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The 2026 Broomfield Property Tax Protest Guide

A plain-English guide for Broomfield homeowners.

From Jackson Granger, Coldwell Banker Global Luxury. Free.

For informational purposes only. Verify all details with the Broomfield Assessor's Office.

About This Guide

Why I Wrote This

Hi, I'm Jackson. Broomfield homeowner. Colorado broker with Coldwell Banker Global Luxury.

This spring, neighbors started asking the same question: "Is my valuation right, and what can I do about it?"

This guide answers that clearly.

Filing a protest is your legal right. It costs nothing. The assessor cannot raise your value because you protested. If successful, the adjusted value applies for two full years.

I am not your attorney, appraiser, or tax advisor. This guide is informational only.

Free to File

Value Can't Go Up

Savings Last 2 Years

How It Works

How Colorado Property Taxes Are Calculated

Your tax bill comes from three numbers multiplied together. You can only protest one of them.

Actual Value × Assessment Rate × Mill Levy = Your Tax Bill

Actual Value

Set by the Broomfield Assessor. The only number you can protest.

Assessment Rate

Set by the State of Colorado. Not appealable.

Mill Levy

Set by local taxing authorities. Not appealable.

Reduce the actual value and the savings flow through. But results depend on your evidence and the assessor's review.

Rates subject to change. Verify with the Broomfield Assessor's Office.

Key Dates

The 2026 Protest Timeline

Mark these dates. The protest window is short.

Verify current deadlines with the Broomfield Assessor's Office.

Source: Broomfield Assessor - Valuation Process (broomfield.org)

Reading Your Notice

How to Read Your Notice of Valuation

Pull out your notice. Look for these eight fields.

1. Schedule Number

Your property ID. Required to file.

2. Tax Year and Tax Area

Confirms this is your 2026 notice and your tax district.

3. Legal Description and Property Address

Verify it matches your property.

4. Property Classification

Usually Single Family Residential. If it looks wrong, note it.

5. Prior Year Actual Value

Last cycle's assessed value. Useful for comparison.

6. Current Year Actual Value

The 2026 number. This is what you are reviewing.

7. Change in Value

The dollar swing. A large increase may be worth reviewing against comps.

8. Property Characteristics

Year built, beds, baths, square footage, garage. Check these carefully.

Grounds for Protest

Five Reasons a Valuation May Be Worth Reviewing

A protest needs specific, documentable evidence. Here are the five most common grounds.

Incorrect Property Characteristics
The assessor's record may list your square footage, bedroom count, or year built incorrectly. If the data doesn't match your property, that discrepancy may support a protest.

Comparable Sales Below the Assessed Value
If similar homes sold for less during the required sales period, that data may support a lower valuation. Sales must fall within the July 1, 2022 to June 30, 2024 window.

Property Condition Not Reflected in the Value
Foundation issues, deferred maintenance, or location factors like a busy road may not be reflected in the value. Photos and documentation can help support this.

Possible Misclassification
If your property type is listed incorrectly, that may affect how comps are selected. Verify the correct classification with the Broomfield Assessor's Office.

A Recent Independent Appraisal
A professional appraisal below the assessed value may be useful evidence. It should be based on the required sales period to be most relevant.

Critical Rule

The Sales Window That Determines Your Comps

July 1, 2022 – June 30, 2024

This is the most important rule before you build your case.

Colorado law requires the assessor to use sales from this specific window. It is called the base period.

Sales outside this window will generally not be accepted. Check the closing date on every comp before you include it.

Source: Broomfield Property Valuation Process (broomfield.org)

Finding Comps

How to Find Comparable Sales

Here are three ways to find comps within the required July 1, 2022 to June 30, 2024 window.

Broomfield's Own Sales Data

The assessor publishes the sales data used in valuations. Start at the Online Appeal Portal: appeals.spatialest.com/co-broomfield.

A Local Real Estate Agent

An agent with MLS access can pull closed sales from the base period. This is typically the most complete and date-accurate source.

Public Real Estate Websites

Zillow, Redfin, and Realtor.com can be a starting point. Verify closing dates carefully before including any sale.

What Makes a Comparable Sale Useful

  • Same neighborhood, or as close as possible
  • Same property type (single family, townhouse, condo)
  • Similar square footage, within approximately 10 percent
  • Similar bedroom and bathroom count
  • Similar age and condition
  • Closed sale within the July 1, 2022 to June 30, 2024 window
Prepare Your Case

What to Gather Before You File

Pull these together before you file. Most homeowners finish in one to two hours.

Document Checklist

  • Your 2026 Notice of Valuation
  • Three to five comparable sales, including address, closing date, sale price, square footage, and beds and baths
  • Photos of any condition issues that may affect value
  • A recent independent appraisal, if you have one
  • Notes on any property characteristics that appear incorrect
  • Your proposed actual value

How to Calculate a Proposed Value

Find the average price per square foot across your comps. Multiply by your home's square footage. That is your proposed value. This is not a formal appraisal — it is a starting point.

File Online

How to File Your Protest Online

Filing online is the fastest option. You will get your decision by email.

01
02

Enter your Schedule Number from the top of your Notice of Valuation.

03

Review your property information and note any errors.

04

Enter your proposed actual value as of June 30, 2024.

05

Upload your supporting documents — comps, photos, or appraisal.

06

Write a short two to three paragraph explanation. State your proposed value and reference your comps.

07

Submit and save your confirmation.

Source: Broomfield Online Appeal System (appeals.spatialest.com/co-broomfield/)

Alternative Filing

Filing by Mail or In Person

Prefer not to file online? Both options below are valid. Both require a June 8, 2026 postmark or delivery.

By Mail

Include in your letter:

  • Schedule Number
  • Proposed actual value as of June 30, 2024
  • Reason for protesting
  • Supporting documentation

Mail to:

Broomfield County Assessor
One DesCombes Drive
Broomfield, CO 80020

(Regular mail: P.O. Box 1149, Broomfield, CO 80038-1149)

Keep proof of mailing. The postmark date counts.

In Person

Bring your documentation to the Assessor's Office at One DesCombes Drive, Broomfield, CO 80020.

You must appear by June 8, 2026. Verify office hours with the Broomfield Assessor's Office before your visit.

Protest Template

A Sample Protest Narrative

Two to three paragraphs is enough. Adapt this template. Replace the brackets with your information.

"My 2026 Notice of Valuation lists my property at [assessed value]. Based on comparable sales in my neighborhood during the required base period of July 1, 2022 through June 30, 2024, I believe the actual value may be closer to [your proposed value].

I have identified [number] comparable sales that may support this conclusion. The average price per square foot of these sales is approximately [$X]. Applied to my home's [square footage] square feet, this suggests a value of approximately [your proposed value]. Details for each comparable sale are attached.

[Optional: The Notice of Valuation also lists my property characteristics as follows: [assessor's record]. The actual condition of my property is [your description]. I have attached documentation to support this correction.]

I respectfully request that the actual value be reviewed and, if supported by the evidence, adjusted to [your proposed value]. Thank you for your time."

Keep it factual. Reference your comps. No emotional language.

After You File

What Happens After You File

Late June 2026:

The assessor reviews your protest. They may contact you for clarification. Respond promptly.

End of June 2026:

You receive a Notice of Determination (NOD). Three possible outcomes:

Granted in Full

Your value is adjusted to the amount you requested.

2

Granted in Part

Your value is reduced, but not as much as you proposed.

3

Denied

The assessor did not find sufficient evidence. Your value stays the same.

Source: Broomfield Appeal Process (broomfield.org)

If You're Denied

If You're Denied: The Board of Equalization

A denial is not the end. You can appeal to the Broomfield Board of Equalization (BOE).

What to Expect at the BOE

A more formal hearing where you present your case in person.

You can use the same evidence plus anything new you have gathered.

Beyond the BOE

If the BOE denies, further options include the Board of Assessment Appeals, District Court, or binding arbitration.

These must generally be filed within 30 days. Consulting an attorney or property tax professional is worth considering.

Filing instructions are included with your NOD. Review them carefully.

Source: Broomfield BOE Process (broomfield.org)

Common Mistakes

Five Things That Can Weaken a Protest

These are the most common mistakes. Avoiding them makes your protest easier to review.

Waiting for the Next Cycle

Colorado valuations only happen in odd-numbered years. Miss June 8 and you are locked in until 2028.

Using Comps Outside the Required Window

Only sales from July 1, 2022 to June 30, 2024 are generally accepted. Check every closing date.

Protesting the Tax Bill Instead of the Value

You can only protest the actual value. The assessment rate and mill levy are not appealable.

Filing Without Evidence

A general belief that the value is too high is not enough. You need comps, characteristic errors, photos, or an appraisal.

Missing the BOE Deadline After a Denial

If denied, you have until July 15, 2026 to appeal to the BOE. Missing that deadline closes the option.

Quick-Start Checklist

Your Pre-Filing Checklist

Work through this before you file.

  • Open your 2026 Notice of Valuation and review it carefully
  • Check your property characteristics for any errors
  • Pull three to five comparable sales from the July 1, 2022 to June 30, 2024 window
  • Calculate your proposed value using average price per square foot
  • Take photos of any condition issues that may affect value
  • Write a short two to three paragraph protest narrative
  • Save your filing confirmation
  • Watch for your Notice of Determination by end of June
  • If denied, file your BOE appeal by July 15, 2026

Verify all deadlines with the Broomfield Assessor's Office. Informational only.

Want a Second Set of Eyes on Your Comps?

If you are unsure whether your valuation is supported by the market, I am happy to help you review the comparable sales.

I can help you understand what may be useful, what may not, and what questions to ask before you file.

Request a 15-minute comp review.

Jackson Granger
Coldwell Banker Global Luxury
License: FA.100105702
jackson.granger@cbrealty.com
469-500-7387

Sources:
broomfield.org/4013 · broomfield.org/3634 · broomfield.org/643 · appeals.spatialest.com/co-broomfield/ · broomfield.org/4458

For informational purposes only. Not legal, tax, or appraisal advice. Verify all details with the Broomfield Assessor's Office. Jackson Granger is a licensed Colorado real estate broker, not an attorney, appraiser, or tax advisor. License FA.100105702.

Jackson Granger, REALTOR®

The property information herein is derived from various sources that may include, but not be limited to, county records and the Multiple Listing Service, and it may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. Affiliated real estate agents are independent contractor sales associates, not employees. ©2026 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

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