Did your Cherry Creek property tax bill jump after a recent reappraisal, or are you worried it will? You are not alone. Colorado’s system can feel confusing, especially when values and mill levies move in different directions. In a few minutes, you will understand how reappraisal works in Arapahoe County, how assessed value and mill levies create your tax bill, and what you can do next. Let’s dive in.
Colorado reappraisal basics
Colorado separates valuation from taxation. The county assessor estimates market value, and local taxing districts set mill levies that determine the tax amount. For Cherry Creek, the Arapahoe County Assessor handles valuation, while counties, school districts, cities, and special districts set their levies.
Most Colorado counties use a biennial reappraisal cycle. That means assessed values are reviewed on a two-year schedule, using a specific valuation date. Market activity between cycles can still be tracked for new construction and corrections.
Each reappraisal anchors to a valuation date, which defines which sales the assessor can consider. For the exact valuation date and calendar for the next reassessment in Arapahoe County, check the county assessor’s published schedule. State guidance comes from the Colorado Division of Property Taxation within the Department of Local Affairs, and statutes live in Colorado Revised Statutes, Title 39.
The bottom line for you: when local market values rise between reappraisals, your assessed value usually rises at the next cycle. When markets cool, assessed values can decline. Mill levies also change year to year, which can amplify or offset value changes.
How your bill is calculated
Here is the framework you will use every year:
- Property tax bill = Assessed value × (Total mill levy ÷ 1,000)
- Assessed value = Market value × Assessment rate
Key terms you will see on your notices:
- Market value is the county’s estimate of your home’s fair market value as of the valuation date.
- Assessment rate is the percentage of market value subject to taxation. Colorado sets different rates by property type at the state level.
- Mill levy is the sum of all taxing districts that apply to your parcel. One mill equals 1 dollar of tax per 1,000 dollars of assessed value.
Example calculation (simple and hypothetical)
This example is only to show the math. Always confirm your current assessment rate and mill levy with official sources before you estimate taxes.
- Market value: 800,000 dollars
- Assessment rate (example only): 6.8 percent
- Assessed value: 800,000 × 0.068 = 54,400 dollars
- Combined mill levy (example only): 80 mills
- Estimated tax: 54,400 × (80 ÷ 1,000) = 4,352 dollars
If the next reappraisal increases market value to 900,000 dollars and the assessment rate and mill levy stay the same in this example, the new tax would be 4,896 dollars. This shows how a higher appraised value can raise your bill even when rates do not change.
Where to find your numbers
- Market value and assessed value: your annual assessment notice or the Arapahoe County Assessor’s online property search.
- Assessment rate: the Colorado Division of Property Taxation publishes current statewide rates for residential and other classes.
- Mill levies: your annual property tax statement from the Arapahoe County Treasurer shows the total and a district-by-district breakdown.
What reappraisal means in Cherry Creek
Cherry Creek CDP is in Arapahoe County, so your property follows the county’s reappraisal schedule and valuation dates. Your parcel may fall into several districts, such as the county, school district, city or town, fire protection, water or sanitation, and a metropolitan district. Two similar homes can have different total taxes because they sit in different combinations of taxing districts.
Here are common Cherry Creek scenarios:
- Scenario A, market jump in a reappraisal year: If local market values rise about 20 percent between cycles, your assessed value could rise a similar amount at the next reappraisal. Your tax bill will likely increase unless some levies drop.
- Scenario B, permitted addition mid-cycle: Major improvements that require permits, like an addition or a finished basement, can be added to the tax roll once complete. That can increase your assessed value before the next full reappraisal.
- Scenario C, levy changes without value changes: Bond approvals or the formation of a new special district can raise mill levies. Your bill can go up even if your assessor value stays the same.
Renovations, sales, and timing
If you plan a renovation, ask first if a permit is required. Cosmetic changes often do not change value right away. Structural additions, new living area, or conversions typically require permits and can be tracked by the assessor. If your project finishes near a reappraisal, the increased value is likely reflected in the next cycle.
Selling soon? Buyers look at taxes and assessed value to gauge affordability. If a reappraisal is around the corner and the market has been rising, note that future taxes may be higher. At closing, taxes are usually prorated based on the most recent data from the county treasurer. Your title company or closing agent will handle the math according to local practice.
Step-by-step plan for homeowners
Use this checklist to stay ahead of changes:
- Confirm the reappraisal schedule and valuation date on the Arapahoe County Assessor’s site.
- Watch for your assessment notice and read it closely. That notice starts the appeal clock.
- If you renovate, keep permits and receipts. Notify the assessor if you see errors in your property record.
- Pull recent nearby sales to compare with your assessed value.
- Track local elections for bonds and mill-levy changes that may affect your total tax rate.
- If you plan to sell, share the latest tax bill and assessed value with buyers and your agent, and coordinate prorations with the title team.
When an appeal makes sense
Consider an appeal if the assessor’s market value looks high compared to recent, similar sales in your immediate area, or if the county’s property record is wrong. Errors in square footage, finished area, bedrooms, or improvement data are common reasons to appeal. Also look for unusually large increases compared to similar nearby homes in the same cycle.
Strong appeal evidence includes recent comparable sales that fall within the county’s valuation period, a recent independent appraisal, photos showing condition or needed repairs, and relevant permit records. Start with an informal review by contacting the Arapahoe County Assessor. If needed, file a formal protest by the county’s strict deadline. If a dispute continues, you may be able to take it to a county or state board, including the Colorado Board of Assessment Appeals. For high-dollar cases, a property tax attorney may help, but weigh the costs against the potential savings.
Deadlines are critical. If you miss the filing window, you usually lose appeal rights for that year. Keep your calendar and your notice handy.
Quick examples for Cherry Creek
These simple examples show timing and impact. Always confirm your actual assessment rate, valuation date, and mill levies before estimating your own bill.
If you renovate before reappraisal: You add a permitted 400-square-foot family room that is completed mid-year. The assessor adds the new construction value when it is complete, which raises your assessed value before the next full reappraisal. Even if mill levies stay the same, your tax bill can rise because your assessed value is higher.
If market values rise sharply in a reappraisal year: Suppose market data shows a 15 percent rise in your micro-area between cycles. If your prior market value was 800,000 dollars, a 15 percent increase is 920,000 dollars before any assessment-rate or levy changes. If the assessment rate stays the same in this hypothetical, your assessed value rises 15 percent, and your taxes would rise in step unless your combined mill levy drops enough to offset it.
Practical takeaways
- Know your dates: the valuation date and appeal deadlines drive your options.
- Focus on the math: value, assessment rate, mill levy. Each one matters.
- Keep records: permits, receipts, photos, and recent comparable sales.
- Expect variation: neighbors in different districts can pay different total taxes.
- Act early: contact the assessor if you see errors, and file appeals on time.
If you want help reading your notice, pulling relevant comps, or planning a sale around the county calendar, CalhounRE is here to help. Reach out for a clear plan tailored to your address and timeline.
Ready to see where you stand in today’s market and plan your next move with confidence? Get your free home valuation and a custom tax-impact review from [CalhounRE](Unknown Company).
FAQs
How Colorado reappraisal affects Cherry Creek tax bills
- Reappraisal updates your assessed market value on a two-year schedule, and that updated value feeds into your tax bill along with the annual mill levy set by local districts.
Where to find my current mill levy in Arapahoe County
- Check your most recent property tax statement from the Arapahoe County Treasurer for a district-by-district mill levy breakdown and the total applied to your parcel.
What counts as a taxable improvement on my home
- Major, permitted work like additions, structural changes, new finished living space, or garage conversions is typically added to the tax roll once complete, which can raise assessed value.
When should I consider a property tax appeal
- Consider appealing if comparable recent sales support a lower value than the assessor’s estimate, if your property record has errors, or if your increase far exceeds similar nearby homes.
How taxes are prorated when I sell in Cherry Creek
- At closing, taxes are usually prorated using the latest county figures so the buyer and seller each pay for their share of the year, with the title or closing agent handling the calculation.
Whether rising values always mean higher taxes
- Not always; mill levies can change year to year, so a lower combined levy can partially or fully offset a higher assessed value, and the reverse can also occur.
