Nova55Living › Fort Collins / Northern CO › Larimer County Property Tax Guide
Verified against Larimer County Assessor and Colorado General Assembly sources · 2025
Larimer County’s median effective property tax rate is approximately 0.56% — below the Colorado median and well below the national median of 1.02%. For retirees moving from high-tax states, this is a material savings that most buyers never see listed on any community brochure.
Example on a $700,000 home: ($700,000 − $55,000) × 6.7% = $43,215 assessed value. At a total mill levy producing ~0.56% effective rate, annual tax ≈ $3,920.
| Community | Typical Price | Est. Annual Tax | After Senior Exemption | Monthly |
|---|---|---|---|---|
| Sonders Fort Collins (typical) | $720K | ~$4,032 | ~$3,472 | ~$289 |
| The Lakes at Centerra | $700K | ~$3,920 | ~$3,360 | ~$280 |
| Cottages at MacKenzie Place | $633K | ~$3,545 | ~$2,985 | ~$249 |
| Lakeshore at Centerra | $340K | ~$1,904 | ~$1,344 | ~$112 |
| Avenida at Centerra | $340K | ~$1,904 | ~$1,344 | ~$112 |
| Westlake Village (est.) | $310K | ~$1,736 | ~$1,176 | ~$98 |
| Mirasol (est.) | $360K | ~$2,016 | ~$1,456 | ~$121 |
| National median comparison | $700K | ~$7,140 | — | ~$595 |
Estimates use ~0.56% effective rate. Metro district overlays at Sonders and Centerra-area communities may increase actual bill. Pelican Lakes is in Weld County — verify separately. Always confirm with Larimer County Assessor at larimer.gov/assessor.
Qualifying Colorado homeowners 65 and older who have owned and occupied their primary residence for at least 10 consecutive years receive a property tax exemption on 50% of the first $200,000 of actual value. The State pays the taxes on the exempted value — it is a real reduction, not a deferral.
| Requirement | Details |
|---|---|
| Age | 65 or older as of January 1 of application year |
| Ownership | 10 consecutive years of ownership AND occupancy as primary residence |
| 2025 Portability Change | If you moved within Colorado between Jan 1, 2020 and Dec 31, 2024, you may still qualify without restarting the 10-year clock. Previously any in-state move forfeited the exemption permanently. |
| Application | File with Larimer County Assessor; once approved, remains in effect |
| Tax Savings (example) | 50% of first $200K = $100K exempt; at ~0.56% effective = ~$560/year saved |
Before this change, a Colorado retiree who had lived in their Denver home for 15 years and qualified for the Senior Homestead Exemption would lose it entirely if they moved to Fort Collins to be near family — and would have to restart the 10-year clock. Starting with the 2025 tax year, qualifying in-state moves made between 2020 and 2024 no longer forfeit the exemption. This is relevant for a specific subset of buyers — but for those it affects, it’s significant.
Veterans with a 100% permanent VA disability rating pay zero property tax on their primary residence in Colorado. Veterans with TDIU (unemployability) status now also qualify following a 2024 ballot measure. Apply with Larimer County Assessor with VA documentation.
Newer Northern Colorado communities — including Sonders Fort Collins and likely Avenida at Centerra — overlay a Metropolitan District on the base Larimer County tax. The ~0.56% effective rate is a county average; specific parcels in new builds will have a higher total mill levy. Verify the full mill levy for any specific parcel before calculating your actual annual tax bill. Ask the builder or check Larimer County Assessor’s parcel detail at larimer.gov/assessor.
| County | Effective Rate | Tax on $600K | After Senior Exemption |
|---|---|---|---|
| El Paso County (Colorado Springs) | ~0.47% | ~$2,820 | ~$2,355 |
| Larimer County (Fort Collins) | ~0.56% | ~$3,360 | ~$2,800 |
| National median | ~1.02% | ~$6,120 | — |
Both are well below the national median. Colorado Springs wins on property tax alone; Fort Collins wins on mountain town lifestyle, CSU cultural amenities, and I-25 north proximity.