Larimer County Property Assessor 2026: Search & Tax Records

Larimer County, Colorado • verified August 12, 2026

Find the Right Larimer Property Record

Use Larimer County’s free Assessor search for a Fort Collins, Loveland, Estes Park or other county parcel, then save the account, schedule and parcel identifiers before moving to taxes, deeds, maps or valuation records.

This guide explains address and owner lookup, parcel-map research, 2026 valuation rules, tax-year confusion, CBOE status, comparable-sale evidence, recorded documents, exemptions and the exact fix when an official search returns the wrong property.

Choose the Correct Tool Search Step by Step 2026 Status

Official Assessor lookup Free Larimer County warns against paid offers claiming you must pay for a property record.

2026 Assessor protest Closed June 8 Real-property protests were accepted May 1 through June 8, 2026.

2026 NOD June 30 Notices of Determination were mailed and made available online June 30.

2025 taxes paid in 2026 Now delinquent if unpaid Published full and installment deadlines have passed.

Fast Answer: Is the Larimer County Property Search Free?

Yes. Start with the Larimer County Assessor Free Property Search for assessment records. Use the Treasurer for a tax balance or payment, Land Information Locator for a map, and Clerk & Recorder EASY ACCESS for deeds, mortgages and liens.

Scam warning: Larimer County says it will not require you to pay to protest property or receive a property record. The Assessor has also warned in August 2026 about AI-generated misinformation claiming new federal property-tax benefits or federal tax forms that officials could not verify.

Independent guide: AssessorPropertySearch.org is not Larimer County and does not operate the official database. Never submit a tax payment, sensitive identity document or private business-property information to a lookalike property-search site.

Which Larimer County Property Tool Should You Use?

The Assessor, Treasurer, GIS and Clerk & Recorder answer different property questions. Choosing the right system first prevents most dead ends.

Property value, owner, address or parcel

Use the Assessor for assessment records, owner/location information, property characteristics, sales, actual value, assessed value, classification and valuation questions.

Official Larimer County Assessor Open Free Property Search

Parcel map, zoning context or nearby land

Use the Land Information Locator for visual parcel research. After identifying a property, map layers can help with tax parcels, zoning context, roads and other geographic information.

Official Larimer County GIS Open Land Information Locator

Tax bill, payment or receipt

Use the Treasurer for taxes due, payment status, delinquent amounts and receipts. The Assessor values property but does not collect your tax payment.

Official Larimer County Treasurer Open Property Tax Search

Deed, mortgage, lien or recorded document

Use EASY ACCESS for recorded-document data and images. This is the correct route when an assessor owner display is not enough for legal-record research.

Official Larimer Clerk & Recorder Open EASY ACCESS Help

How to Search Larimer County Property Records Online

Use this sequence for most free address, owner, schedule, account or parcel searches.

Open the official Assessor property search

Start with Larimer County’s free Property Search rather than a private paid report.

Search with the cleanest information you have

Use a property address first when you know it. If you already have an account/schedule number or 10-digit parcel number, use that exact identifier because it avoids name and address ambiguity.

Reduce the address when a full search fails

Try only the street number and street name, such as 100 Main, before adding direction, suffix, unit, city or ZIP information.

Verify the correct property

Compare situs address, owner, account number, schedule number, parcel number, tax area, subdivision and legal-description clues.

Review value, improvements and sales

Check actual value, land/improvement information, square footage, year built, sale history and other characteristics before relying on the assessment.

Save the identifiers before switching systems

Keep the account/schedule number, parcel number and reception number when available; they make tax, map, deed and appeal research much faster.

Larimer County Property Search by Address — Including Fort Collins

For most homeowners and buyers, address search is the quickest starting point. A Fort Collins address is still assessed through the Larimer County Assessor.

Start simple

Enter the house number and street name. Larimer’s 2026 protest appointment search uses examples such as 100 E Main St and specifically tells users to enter the address number and street name.

Condo or unit?

If a full unit address returns nothing, search the building address and compare the account/schedule and legal-description details among the results.

Rural or vacant land?

Use the 10-digit parcel number or map when a normal street address does not uniquely identify acreage, vacant land or a newly created parcel.

Fort Collins jurisdiction tip: the county Assessor remains the assessment starting point, but building permits and zoning can be a city or county matter. Larimer County’s permit guidance tells users to check the tax district/property record when deciding whether a site is inside county jurisdiction.

Address-search fallback ladder

Search house number + street name.
Remove apartment/unit information.
Remove ZIP code and city.
Try without street suffix such as Street, Avenue, Road or Drive.
Try parcel number or schedule/account number.
Open the GIS map and identify the parcel visually.
Call the Assessor if the property still cannot be matched.

Owner Name, Account Number, Schedule Number and Parcel Search

Names and addresses can change. Numeric identifiers are usually safer when you need taxes, records or an appeal to match one exact property.

Identifier	What it means	Best use
Owner name	Name carried in the Assessor ownership dataset.	Finding candidate properties when you know the owner but not the address.
Account number	Account identifier with a prefix; Larimer public data uses prefixes such as R for real property and M for mobile homes.	Assessor, tax and office communication.
Schedule number	Another assessment-account identifier used on Larimer records and forms.	Protests, property research and business/mobile-home records.
Parcel number	Larimer’s parcel identifier; protest tools describe the real-property parcel number as 10 digits.	Map research, parcel matching and cross-checking records.
Reception number	Unique recorded-document identifier associated with a sale/deed record.	Opening the corresponding Clerk & Recorder document.
Tax area	Code identifying the collection of taxing authorities applying to the property.	Understanding mill levies and jurisdiction.

Recent buyer: do not assume the Assessor, Treasurer and recorded-document systems update at the same moment. Use the recorded deed/reception number when legal ownership timing matters.

What Larimer County Assessor Property Records Can Show

The county’s Public Data Center documents the fields maintained in the Assessor database. This makes it easier to understand what the public property page is showing.

Record area	Examples of available data	Important limitation
Property identity	Parcel, account, schedule, situs address, city, ZIP, map number, subdivision and short legal description.	Assessment data should not replace a certified legal record.
Land	Gross acres, gross square footage, classification and land attributes.	GIS/assessment acreage is not a boundary survey.
Building	Square footage, basement, garage, stories, year built, remodel, rooms, bedrooms, baths, condition, quality, roof, foundation and HVAC.	Report a meaningful factual error to the Assessor.
Ownership	Owner names and owner mailing address.	An Assessor owner field is not a title opinion.
Sales	Grantor, grantee, sale price, sale date, deed type and reception number.	Use EASY ACCESS for the recorded document image/index.
Value	Actual value, local-government assessed value, school assessed value, value classification and tax year.	Actual value is not the amount of tax owed.
Mill levies	Local-government mill levy, school mill levy and total mill levy.	Tax calculation can change with statutory value reductions and separate assessment rates.

Official Larimer County bulk-data documentation Open Public Data Center

Larimer County Assessor Property Search Map

The Land Information Locator is the better route when you need visual parcel context, nearby properties, zoning layers or a map-based address check.

Find the property in the Assessor search first

Save the address and parcel number so the map result can be verified against the assessment account.

Open Land Information Locator

The county’s GIS directory identifies LIL as the Land Information Locator for land ownership information.

Search by address or navigate to the parcel

County map instructions for related locator tools use the upper-right search box and address suggestions as you type.

Turn on only the layers you need

For example, Larimer Planning instructs users to activate the Zoning Districts layer when checking zoning in the unincorporated county.

Confirm the parcel before using map information

Match address and parcel information with the Assessor result rather than relying only on where a click lands on the map.

Not a survey: public parcel lines and GIS layers are research tools. For a fence, easement, encroachment, legal access or boundary question, use recorded documents and a licensed surveyor when appropriate.

Official Larimer County GIS Open Property Map

Larimer County 2026 Assessment Status — What Is Still Actionable?

As of August 12, the normal Assessor protest and real-property CBOE hearing windows have passed, but some owners still have an active post-CBOE deadline.

2026 is an intervening / non-reappraisal year

The Assessor says properties generally carry the same value as 2025 unless a change such as new construction, remodeling, classification or another relevant event changes the account.

May 1 — 2026 Notice of Valuation period began

Larimer County mailed 2026 Notices of Valuation and accepted real-property protests beginning May 1.

June 8 — real-property protest deadline

The official 2026 protest form required mailed protests to be postmarked no later than June 8 and required scheduled oral protests to occur by that date.

June 30 — Notice of Determination

Assessor NODs were mailed and made available online on June 30.

July 1–15 — real-property CBOE scheduling

Owners dissatisfied with the NOD could schedule a 2026 real-property County Board of Equalization hearing during this period.

July 13–August 3 — CBOE hearings

The 2026 CBOE hearing period has now ended.

August 17 — decision follow-up point

The CBOE page says to call its office if a decision letter has not arrived by August 17, 2026.

After the CBOE decision — watch the postmark

A qualifying further appeal must generally be filed within 30 days from the postmarked date of the CBOE decision letter.

Missed June 8? A normal late 2026 Assessor protest is not accepted under the real-property protest form. For older tax years that were not previously protested, an abatement/refund process may be available under separate eligibility and time rules.

How Larimer County 2026 Residential Value Flows Into Tax

The 2026 calculation is more complicated than “value × one assessment rate.” The county now shows separate school and local-government value paths.

Local-government side

Start with actual residential value.
Reduce the first $700,000 of actual value by 10% for the local-government calculation.
The maximum value reduction from this rule is therefore $70,000.
Apply the published 6.8% local-government residential assessment rate.
Multiply assessed value by applicable local-government mill levies.

School side

Start with actual residential value.
The general 10% local-government value reduction is not applied to this school calculation.
Apply the published 7.05% school assessment rate, subject to state adjustments described by the county.
Multiply school assessed value by the applicable school mill levy.
Add school and local-government tax dollars for the total estimate.

Worked county example

Actual value: $496,100

Local-government reduction: $49,610 → adjusted actual value $446,490

Local-government assessed value: $30,361 at 6.8%

School assessed value: $34,976 at 7.05%

Illustrative mill levies: 38.6380 local government + 54.0900 school

Illustrative estimated tax: $3,064.94

Do not copy the example’s tax amount to your property. Larimer County explicitly labels the example mill levy as illustrative. Your actual tax area and taxing authorities determine your mill levies.

Official 2026 Larimer County Assessor PDF Open 2026 Value Flow Chart

2026 Residential Sales Period and Comparable-Sale Evidence

A useful comparison must match the legal valuation period, not simply be a recent Zillow listing or a 2026 sale.

Value date

The 2026 protest form says property is valued as it existed on January 1, 2026 using real-estate market conditions as of June 30, 2024.

Primary sales window

The Colorado 2026 tax brochure says residential values for tax years 2025 and 2026 primarily use comparable sales from January 1, 2023 through June 30, 2024.

Not enough sales? State guidance allows use of earlier six-month periods when the primary study period lacks sufficient data, up to the permitted extended period. That does not mean any old sale automatically becomes a valid comparable.

Stronger evidence checklist

Similar location or neighborhood.
Similar property type and use.
Comparable living area and lot/acreage.
Similar age, quality and condition.
Comparable garage, basement and other improvements.
Valid sale date within the applicable study period.
Adjustments explained when a comparable differs materially.
Photos or estimates supporting a condition problem.
An independent appraisal or written value estimate when available.

Official Colorado 2026 property-tax brochure hosted by Larimer County Open 2026 Property Tax Guide

Larimer County 2026 Property Value Protest and CBOE Path

The normal Assessor protest window is over. This section is mainly for owners checking what happened to a 2026 protest or managing a CBOE/post-CBOE deadline.

What the 2026 Assessor protest form required

Item	2026 rule
Property identifiers	Owner, mailing address, parcel number, account/schedule number, property address and legal description if known.
Requested value	The questionnaire asks the owner to state a property value supported by relevant sales and adjustments.
Supporting material	Comparable sales, appraisal or written estimate of value may be attached.
Online protest	County says an online protest typically takes under 15 minutes and provides an email confirmation.
Scheduled oral protest	The scheduled phone or in-person appointment had to occur on or before June 8.
Mail protest	The mailed protest had to be postmarked no later than June 8; the form says late protests are not accepted.

A protest can increase value. The official form states that filing initiates a review of the property and the review can result in a higher valuation when warranted.

2026 CBOE hearing rules

Stage	2026 detail
Real-property scheduling	July 1–July 15, 2026.
Hearings	July 13–August 3, 2026.
Hearing length	15 minutes: approximately 5 minutes for the taxpayer, 5 for the Assessor, then referee questions/deliberation.
Evidence	Evidence not provided at scheduling had to reach CBOE no later than two business days before the hearing.
Old Assessor evidence	CBOE warns evidence previously submitted to the Assessor does not automatically move forward; the taxpayer had to provide CBOE evidence separately.
Hearing recording	CBOE hearings are not recorded.

After a 2026 CBOE decision

Board of Assessment Appeals

The current 2026 CBOE page lists this as one possible further-review route. A qualifying petition must be filed within 30 days of the decision-letter postmark.

Binding arbitration

The current 2026 page lists a $150 residential arbitration fee. Arbitration is binding, so verify the rules before choosing this route.

District court

The 2026 CBOE page lists the 8th Judicial District as another route and currently lists $235 plus court costs. Confirm the current fee before filing.

Official 2026 Larimer County CBOE Review 2026 CBOE Status

Larimer County Property Tax Search — 2025 Taxes Payable in 2026

This distinction matters: the tax deadlines occurring in calendar year 2026 are for the 2025 property tax year.

Payment choice	Published 2026 deadline	Status on August 12
First half	February 28, 2026	Passed
Full payment	April 30, 2026	Passed
Second half	June 15, 2026	Passed

Unpaid 2025 taxes are now delinquent. Larimer Treasurer mailed delinquent statements during June/July 2026 and directs owners to its live calculator/search for the current amount due.

Payment rules that are easy to miss

Taxes may be paid in two equal installments or one full installment.
Ordinary partial payments are not accepted.
If total property tax is less than $25, the half-payment option is unavailable.
Late payments can be rejected and delinquent interest added.
Beginning October 31, the Treasurer requires cash or certified funds such as cashier’s check, money order or wire transfer.
Use the Treasurer receipt tool—not an Assessor screenshot—when proof of payment is required.

Official Larimer County Treasurer

Search Tax Account Review Payment Rules

2026 Assessment vs 2026 Tax Payment — Do Not Mix Them Up

Payment activity in 2026

The Treasurer’s February, April and June 2026 deadlines concern 2025 taxes payable in 2026.

2026 Assessor value

The May 2026 NOV and June 2026 protest cycle concern the 2026 assessment year. The resulting tax billing belongs to the later collection cycle.

Practical rule: whenever two records seem inconsistent, compare the tax year printed on each one before comparing values, assessment rates, mill levies or amount due.

Find Larimer County Deeds, Mortgages, Liens and Recorded Property Documents

The Assessor property record is a lookup tool. The Clerk & Recorder maintains the permanent recorded-document system.

Anonymous EASY ACCESS user

You can search record data without registration, but anonymous users cannot view or print document images.

Free registered user

Registration provides watermarked image viewing and the ability to purchase/download unwatermarked document images at regular copy rates.

Current online coverage and copy costs

Item	Current official information
Online indexing	EASY ACCESS main page says searchable indexing is available online from 1971 to present; its detailed user guide also documents broader historical search behavior. Older records can require in-office book/index research.
Normal image copy	$0.25 per page up to 8½ × 14.
Large image / plat	$2.00 per page for larger images such as 11×17 and plats.
Certification	Standard page charge plus $1 per document for certification.
Certified-copy processing	County asks users to allow about 72 hours.

Best recorded-document search fields

Name — use Last Name First Name and try less information when a full name fails.
Legal description — search subdivision wording, lot/block or section-township-range.
Document type/category — useful for deeds, liens or specific instruments.
Reception number — best when copied from an Assessor sale record or known document.
Book and page — useful for older references.
Record date — narrow a known transfer period.

County staff cannot perform the public-record search for you. EASY ACCESS says users must conduct their own search; pre-1971 book research may require an in-office search.

Official Larimer County Clerk & Recorder Open Recorded Document Help

2026 Senior, Veteran and Gold Star Spouse Property Tax Exemptions

These are Assessor-administered programs. The main 2026 application deadlines have already passed.

Program	2026 deadline shown by Larimer County	Key point
Senior Homestead Exemption	July 15, 2026	For qualifying seniors; an approved exemption generally continues until a disqualifying change occurs.
Qualified Senior Primary Residence Classification	March 15, 2026	Separate senior-related classification with its own eligibility and deadline.
Veteran with a Disability / Gold Star Spouse	July 1, 2026	Requires qualifying status and supporting documentation.

Senior Homestead basic rule: Larimer’s published guidance describes the traditional qualifying path as age 65 before January 1 plus qualifying ownership and occupancy of the home for the required period. Special portability and surviving-spouse situations can use different forms, so choose the current county form rather than copying old eligibility language.

Official Larimer County exemptions Review Current Exemption Status

How to Correct Wrong Larimer County Property Data

A data correction is not always the same as a value protest. Start by identifying the exact field that is wrong.

Examples of factual errors

Wrong property address.
Wrong owner mailing address.
Incorrect square footage.
Incorrect basement or garage area.
Wrong bedroom/bath count.
Improvement shown after demolition.
Wrong year built or remodel information.
Incorrect classification or use concern.

Prepare a precise correction request

Parcel or schedule number.
Property address.
Exact field currently displayed.
What you believe the correct fact is.
Photo, permit, measurement, deed or other supporting record.
Your contact information for follow-up.

Larimer County’s participation guidance says owners can submit a property-profile correction and should include parcel number or address plus the owner’s name and contact information.

Mailing address problem: correct the owner mailing address separately instead of assuming a deed filing automatically changes every mailing database.

Official Larimer Assessor forms Open Assessor Forms

Larimer County Assessor Property Search Not Working?

Problem	Likely reason	Best next step
Full address finds nothing	Address format is too specific.	Search only number + street name, then remove suffix/direction/unit.
Fort Collins address seems missing	Unit, new parcel, address format or wrong property identifier.	Try parcel/schedule search and the Land Information Locator.
Owner name returns too many records	Common name or property owned through a trust/entity.	Verify candidates by situs address, parcel and schedule number.
Recent buyer not shown	Recorded-document and assessment updates are on different timelines.	Verify the deed/reception number in EASY ACCESS and contact the Assessor if the assessment ownership needs review.
Tax amount looks different from assessment	Actual value, assessed value, separate school/local rates, reductions and mill levies are different components.	Review the 2026 value flow and the correct tax year.
Need payment proof	Assessor record is not a Treasurer receipt.	Use the Treasurer’s payment/receipt system.
Need a deed	Assessor ownership is not a recorded-document image.	Use EASY ACCESS by name, legal description or reception number.
Map line conflicts with fence	Public GIS is not a legal boundary survey.	Review recorded plat/deed and use a surveyor for a boundary determination.
2026 appeal link no longer accepts a protest	The June 8 Assessor deadline has passed.	If you already protested, follow your NOD/CBOE/post-CBOE status; otherwise ask about whether another statutory remedy applies.
Old taxes still show due	2025 taxes payable in 2026 became delinquent after the final installment deadline.	Use the Treasurer’s live search for the current payoff amount.

Larimer County Property Offices and Call Scripts

Office	Use it for	Current contact
Larimer County Assessor	Property search, values, characteristics, classification, exemptions and Assessor-level records.	200 W. Oak Street, 2nd Floor, Fort Collins, CO 80521 970-498-7050 Walk-in service: Mon–Fri 8:00 a.m.–4:30 p.m.
Treasurer & Public Trustee	Tax payments, current amount due, delinquency and receipts.	200 W. Oak Street, Suite 2100, Fort Collins, CO 80521 970-498-7020 Mon–Fri 8:00 a.m.–4:30 p.m.
Clerk & Recorder — Recording	Deeds, mortgages, liens, plats, recorded documents and copies.	200 W. Oak Street, 1st Floor, Fort Collins, CO 80521 970-498-7860 Mon–Fri 8:00 a.m.–5:00 p.m.
2026 CBOE Administration	2026 CBOE hearing/decision questions after an Assessor NOD.	200 W. Oak Street, Fort Collins, CO 80521 970-498-7838 Published CBOE administration hours: 8:00 a.m.–5:00 p.m. during July–August.

Assessor search script

“I’m trying to confirm parcel [number] / schedule [number] at [address]. The specific property field I need help with is [owner/value/square footage/classification].”

Tax script

“I’m calling about tax account or parcel [number] for 2025 taxes payable in 2026. Please confirm the current amount due and whether my last payment has posted.”

CBOE decision script

“I had a 2026 CBOE hearing for account [number] on [date]. I’m checking the decision-letter status and need to know the postmark date that controls any further appeal.”

Official Larimer County Property Links

Use the article above to choose your task first, then use these official systems for the live lookup, payment, record or filing action.

Free Property Search

Assessor values, property characteristics and parcel/account information.

Open Property Search

Assessor Office

Current notices, valuation information, exemptions, forms and contact.

Open Assessor

GIS Parcel Map

Land Information Locator for map-based property research.

Open GIS Map

Property Tax Search

Tax account, amount due and Treasurer information.

Search Property Tax

Recorded Documents

Deeds, mortgages, liens, plats and other Clerk & Recorder documents.

Open EASY ACCESS

2026 CBOE

Current 2026 decision status and post-hearing appeal information.

Open CBOE 2026

2026 Protest Form

Official real-property form showing the 2026 valuation date, evidence fields and deadline.

Open 2026 Protest PDF

2026 Value Flow

Official example of 10% reduction, bifurcated assessment rates and tax calculation.

Open Value Flow PDF

Assessor Forms

Address change, real property, abatement, agricultural and exemption resources.

Open Forms

Larimer County Assessor Property Search FAQs

Is the Larimer County Assessor property search free?

Yes. Larimer County provides a free official Assessor property search and has warned that property records and property protests do not require payment to a private company.

How do I search Larimer County property records by address?

Start with the official Assessor Property Search and enter the street number and street name. If the full address fails, remove unit, ZIP code, city, punctuation, direction or street suffix and try again.

Can I search a Fort Collins property through the Larimer County Assessor?

Yes. The Larimer County Assessor handles assessment records for properties in the county, including Fort Collins. Building permits or zoning questions may require the appropriate city or county planning system after you identify the parcel.

What is the difference between a Larimer account number, schedule number and parcel number?

The Assessor database uses account and schedule identifiers for assessment records and a parcel number for the physical parcel. Save all identifiers shown because different tax, map, appeal and recorded-document systems may use different ones.

Where can I find a Larimer County parcel map?

Use Larimer County’s Land Information Locator. It provides map-based land and parcel research, but public GIS parcel lines should not be treated as a legal survey or final boundary determination.

What was the Larimer County 2026 property protest deadline?

Real-property protests were accepted from May 1 through June 8, 2026. The official 2026 protest form states that mailed protests had to be postmarked by June 8 and late protests would not be accepted.

What do I do after a 2026 Larimer County Notice of Determination?

For real property, 2026 CBOE scheduling ran July 1 through July 15 and hearings ran July 13 through August 3. If you received a CBOE decision, review the postmark immediately because further qualifying appeals generally have a 30-day filing period.

Why are 2025 property taxes being paid in 2026?

Colorado property tax bills reflect taxes from the preceding property tax year. Larimer County’s Treasurer therefore lists February, April and June 2026 payment deadlines for 2025 taxes payable in 2026.

Where do I find Larimer County deeds and liens?

Use Larimer County Clerk & Recorder EASY ACCESS for deeds, mortgages, liens, plats and other recorded documents. The Assessor owner field is useful for assessment research but is not a substitute for the recorded document.

How does the new 2026 residential value reduction work?

For the local-government side of the 2026 residential calculation, Larimer County’s official value-flow example applies a 10% reduction to the first $700,000 of actual value before the 6.8% assessment rate. The school side uses a separate 7.05% assessment rate and does not use that general local-government 10% reduction.

Best Larimer County Search Order

Start with the free Assessor property search and confirm the address, parcel, account and schedule information. Move to GIS only for map context, the Treasurer for tax/payment information, and EASY ACCESS for deeds or liens.

For 2026 valuation questions, separate the assessment year from the 2025 taxes being paid during 2026, use the correct comparable-sales period, and follow the date printed on any NOD or CBOE decision before a remaining deadline expires.