision, agricultural land is valued upon its ability to produce income, using a formula specified by the state, not upon its market value. There are specific requirements that must be met for property to qualify for agricultural designation. Agricultural residences are valued at their market value, just as regular residences are.

15. My business real estate has about the same actual value as my residence, but the tax for the commercial property was more than 3½ times my residential tax last year. Why?

Assuming the mill levies are the same, it’s because of the assessment ratio. As discussed above, the assessment ratio for improved residential property will remain at 7.96% for 2011. Under the Colorado Constitution and Statutes, commercial property has been and will be assessed at 29% of actual value. In other words, for tax year 2011, the portion of a commercial property’s value that is taxable is estimated to remain over three times the portion of an improved residential property’s value that is taxable. This inequity is part of the Colorado Constitution and can only be changed by a vote of the people.

16. What do my property taxes pay for?

Property taxes pay for all or part of a multitude of local services, from a town cemetery district to county government. By far the largest percentage goes to support the local schools, though. The Assessor’s office has a summary of Assessment and Levies available at the office or on-line (several years of Summaries are available online for information or comparison) which shows where property tax dollars go.

17. What records contained in the Assessor’s office are public?

Generally speaking, assessment records of all types held by the Assessor’s office are deemed public, unless Colorado Statute specifically requires them to be private. Some examples of records for which there is not public access permitted are personal property account records, Real Property and Manufactured Home Transfer Declarations, and individual Senior and Veterans Property Tax Exemption data. Also, names of certain judicial and law enforcement personnel contained within the assessment records can not be displayed on assessment records available on the county website. Some proprietary income and other information supplied to the Assessor in pertinent to the owner’s property may be considered confidential; however, generally speaking, information supplied to the Assessor in conjunction with an appeal of valuation becomes public record.

To the extent that it is financially feasible, the Delta County Assessor, in compliance with § 24-72-203(II), C.R.S., has a policy of making as much public information as possible available on the Delta County website on a no-charge basis to the public.

18. How does the Assessor’s Office determine what the selling prices were for real property?

From the actual recorded deeds and Real Property Transfer Declarations filed with the County Clerk & Recorder’s office. Colorado is a “public disclosure” state for real property records. When a deed is recorded transferring title to real property for consideration (money, etc.), the sales price of the real property must be disclosed to the County Clerk & Recorder and the County Clerk shall impose a documentary fee based upon that sales price (§ 39-13-102, C.R.S.). It is a crime to purposely misstate the sales price to the County Clerk & Recorder, punishable by a fine and/or jail time upon conviction (§ 39-13-106, C.R.S.). From the documentary fee, the Assessor can readily compute the property’s sales price, as well as by reviewing the Real Property Transfer Declaration. Real property sales prices are a public record and must be publicly available on the Assessor’s records; the Real Property Transfer Declaration, however, is not a public document.

19. An appraiser from your office visited my property recently. Why?

In order to ensure that both individual properties and the general population of properties within Delta County are valued correctly, it is necessary for the Assessor’s office to collect data on physical property characteristics. This is best accomplished by field visiting properties. Specific circumstances that will often trigger a field visit are a change in ownership of the property, an appeal of valuation by the property owner, a building or septic permit that indicate new construction or a remodel, and/or an obvious change in the property’s characteristic or use. In addition, as part of the Assessor’s office’s ongoing updating of property characteristics, periodic field visitations to each property in the county are recommended to be conducted at least once every five years.

20. How do I know that an individual visiting my property is an appraiser from your office?

Delta County Assessor’s Office appraisers carry official identification and business cards. They also drive county vehicles with the county name and logo prominently displayed. The appraiser will also identify him or herself as an appraiser from the Assessor’s office to the occupant of the property as soon as practical.

21. What do I do if I feel that the information contained in the Assessor’s records is incorrect? What if I have concerns about my valuation?

If you believe that information we show for your property is incorrect, please contact us. Incorrect information can cause your property to be valued incorrectly and it may cause errors in our valuation modeling that can lead to other properties being incorrectly valued, as well. If you are concerned that your valuation is incorrect, you may file an appeal of your valuation during the statutorily required appeal period outlined on your Notice of Valuation.

22. If I request that an appraiser field visit my property, do I have to pay for that individually?

No. Field appraisal work conducted by Assessor’s office employees as part of their official duties are a cost of doing business that is absorbed as an operating expense by the County and is included in the Assessor’s budget. Please note that the any appraisal work conducted by Assessor’s office appraisal personnel as part of their official duties is for purposes of property tax assessment only.

23. I know that there are structures on my property or other properties that you do not have assessed. Why should I tell you about that?

Assuring that the property tax burden is distributed fairly and equitably under the law depends upon the Assessor having accurate records of property characteristics. If a property owner’s structures are omitted from the tax roll, it means that the other taxpayers in the county can wind up paying more than their fair share of taxes. It is in everyone’s interest that properties be correctly assessed. Some people wrongly assume that evading correct assessment of their property is a way to withhold revenue from government. It is not. What it does do is force other taxpayers to pay a greater share of the tax burden than they would otherwise bear.

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Clerk and Recorder

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1. Where can I apply for a passport?

Locally, passports can be applied for at the U.S. Post Offices in Delta, Montrose or Grand Junction. Information and application forms can be obtained from the State Department’s website at www.travel.state.gov or call the National Passport Information Center at 1-877-4USA-PPT or TDD/TYY: 1-888-874-7793 (toll free). Please note that as of January 23, 2007, all citizens of the United States, Canada, Mexico, and Bermuda are now required to present a valid passport when entering the United States at any airport as of January 23, 2007. Visit the Department of Homeland Security website at www.dhs.gov for up-to-date passport requirements and how they might affect you. Link to State Department...

2. I’m from out-of-state. How do I register my vehicle in Colorado?

You will need:

Your title (if your vehicle has a lien we will accept a photocopy of the title showing lien information) or a current out-of-state registration
Proof of insurance.
A VIN inspection from any local law enforcement agency or licensed automobile dealer.
Fees will vary depending on type and year of vehicle.

3. How can I get a duplicate car title?

Duplicate Colorado titles can usually be printed over the counter at the Clerk’s Office. You will need your vehicle registration, a photo I.D., and $8.20. Duplicate titles can only be printed for an owner of the vehicle.

4. I bought (or leased) a new vehicle, but haven’t received anything from the dealer and my temporary permit is about to expire. What can I do?

Your automobile dealer will complete your paperwork and send it directly to the County Clerk Office in your county. When we receive your paperwork it is processed and a postcard is sent to you notifying you that your vehicle is ready to be licensed. If your permit is about to expire and we have not received your paperwork, an extension of your temporary can be issued. Be sure to bring your temporary registration (pink slip) with you. If you paid cash for your new vehicle, the title and other paperwork will be mailed directly to you. Please bring all your paperwork in when you are ready to buy a license.

5. Can I use my Colorado issued marriage license in another state? How long is it valid?

Colorado issued marriage licenses are valid only in Colorado and are only valid for 30 days.

6. Can I get a Birth Certificate in Delta County if I was born in another Colorado County?

Yes. Birth Certificates can be obtained for any birth in Colorado back as far as 1900.

7. Can I get a Death Certificate for someone who died in another county?

No, you must apply for the Death Certificate in the county in which the death occurred. We can provide you with addresses for other Colorado Counties and Vital Statistics Offices in other states.

8. Where do I apply to become a Notary Public or renew my Notary Commission?

Go to the Colorado Secretary of State's website and click on Notary Public under the Licensing Center.

NOTE: As of July 1, 2007, to reduce costs, the Secretary of State’s Office will no longer mail renewal reminder post cards to notaries when their terms are about to expire. Notaries who wish to apply for reappointment will be able to obtain the necessary materials from our website, and renewal forms are now accepted up to 90 days prior to the current commission expiration date. Link...

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Elections

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1. How do I register to vote?

You may register to vote at any of the following locations: Delta County Clerk and Recorder’s Office, Election Department; Delta County Annex building in Hotchkiss; any Town Hall; and any State office, including Driver’s License Offices, as well as online at www.govotecolorado.com.
Details...

2. How do I verify if I'm registered to vote?

You can verify your voter registration information at the Colorado Elections website (select link below). Colorado Elections website

3. Where do I go to vote?

For precinct polling center locations, download the Combined Precinct Location Map (follow the link below). Delta County has set up six combined precinct locations where multiple precincts go to vote. Check the map for your precinct location and address. If you are unsure what precinct you are in, call the Elections Office and they will look it up for you. Precinct Location Maps...

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Treasurer

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1. How are taxes determined?

Property taxes are figured by multiplying the assessed value of your property (as determined by the assessor’s office) by the mill levy which is set by the various taxing entities. The Treasurer’s Office collects these taxes and distributes the monies to the taxing entities. Remember: Taxes due are for the previous year.

2. Payment – When? Where? How?

You have a choice of paying your property taxes in one payment or two. If you choose to pay in one payment, that payment is due by April 30th. If you choose to pay in two payments, the first half is due February 28th and the second half is due by June 15th. You may pay in person at the Treasurer’s Office in Delta or at the County Annex Building in Hotchkiss, or you may mail your payment to the Treasurer’s Office. Postmarks are accepted for payment deadlines. We accept cash, checks, money orders, cashier’s checks, or certified funds. Be aware, however, that correct change may not always be available at the County Annex Building. Credit card or
e-check payment may be made through Official Payments Corp. at 1800-272-9829 or visit www.officialpayments.com. Use jurisdiction code 1609. A 3% convenience fee applies.

3. What if I am late in paying my taxes?

By state statute, there is a 1% late fee charged for each month the property taxes are late. The first week of September, mobile home and personal property taxes that have still not been paid are advertised in the newspaper. Unpaid real estate taxes are advertised in September/October for three weeks. Taxes that remain unpaid are subject to sale at the property tax lien sale which is generally held the first week of November.

Note: There are additional fees added to your tax bill if your property is advertised. Mobile homes and personal property are also subject to a distraint notice which means the property can not be moved until the taxes are paid.

4. Do I lose my property if it goes through tax sale?

Hopefully not. However, if the person who purchased your taxes at the sale pays them for three years, they are eligible to apply for a treasurer’s deed. If a treasurer’s deed is issued, you will lose your property. You have a right to redeem the tax lien on your property at any time after the sale until a treasurer’s deed is issued.

Note: Mobile homes located on someone else’s property are eligible for a treasurer’s deed after one year.

5. What if I do not receive a bill?

You are still responsible for paying your taxes. If you do not receive a tax notice by January 31, please contact the Treasurer's Office, and a duplicate bill will be sent to you. There could be several reasons for not receiving a tax bill: If you have moved and have not notified the County of this, or if you have recently purchased the property. You should notify the Assessor’s Office of a change of address.