10/31/2025
Property Taxes Are Climbing in Jefferson County
Here’s What You Can Do Before 2026
If you own a home in Arvada, you’ve probably felt it: property values are up, assessed values are up, and property tax bills are not what they were a few years ago. A lot of homeowners are seeing higher escrow payments, surprise increases from their mortgage servicer, or notices from the county that make their stomach drop.
Let’s slow this down, make it clear, and talk about what you can still do — legally — to control the damage before 2026.
We’ll cover:
Let’s slow this down, make it clear, and talk about what you can still do — legally — to control the damage before 2026.
We’ll cover:
- Why property taxes are going up in Jefferson County (where most of Arvada sits)
- What you can still appeal or correct
- How to plan cash flow so you’re not blindsided
- The tax breaks most Arvada homeowners are not using
- Moves to consider before year-end if you’re thinking about selling, downsizing, or retirement
This post is written for Arvada homeowners, but it’s also useful if you’re buying, renting with intent to buy, or helping aging parents manage a home.
1. Why your property tax bill is going up
Your property tax bill is based on two big things: The county’s assessed value of your property. The mill levy (the tax rate applied by local governments, schools, fire, etc.).
When home prices shoot up, assessed values tend to follow. Jefferson County and surrounding Front Range counties have seen major appreciation the last few years. Even if home prices cool a little, the assessment process lags the market. So you can see a higher taxable value even if you personally feel like the market isn’t “that hot” anymore.
Here’s the part most homeowners miss:
When home prices shoot up, assessed values tend to follow. Jefferson County and surrounding Front Range counties have seen major appreciation the last few years. Even if home prices cool a little, the assessment process lags the market. So you can see a higher taxable value even if you personally feel like the market isn’t “that hot” anymore.
Here’s the part most homeowners miss:
- Property tax increases aren’t only about fancy flips and new builds. Regular middle-class houses in Arvada — brick ranch, 1970s tri-level, nothing dramatic — are getting reassessed thousands (sometimes tens of thousands) higher.
- When that happens, even if the mill levy stays flat, your actual bill goes up.
That’s why you’re paying more for “the exact same house you already live in.”
There’s also a political layer: Colorado has tried to soften this with temporary rate reductions and homeowner relief measures. Some relief helps a little, but none of it fully cancels out fast-rising valuations. Translation: you’re still feeling it.
So if you’re thinking, “Is this just me?” No. It’s happening across Jefferson County, and Arvada is absolutely included.
There’s also a political layer: Colorado has tried to soften this with temporary rate reductions and homeowner relief measures. Some relief helps a little, but none of it fully cancels out fast-rising valuations. Translation: you’re still feeling it.
So if you’re thinking, “Is this just me?” No. It’s happening across Jefferson County, and Arvada is absolutely included.
2. Step one: Check if your assessed value is even accurate
Most people never do this. You should.
Your property tax notice includes the “actual value” the assessor believes your home is worth. That number drives everything. If it’s inflated, you’re overpaying every single year — and you’ll keep overpaying unless you challenge it.
Here’s what to look for:
Your property tax notice includes the “actual value” the assessor believes your home is worth. That number drives everything. If it’s inflated, you’re overpaying every single year — and you’ll keep overpaying unless you challenge it.
Here’s what to look for:
- Wrong square footage. If the county thinks your home is larger than it really is, that’s money straight out of your pocket.
- Wrong condition. The county often assumes “typical/average condition.” If you’ve got an original 1994 kitchen, old carpet, or a basement you never finished, and they’re valuing you like a remodeled comp down the street, you may have grounds to challenge.
- Bad comps. The assessor uses comparable sales. If they’re using sales from fully renovated homes or homes with additions, and yours doesn’t match that level, that’s evidence.
Action item: Pull up your property record from the Jefferson County Assessor’s site. Verify bed/bath count, square footage (finished vs unfinished), lot size, basement finish status, year of remodels. Save screenshots.
If anything is off, that’s not “nice to know.” That’s “I should appeal.”
If anything is off, that’s not “nice to know.” That’s “I should appeal.”
3. Can you still appeal?
There are two types of pushback:
A. Regular assessment appeal window
Each reassessment cycle has a protest/appeal window. If you appeal on time, you can argue your value down using comps and condition. If you win, that lowers the taxable value going forward for that assessment cycle.
B. Corrections / factual errors
Even outside the normal protest window, you can sometimes get the county to correct factual mistakes — for example, if they list your home as having a finished walkout basement and you’ve got cinderblock, storage, and a water heater. This isn’t a “my taxes are too high” argument. It’s a “your data is wrong” argument. Counties care about accuracy and are more willing to fix that.
Why this matters: getting even 3–5% shaved off assessed value can make a noticeable difference over the life of the property.
If you’re not sure how to position it, this is something a tax professional (or in some cases a property tax consultant) can help with. It’s not just about “arguing.” It’s about speaking the county’s language.
A. Regular assessment appeal window
Each reassessment cycle has a protest/appeal window. If you appeal on time, you can argue your value down using comps and condition. If you win, that lowers the taxable value going forward for that assessment cycle.
B. Corrections / factual errors
Even outside the normal protest window, you can sometimes get the county to correct factual mistakes — for example, if they list your home as having a finished walkout basement and you’ve got cinderblock, storage, and a water heater. This isn’t a “my taxes are too high” argument. It’s a “your data is wrong” argument. Counties care about accuracy and are more willing to fix that.
Why this matters: getting even 3–5% shaved off assessed value can make a noticeable difference over the life of the property.
If you’re not sure how to position it, this is something a tax professional (or in some cases a property tax consultant) can help with. It’s not just about “arguing.” It’s about speaking the county’s language.
4. How this affects your monthly payment (escrow shock)
Let’s say your property taxes go up $1,200/year.
Your mortgage company usually pays property taxes for you through escrow. When they see your tax bill jump, they do two things: They adjust your escrow going forward. They often also try to “true up” the shortage from last year.
That’s when you get the ugly letter saying your mortgage payment is about to increase by a few hundred dollars a month.
A lot of Arvada homeowners panic at that point, because their mortgage payment was predictable for years and suddenly jumps overnight.
Here are two ways to get ahead of that:
Your mortgage company usually pays property taxes for you through escrow. When they see your tax bill jump, they do two things: They adjust your escrow going forward. They often also try to “true up” the shortage from last year.
That’s when you get the ugly letter saying your mortgage payment is about to increase by a few hundred dollars a month.
A lot of Arvada homeowners panic at that point, because their mortgage payment was predictable for years and suddenly jumps overnight.
Here are two ways to get ahead of that:
- Call your servicer before the adjustment hits. Ask how much your escrow account is short and whether they’ll let you cover some or all of that shortage as a one-time payment instead of rolling it entirely into the monthly payment.
- Budget now for next year’s increase. If we’re heading into 2026 with higher assessed values, assume escrow will rise again. You don’t want that surprise hitting you right after the holidays.
This is cash flow planning, not tax strategy — but it makes a real difference in affordability.
5. Senior/long-term owner relief: Are you (or your parents) leaving money on the table?
Colorado offers partial property tax relief for qualifying older homeowners. Many longtime Arvada homeowners qualify and don’t use it.
If you (or a parent) meet requirements like:
You’re 65+,
You’ve owned and lived in the home as your primary residence for a set number of years (often 10+),
The home is in Colorado,
you may be eligible for a property tax exemption on part of your home’s value. That exemption reduces the taxable value before the tax rate is even applied.
That’s huge over time.
This is especially important for:
Seniors living on fixed income but getting hammered by rising taxes in neighborhoods that “blew up” in value.
Adult children helping aging parents stay in the house instead of moving.
If you’re not sure whether you or your parents qualify, this is worth checking immediately. People assume “there’s probably nothing I can do,” and that assumption costs them real money.
6. I rent in Arvada, so why should I care about property taxes?
Because property taxes flow through rent, especially in single-family rentals and small plexes.
If you’re renting a house or townhouse, your landlord’s tax bill going up can absolutely become “your rent is going up in January.”
This is also part of the conversation for first-time buyers. If you’re thinking about buying in 2026, rising property taxes affect:
If you’re renting a house or townhouse, your landlord’s tax bill going up can absolutely become “your rent is going up in January.”
This is also part of the conversation for first-time buyers. If you’re thinking about buying in 2026, rising property taxes affect:
- Your monthly payment (because escrow will be higher)
- Your debt-to-income ratio in underwriting
- Your comfort level with stretching price
In plain terms: You can afford “$X purchase price” on paper, but that doesn’t mean you can afford the ongoing tax load. Ask about taxes, not just list price.
7. Year-end moves to reduce the hit (and possibly help your 2025/2026 taxes)
There are a few smart moves you can consider before the calendar flips.
1. Prepaying property taxes (if it makes sense for you).
Some taxpayers, depending on their federal situation, choose to pay property taxes before year-end so they can deduct them in the current tax year instead of next year. This does NOT help everyone — there are deduction caps, and the SALT (state and local tax) deduction limit is still a factor — but in certain income ranges it can smooth out tax liability.
This is not a DIY move. It’s a “run it by your tax pro first” move, because timing your deduction wrong can either save you money or do nothing.
2. Charitable giving and Colorado credits.
Why does this matter for property tax? Because if you’re feeling squeezed by higher housing costs, you want relief anywhere else you can get it. Certain Colorado charitable contributions may qualify for state credits or deductions. Small credits can offset at least part of that “my escrow went up and now everything’s tight” feeling. You’re legally shifting money toward charitable giving and away from tax liability.
3. Clean up basis records if you’re thinking of selling.
If you’re considering downsizing in 2026 or 2027 because the tax burden is getting uncomfortable, start organizing records now:
1. Prepaying property taxes (if it makes sense for you).
Some taxpayers, depending on their federal situation, choose to pay property taxes before year-end so they can deduct them in the current tax year instead of next year. This does NOT help everyone — there are deduction caps, and the SALT (state and local tax) deduction limit is still a factor — but in certain income ranges it can smooth out tax liability.
This is not a DIY move. It’s a “run it by your tax pro first” move, because timing your deduction wrong can either save you money or do nothing.
2. Charitable giving and Colorado credits.
Why does this matter for property tax? Because if you’re feeling squeezed by higher housing costs, you want relief anywhere else you can get it. Certain Colorado charitable contributions may qualify for state credits or deductions. Small credits can offset at least part of that “my escrow went up and now everything’s tight” feeling. You’re legally shifting money toward charitable giving and away from tax liability.
3. Clean up basis records if you’re thinking of selling.
If you’re considering downsizing in 2026 or 2027 because the tax burden is getting uncomfortable, start organizing records now:
- Big improvements: roof, windows, HVAC, additions, major plumbing, etc.
- Dates and amounts paid.
This matters when you sell because it affects capital gains. A cleaner basis record can mean less taxable gain later. Less taxable gain = more of your sale proceeds stay with you and can fund the next place (or retirement).
8. When should you seriously consider appealing or asking for help?
Here are red flags where you should not just “let it go”:
- Your assessed value jumped way more than similar homes on your block.
- Your home has condition issues (foundation, water intrusion, outdated systems) and the county valued it like it’s fully remodeled.
- You’re on a fixed income and the tax increase is threatening housing stability.
- You got a mortgage escrow notice that made you say bad words out loud.
Also: If you’re helping older parents who live in Arvada or nearby and they’re telling you “I don’t know how I’m going to afford this house anymore,” that is not just small talk. That is the moment to step in and look at exemptions, appeals, senior relief programs, and timing of a possible downsize.
9. What to do next (and why doing nothing costs you)
Here’s your action plan: Pull your assessed value from Jefferson County and read it like a hawk.
Check square footage, finished areas, condition, and comps. Screenshots are proof. Call your mortgage servicer and ask how rising taxes will affect escrow next cycle.
Do not wait for them to send the “effective immediately” letter. If you’re 65+ (or helping someone who is), ask about the senior property tax break.
Many people qualify and never claim it. Ask a tax professional if prepaying part of your property tax, or timing certain deductions in 2025 vs 2026, could lower your total tax bill.
You want strategy, not reaction. If the house is starting to feel unaffordable, talk to someone before it becomes urgent.
Selling under pressure is expensive. Selling with a plan is leverage.
Check square footage, finished areas, condition, and comps. Screenshots are proof. Call your mortgage servicer and ask how rising taxes will affect escrow next cycle.
Do not wait for them to send the “effective immediately” letter. If you’re 65+ (or helping someone who is), ask about the senior property tax break.
Many people qualify and never claim it. Ask a tax professional if prepaying part of your property tax, or timing certain deductions in 2025 vs 2026, could lower your total tax bill.
You want strategy, not reaction. If the house is starting to feel unaffordable, talk to someone before it becomes urgent.
Selling under pressure is expensive. Selling with a plan is leverage.
Bottom line:
Property taxes in Jefferson County are rising, and Arvada homeowners are already feeling it in higher escrow payments and tighter budgets. You can’t stop the market from appreciating, but you can challenge an inflated assessment, claim relief you’ve earned — especially for seniors — and plan ahead so 2026 doesn’t hit you like a brick.
If you want help reviewing your assessed value, appealing, or planning around next year’s tax bill, that’s exactly what we do.
If you want help reviewing your assessed value, appealing, or planning around next year’s tax bill, that’s exactly what we do.
