Understanding Titled Manufactured Homes (Mobile Homes)
Boulder County Notices of Value are being mailed to all property owners in the county on May 1 of odd numbered years. During even numbered years, new Notices of Value are mailed only for properties for which value has been reappraised during the previous year. Each of us shares in providing revenue for our local services including schools, police and fire protection, local government, public works, and public health. The Colorado property tax system is designed to distribute taxes according to the value of the property.We are pleased to provide you with the list below of frequently asked questions, that has been created with the sole intent of addressing the specific concerns of the owners of manufactured homes.
1. Are mobile homes below a certain value tax exempt?
Legislation signed on June 2, 2022 creates a property tax exemption for mobile homes that have an actual value of $28,000 or less. For the purposes of this law “mobile home” refers to a mobile home or manufactured home that does not have a certificate of permanent location (CRS 39-3-126.5).
2. What sales do you use to determine the market value of my home?
By state law, values are determined by considering sales that occurred during the specified base period. The base period for your 2023 value includes qualified sales that occurred between July 1, 2020 and June 30, 2022. At that time, all previous values are removed, and new values are set based on these sales.
3. My home is in a mobile home park/community, and I do not own the land. How do you adjust for this?
Manufactured homes not permanently affixed to land are valued only using sales of other manufactured homes that are also not permanently affixed to land on which they are set. Therefore, no adjustment is necessary.
4. How do I find out about manufactured home sales in my area?
Please contact our office. Our public information staff can provide you with the list.
5. If I disagree with the Assessor’s valuation of my property, what should I do?
Property owners can appeal the Assessor’s valuation of their property between May 1 and June 8 of each year. You may appeal your assessment in writing (by mail or fax), in person, or by completing the Online Appeals Form found on our website.
Online
You can submit your appeal via an Online Appeal through the Assessor’s website. In order to submit an online appeal, you will need your home’s account number (beginning with the letter “M”) and your Personal Identification Number (PIN) that appears on the Notice of Valuation you received in the mail.
By mail
If you choose to mail a written appeal, you may elect to complete the appeal form included with your Notice of Valuation (NOV). To preserve your right to appeal, your mailed appeal must be postmarked no later than June 8. Our mailing address is:
Boulder County Assessors Office
PO Box 471
Boulder, CO 80306
By fax
To preserve your right to appeal, your faxed appeal must be received in our office no later than 11:59:59 p.m. on June 8. If you are faxing your appeal on June 8, please be sure to allow enough time in the event that others are also faxing their appeals at the last minute. We will not accept any appeal time-stamped after 11:59:59 p.m. on that date. Our fax number is 303-441-4996.
In person
If you wish to appeal in person, please come to the Assessor’s Office located on the 2nd floor of the Boulder County Courthouse, 1325 Pearl Street in Boulder (Location and driving directions). You may also appeal in person by coming to one of the Remote Appeals Locations.
While we make every effort to accommodate those who appeal in person, we recommend that you come to the Assessor’s Office early in the appeal period to avoid crowds and delays you may encounter at the end of the month. The appraiser conducting your meeting will probably review your property record with you and may give you information about comparable properties. Present any information you have. The appraiser will not commit to a change in value at this meeting, even though you may have uncovered an error or the assessment appears to be inequitable. We will answer every inquiry in writing by August 15.
To preserve your right to appeal, you must present your oral or written appeal in the County Assessor’s Office on or before 4:30 PM on June 8.
Where can I find additional information?
The staff in the Assessor’s Office can answer questions regarding classification and valuation of your property. The County Treasurer’s staff can answer questions regarding the billing and payment of tax. The Boulder County Assessor’s website provides guidelines, forms, procedures and other assessment and property tax-related information, including the online appeals form. You may also contact the Assessor by phone at 303-441-3530. The County Treasurer’s phone number is 303-441-3520. We look forward to the opportunity to answer your questions. If you need assistance in Spanish, please call the Assessor’s Office at 303-441-3530, to find out when translation assistance will be available.
