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- I can't afford to pay my property taxes on time. What should I do? |
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- Are there programs to assist senior citizens in paying their property tax |
When should I receive my property tax notice?
Property tax notices are mailed as soon as possible after the first of each year. If you do not receive your notice by the end of January, contact the Treasurer's office.
Where do I pay my property taxes?
If your property lies within the boundaries of the Morgan County, you will pay your property taxes to the Morgan County Treasurer, P.O. Box 593, 231 Ensign Street, Fort Morgan, CO 80701.
Property taxes may be paid in full or by halves without interest by the following dates.
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Full Payment Deadline |
April 30 |
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First Half Deadline |
February 28 |
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Second Half Deadline |
June 15 |
If a deadline falls on a weekend or a holiday, the next business day will be considered timely payment.
What should I do if don't receive a property tax notice?
You owe tax on your property whether you get a tax notice or not. If you are not sure if you owe tax, please check with the Morgan County Treasurer.
My mortgage company is supposed to pay my property taxes. Why did I get the tax notice and what should I do with it?
State law requires that the notice be mailed to the property owner. Most mortgage companies get their tax information from a private tax service or directly from the county. If you feel your mortgage company needs a copy of the tax notice, you may mail them a copy with your next payment.
Will Morgan County send second half notices?
In order to conserve tax dollars, the Morgan County Treasurer will not be sending second half notices. You should mark the June 15th deadline on your calendar.
What do my property taxes pay for?
Property taxes help pay for local government services, such as the following:
Public Schools; Police, Sheriff, and Fire Protection; City and County Roads; Water and Sewer lines; Public Libraries; Recreation and Parks; Public Health; Human Services
I can't afford to pay my property taxes on time. What should I do?
Property taxes on real estate paid after the due dates accrue interest at the rate of 12% per annum up to the tax lien auction.
If paying after the due dates, refer to the Interest Chart below or call the Morgan County Treasurer's office for updated figures.
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Required Date of Payment |
Last Day of February |
June 15 |
April 30 |
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Month Paid |
Half Tax Option |
Full Tax Option* |
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1st Installment |
2nd Installment |
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March |
1% |
- |
- |
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April |
2% |
- |
- |
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May |
3% |
- |
1% |
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June 1 - 15 |
4% |
- |
2% |
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June 16 - 30 |
4% |
1% |
2% |
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July |
5% |
2% |
3% |
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August |
6% |
3% |
4% |
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September |
7% |
4% |
5% |
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October |
8% |
5% |
6% |
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November |
9% |
6% |
7% |
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December |
10% |
7% |
8% |
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*Total taxes less than $25.00 must be paid using the Full Tax Option. |
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Delinquencies are normally advertised during the months of September and/or October. If at all possible, you should try to pay the tax by the end of August in order to avoid the publication charges.
A tax lien sale for all unpaid real estate and manufactured housing taxes is held in early November. There is a three year redemption period during which time you can pay the delinquency plus accrued interest and fees. Remember that the next year's taxes will be coming due the first of the year. Make every effort to keep from falling behind on the payment of your property taxes because you could ultimately lose your property. If you have more questions, contact the Treasurer's office.
What is a Certificate of Taxes Due?
A Certificate of Taxes Due
is a certification that all property taxes have been paid on a property except
those shown on the certificate as still due. This assures the purchaser of the
certificate that there will be no hidden surprises such as prior year delinquent
taxes not shown on the tax rolls. If such a case occurs, Morgan County will take
care of any taxes that were omitted from the certificate. There is a
statutory fee for issuance of a Certificate of Taxes Due.
Statutory Reference: 39-10-115,
Colorado Revised Statutes
How are my property taxes calculated?
Property taxes are the result of multiplying the assessed value times the mill levy for the taxing area. The assessed value is a percentage of the actual value of your property. (For more information concerning valuation for taxation, contact the Morgan County Assessor.) The mill levy for the taxing area is the combination of the separate mill levies for each taxing authority that contains your property within their established boundaries.
Example: Assessed Value 11,550
Mill Levy Total x .099512 (usually expressed as 99.512)
Property Tax $ 1,149.36
Who sets the value for my property?
Actual values are determined by the Assessor. Assessed values are derived from the actual values using formulas set by the State of Colorado.
What is a Mill Levy and how is it figured?
The mill levy is the tax rate used to calculate the tax bills of individual properties within a taxing area (or district). Each taxing authority determines how much revenue they need from property taxes and divides that by the total assessed value of the properties within their boundaries, as supplied by the Assessor.
What can I do to lower my property taxes?
Taxing authorities, including schools and fire protection districts, levy property taxes in an amount necessary to meet budget needs for the following year. If you want to have a voice in the amount of taxes you will be asked to pay, you may want to attend public budget hearings and get involved in the process.
Are there programs to assist senior citizens in paying their property taxes?
Yes, The State of Colorado currently has three programs to assist senior citizens in paying their property taxes.
The Tax Deferral program. Basically, any homeowner over the age of 65 can file for a tax deferral on his or her primary residence. There are several other qualifications that must be met. Tax deferral applications must be made to the treasurer each year. If approved, the State will pay the taxes for that year and attach a lien to the property. The lien will accrue interest at a rate set by statute and will become due and payable upon the sale of the property or the death of the applicant. Applications may be obtained from the Morgan County Treasurer. You may also click on the following: Tax Deferral Information and Tax Deferral Application Form. Statutory Reference: 39-3.5-102, Colorado Revised Statutes
The Senior Property Tax Exemption program. Any homeowner who was 65 years or older on January 1st, has owned the property for more than 10 years as of January 1st, and resides in the home can apply for this exemption. Applications are made to the Morgan County Assessor. Once you have qualified, the exemption will be applied to the actual value of your property up to 50% or a maximum of $100,000.00. Then, as long as the program is funded, the State of Colorado will pay the property tax on the exempted portion. Applications can be obtained from the Morgan County Assessor, (970) 542-3512, or online from the Colorado Property Tax Administrator.
The Property Tax/Rent/Heat Rebate program. This is administered through the Colorado Department of Revenue State Income Tax system and is based on your income. If you are a full-year Colorado resident, 65 years of age or older, disabled, or a surviving spouse 58 years of age or older, you may qualify for the Property Tax/Rent/Heat Rebate and/or the Property Tax Deferral described above. Qualified applicants can receive a rebate of their property tax and of their heating expenses paid during the year, either directly or as part of their rent payments, by filing the Property Tax/Rent/Heat Rebate Application Form 104PTC. For more information, follow this link to the Colorado Department of Revenue web page, or check with the person who does your income tax preparation.
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