Don't Love Your Pitkin County Valuation?
Susan’s ASPEN INTEL · a Pitkin County HOMEOWNER PSA :
⏰ LAST DAY TO APPEAL: JUNE 8 start by filing online.
A two-minute read that could be worth a lot more than two minutes.
photo by Susan Plummer , Hike to Crested Butte from Aspen
Every spring, Notices of Valuation land in Aspen mailboxes and produce one of two reactions: a quiet "huh, that seems high," followed by filing it in the junk drawer — or actually doing something about it. This is your friendly nudge to be in the second group, because the window to push back closes June 8, 2026.
Here's the part most people miss: appealing your valuation isn't a complaint about your tax bill, and it doesn't make you a troublemaker. The Assessor's office is refreshingly blunt about it — their actual words are "If you don't like your valuation, come talk to us. We work for you." So let's talk about how.
First, what you're actually appealing
You're not appealing your taxes — you can't, and the Assessor's office will be the first to tell you so. You're appealing the estimated market value placed on your property. A successful protest says one of two things: the County's record of your property is wrong (wrong square footage, a bathroom that doesn't exist, a "view" of the neighbor's garage), or comparable homes near you sold for less than the value they've assigned you. Get the value corrected, and the tax math takes care of itself.
"But 2026 isn't a reappraisal year…"
Correct — 2026 is what the County calls an intervening year. Pitkin County reappraises in odd years (2025, 2027, 2029), and the next full reappraisal lands May 1, 2027. The 2025 value carries over. But — and this is the part worth knowing — you can still protest during the intervening year if you believe that carried-over value is off. The window is open. You don't have to wait for 2027.
How to file — it's free, and you don't need to hire anyone
You can absolutely do this yourself, at no cost. Three ways to file your protest with the Assessor:
Online: Fill out the protest form on the Assessor's website at pitkincounty.com/assessor.
The postcard: Flip over the Notice of Valuation postcard you received — the appeal form is printed right on the back.
In person or by mail: Pitkin County Assessor, 530 E. Main St., Suite 204, Aspen.
Whichever you choose, the secret to a strong appeal is evidence: comparable sales in your neighborhood from the relevant time frame, and any correction to your property's record. Pull comps from the "Comparable Sales" section on the Assessor's site, or — easier — keep reading.
What happens after you file
The Assessor reviews and mails you a Notice of Determination by June 30.
Still disagree? You can appeal to the County Board of Equalization (CBOE) between July 1 and July 15; those are decided by August 5.
Beyond that, the steps are the Board of Assessment Appeals, arbitration, or district court — instructions come with each decision.
Where I come in — minus the deadline scramble. Here's the open secret: the Assessor's own website lets you pull comparable sales for your property. The skill is knowing which comps actually make the case for a lower value. So I've boiled the whole process into a free, step-by-step Aspen Appeal Guide — how to find your comps, what makes a protest stick, and the exact filing steps before June 8. Call or text me at 970-948-6786. You can also send a DM @aspenintel with the word GUIDE and it's yours. And if your appeal gets denied and moves to the County Board of Equalization in July, that's the moment for a deeper, hands-on review — reach out then and we'll build your case with real time to do it right.
Quick facts
Appeal window: May 1 – June 8, 2026 (Assessor level)
Cost: Free to file yourself
You're appealing: Property value, not taxes
Assessor: Deb Bamesberger · 970-920-5160
Email:assessormail@pitkincounty.com
Web:pitkincounty.com/assessor
Susan's Aspen Intel — the Real Deal in Aspen and Real Estate. This is general information, not legal or tax advice; deadlines and details are set by the Pitkin County Assessor's office, so confirm specifics with them directly.
- ONE PAGE APPEAL GUIDE
