Arapahoe County Colorado Residential Property Guide
Search Arapahoe County Residential Property Values, Comparable Sales, Parcels and Taxes
Arapahoe County homeowners can use the Assessor’s residential property search to review parcel ownership, actual value, residential characteristics, land information and assessment records, then move into the county’s residential sales tools when they need comparable-market evidence. The Assessor is separate from Treasurer Michael Westerberg, who handles the tax statement and payment, and Clerk & Recorder Joan Lopez, whose office maintains recorded deeds, releases and liens.
The current 2026 cycle has several time-sensitive points. Residential values for the 2025–2026 assessment roll are tied to a June 30, 2024 level of value; the regular 2026 property appeal period ended June 8; and qualifying seniors who missed the normal July 15 exemption deadline still have a late-filing path through August 15, 2026, although late applicants lose appeal rights. This guide puts those dates beside the actual search, tax and record steps where they matter.
Search residential parcel, owner and value records
Review comparable sales from the valuation period
Understand 6.25% local vs 7.05% school tax rates
Handle senior exemption, tax payment and deed research
HOME → COMPARABLE SALES → ACTUAL VALUE → ASSESSED VALUE → TAX
RESIDENTIAL PROPERTY
Parcel / Address
Match
Actual Value
Review
Residential Sales
Compare
Tax Statement
Verify
2025–2026 VALUE LEVEL • JUNE 30, 2024
County Assessor
PK Kaiser, MBA, MS
2026 appeal deadline
June 8
Tax Treasurer
Michael R. Westerberg
Editorial review
August 7, 2026
August 7, 2026 residential status
Three Dates Matter Right Now for Arapahoe County Homeowners
June 8 — appeal deadline passed
Arapahoe County’s 2026 real-property valuation protest window ran from May 1 through June 8. A normal 2026 value appeal is no longer timely.
August 15 — senior late filing still open
The normal Senior Property Tax Exemption deadline was July 15. The Assessor’s current 2026 guidance says late applications are accepted through August 15, but late applicants do not have appeal rights.
September 30 — online late-tax cutoff
Current Treasurer FAQs allow late 2025 tax-year payments online through September 30 with applicable interest. After that point, payment requirements become more restrictive as tax-lien-sale preparation approaches.
2026 valuation vs 2026 tax bill: The tax statement being paid during 2026 is the 2025 property-tax bill. A property’s 2026 assessment is a different annual assessment cycle and generally affects the tax bill issued after the 2026 values and levies are certified.
Owner age 65+? August 7 is still inside Arapahoe County’s published senior late-application period. Do not wait until after August 15 if you believe you meet the exemption requirements.
Residential property records use three offices
Assessor vs Treasurer vs Clerk & Recorder
Arapahoe County Assessor
- Residential property search
- Actual market value
- Parcel information
- Residential characteristics
- Neighborhood sales
- Value appeals
- Senior exemptions
- Veteran exemptions
Arapahoe County Treasurer
- Property-tax statement
- PIN/AIN tax lookup
- Current balance
- Tax receipts
- Online tax payment
- Delinquent interest
- Tax deferral
- Tax-lien sale
Clerk & Recorder
- Recorded deeds
- Deeds of trust
- Lien releases
- Legal document search
- Certified copies
- Recording services
- Property Alert
- Historical record research
Do not appeal a tax amount to the Assessor: the Assessor can review actual value or classification. Mill levies are established by taxing authorities, while the Treasurer collects the resulting taxes.
Different from Florida: Colorado’s Assessor/Treasurer model separates valuation from collection differently than Florida’s Property Appraiser/Tax Collector system. For comparison, see this existing
Volusia County Property Appraiser guide.
Choose Your Arapahoe County Residential Property Task
Search a home
Find residential parcel, ownership listing, actual value, land and building data.
Check comparable sales
Use Arapahoe County’s residential sales dashboard and comp information.
Understand assessed value
Separate actual value from the state-set assessment rates used for taxes.
Apply for senior relief
Check July 15 regular filing and August 15 late-filing rules.
Pay property tax
Use Treasurer search for statement, amount due, receipts and payment.
Find deed or lien
Use Clerk & Recorder Document Search rather than relying on the Assessor owner field.
Official residential parcel route
How to Search Arapahoe County Residential Property Records
Start with the cleanest identifier.
Parcel information is best when available. For an ordinary home search, street address or owner information can also work.
Use less address text when the result fails.
Remove unnecessary city, ZIP, punctuation, directional or street-type text when an exact address produces no match.
Open the correct residential parcel.
Confirm parcel number, situs, owner listing and residential property type before reviewing the valuation.
Check the actual value.
This is the Assessor’s market-value conclusion before the state assessment percentage is applied for property-tax purposes.
Inspect building and land characteristics.
Compare size, age, design, amenities and other residential characteristics with the actual home.
Review the sales or comp information.
Use comparable-market evidence from the applicable valuation period rather than today’s listing prices alone.
Save the parcel identifiers.
Keep the parcel number and any PIN/AIN shown before moving into Treasurer or Clerk records.
Use the correct next office.
Value problem → Assessor. Tax-payment problem → Treasurer. Deed/title document → Clerk & Recorder.
Search scope: the same official Assessor route includes residential, commercial, agricultural and vacant parcels. For this article, focus on residential classification and residential comparable-sales information.
Arapahoe parcel-location decoder
How an Arapahoe County Parcel Number Is Structured
The Assessor explains its parcel-number structure using the example 2077-16-2-00-032. Parts of the number identify the parcel’s survey location while the final digits are generated parcel identifiers.
2077
Township / Range
Identifies the federal survey township-and-range location.
16
Section
Identifies the one-square-mile survey section.
2
Quarter Section
In the county’s example, 2 represents the northwest quarter.
00-032
Generated Identifier
Additional numbers distinguish the individual parcel within the survey framework.
Why this helps: parcel-number searching is especially useful when two properties have similar addresses, when researching rural eastern Arapahoe County land, or when a street address has changed.
Six Fields to Verify Before Relying on a Residential Search Result
Parcel
Match exact property.
Owner
Verify assessment listing.
Situs
Match physical address.
Actual Value
Check valuation year.
Building Data
Compare physical facts.
Tax District
Verify taxing location.
Homebuyer warning: an Assessor record helps identify the parcel and valuation, but it is not a home inspection, survey, zoning opinion or guaranteed title report.
Residential property-card decoder
What the Main Arapahoe County Property Fields Mean
Actual Value
Assessor’s market-value conclusion for the applicable assessment cycle.
Assessed Value
Tax-calculation value produced after applying the applicable state assessment percentage and statutory adjustments.
Parcel Number
Geographic property identifier used in Assessor and mapping research.
PIN / AIN
Account-style identifiers useful when searching Treasurer tax records.
Land Information
Parcel size, use and land characteristics associated with the property.
Improvement Information
Residential structure characteristics used in mass appraisal.
Neighborhood
Valuation grouping useful when researching nearby comparable sales.
Sales
Recorded transaction information considered in market analysis.
Tax District
Combination of school, county, city and special-district levies associated with the parcel.
Residential valuation is market-based
Use the Correct Comparable-Sales Window for 2026
Arapahoe County explains that 2025 and 2026 residential values use the sales comparison approach. The county’s current guidance says those values were developed from market data collected through June 30, 2024.
Residential valuation evidence
Compare properties that are similar in location, design, size, age and amenities—not simply the nearest sale on today’s real-estate website.
Location
Neighborhood and market area matter more than selecting a sale only because it is nearby.
Physical similarity
Compare design, living area, age, quality and major residential amenities.
Correct valuation period
A recent 2026 sale can be useful background but is not automatically the sale evidence used to establish the statutory June 30, 2024 level of value.
Residential Sales Search Tool: the Assessor currently provides a dedicated sales dashboard and interactive assessment-transparency tools that connect residential values with sales information and parcel records.
Open the Assessor Residential Sales Tools
On the Assessor homepage, choose the Residential Sales Search Tool Dashboard or residential assessment transparency tool.
2025–2026 assessment roll
Why Your 2026 Residential Value Is Still Tied to June 30, 2024
Every two years
Colorado requires real-property reappraisal in odd-numbered years.
2025 reassessment
Arapahoe County completed the general reassessment for the 2025–2026 cycle.
2026 intervening year
The 2026 roll remains within that two-year valuation cycle while property status is reviewed as of January 1.
Next reappraisal
The next general reappraisal occurs in the next odd-numbered assessment year under Colorado law.
Residential method: Colorado requires the market approach for residential property. Arapahoe County says it compares similar properties based on location, design, size, age and amenities.
Do not compare only with today’s market: the relevant valuation question for a 2026 assessment dispute is not simply “What would the home sell for in August 2026?” The statutory valuation date and permitted sales period control the appraisal analysis.
2025 tax year billed in 2026
Why Arapahoe Residential Taxes Use Two Assessment Rates
Starting with tax year 2025, Arapahoe County explains that residential property taxes are effectively calculated in two parts because Colorado applies different residential assessment rates to school and non-school local-government levies.
7.05%
School District Portion
For the 2025 tax year billed in 2026, residential actual value is multiplied by 7.05% when determining assessed value for school-district taxes.
6.25%
Other Local Government Portion
The county, city, fire, water and other non-school local-government portion uses a 6.25% residential assessment rate for this tax cycle.
Do not use an older 6.765% example for the 2025 tax statement: some older county FAQ material still contains legacy examples, while the Treasurer and current Assessor guidance explicitly explain the new 6.25% / 7.05% split beginning with the 2025 tax year.
2026 deadline has passed
How Arapahoe County Residential Property Appeals Work
Review property record
Verify characteristics and actual value.
Review comparable sales
Use evidence supporting a June 30, 2024 value.
Assessor protest
File during the statutory real-property appeal window.
Further appeal
Continue to County Board of Equalization and later options when eligible.
Tax year 2026 deadline: Arapahoe County opened real-property appeals May 1 and required 2026 protests by June 8, 2026. As of August 7, the ordinary Assessor protest window is closed.
Evidence that can improve a residential appeal
- 2026 Notice of Valuation
- Current Assessor property record
- Comparable sales from the correct valuation period
- Incorrect finished square footage
- Incorrect bedroom/bath or construction data
- Property-condition photographs
- Major repair estimates
- Professional appraisal when useful
Agent filing: the Assessor requires written authorization when someone acts on the property owner’s behalf.
Open Arapahoe County Appeal Information
Review current deadlines, methods and later appeal routes.
Late filing is still possible through August 15
Arapahoe County Senior Property Tax Exemption in 2026
SENIOR
PROPERTY
RELIEF
AGE 65+
10-YEAR OWNERSHIP
PRIMARY RESIDENCE
50% OF FIRST $200K
Qualifying seniors can receive an exemption equal to 50% of the first $200,000 of actual value of the primary residence.
Age requirement
At least one qualifying owner must be age 65 or older as of January 1 of the application year.
Ownership requirement
The qualifying ownership period generally must cover at least 10 consecutive years before January 1.
Occupancy requirement
The residence generally must have been the qualifying owner’s primary residence for the required 10-year period.
Actionable August 2026 point: Arapahoe County’s 2026 Assessor newsletter states that senior applications submitted after July 15 can still be accepted through August 15. A late applicant does not retain appeal rights.
Moved after previously qualifying? Colorado also created a temporary Qualified Senior Primary Residential Classification for tax years 2025 and 2026 for certain seniors who previously received the Senior Exemption and then moved. That program has different deadlines and requirements from the standard 10-year exemption.
Open Senior Exemption Forms
Choose the appropriate current senior application and instructions before submitting.
State-administered veteran eligibility
Veteran With a Disability and Surviving-Spouse Exemptions
Veteran with qualifying disability
The Colorado exemption can remove 50% of the first $200,000 of actual value from taxation for an eligible primary residence.
Surviving spouse
Separate application routes exist for qualifying surviving spouses, including Gold Star spouse provisions.
2026 deadline
Arapahoe County lists July 1 as the regular filing deadline for the veteran-with-a-disability application.
August 2026 status: the ordinary July 1 veteran filing date has passed. Contact the relevant state program or Assessor before assuming a late filing is available.
Open Veteran Exemption Information
Review current 2026 veteran, surviving-spouse and Gold Star forms.
Deferral is a loan, not an exemption
Senior and Military Property Tax Deferral
Arapahoe County Treasurer participates in Colorado’s property-tax deferral program for qualifying homeowners. This postpones eligible taxes through a state-backed loan structure rather than removing the tax through an assessment exemption.
Senior homeowners
Qualifying seniors can use the state deferral program when eligibility requirements are met.
Military applicants
Eligible active military applicants also have a deferral route.
Application period
Arapahoe County accepted 2026 deferral applications January 1 through April 1.
2026 period closed: the April 1 deferral filing deadline is separate from the senior Assessor exemption and from ordinary property-tax payment deadlines.
2025 taxes payable in 2026
Arapahoe County Residential Property Tax Search and Payment
Tax cards mailed
Arapahoe County mailed postcard-style property-tax notices and made full statements available online.
First half due
The 2026 first-half deadline moved to March 2 because February 28 fell on a weekend.
Full payment
Taxpayers choosing one annual payment had an April 30 deadline.
Second half
Second installment was due June 15.
Online late payment
Treasurer FAQs say online eCheck/card payment remains available through September 30 with applicable interest.
Tax-lien sale
Current Treasurer information lists the 2025 tax-lien sale for November 5, 2026.
Search by PIN, AIN or address.
Residential real-estate tax information can be searched using those fields.
Open the correct tax account.
Compare the parcel and property address with your Assessor result.
Open the Original Tax Statement.
This gives the downloadable annual tax statement rather than relying only on the mailed postcard.
Review current payment status.
The county updates the Tax Search portal daily, making it a better source than an old printed statement for late payments.
Select Payment Options.
Use the payment button on the tax-information page when online payment remains available.
Save the receipt.
Keep the account, tax year, payment date and confirmation.
eCheck / ACH
Current Treasurer FAQs: no online fee.
Credit card
Current fee: 2.40%.
Visa/Mastercard debit
Current flat fee: $3.95.
Digital wallets
PayPal, Venmo, Apple Pay and Google Pay currently carry the stated 2.40% processor fee.
Late payment: interest is added after the statutory deadline. The Treasurer’s online figures reflect the appropriate interest, so use the current portal rather than manually adding a percentage to the original bill.
Next major delinquent-tax deadline
Arapahoe County 2026 Tax-Lien Sale
The Treasurer’s current tax-lien information lists the 2025 Tax Lien Sale for November 5, 2026. Sale files are expected in early to mid-October.
Before September 30
Eligible late real-estate taxes can still be paid online with statutory interest.
After September 30
The Treasurer requires cleared funds for delinquent real-estate tax payments approaching the sale.
After a lien is sold
Payment becomes a tax-lien redemption and includes the applicable redemption amount and interest.
A tax-lien sale is not an immediate transfer of your house: Arapahoe County explains that a real-estate tax lien generally must be held for at least three years before the lienholder can apply for a Treasurer’s Deed.
Unpaid 2025 taxes? Call the Treasurer now at
303-795-4550 instead of waiting for the October publication or November auction.
Open Current Tax-Lien Sale Information
Check current payment cutoff, sale files and redemption instructions.
Tax-mailing address changes start with the Assessor
How to Update a Residential Property Mailing Address
Arapahoe County says property owners should provide the owner’s name, property address, new mailing address and PIN or AIN when known.
Email
assessor@arapahoegov.com
Mail
Arapahoe County Assessor
5334 S. Prince St.
Littleton, CO 80120
Mortgage paid off? Update the mailing record rather than assuming the mortgage company or escrow servicer will automatically change where future tax notices go.
Recorded ownership documents belong with the Clerk
Search Arapahoe County Deeds, Deeds of Trust and Liens
Start with the Assessor record.
Copy the owner name, parcel information and property address.
Select Document Search.
Use the enhanced online document-search tool linked by the Clerk.
Search the owner/grantor/grantee information.
Narrow the date range when researching a recent sale, deed of trust or release.
Compare the legal property information.
Do not assume two documents relate to the same house based only on a similar owner name.
Purchase a copy when necessary.
Use certified copies when required by a lender, court or other formal process.
Release of Deed of Trust: the Recording Division can search to see whether a lender’s release has been recorded. If no release exists, contact the lender about its release process.
Free Property Alert: Clerk & Recorder offers a free monitoring service that can alert you when a new document is recorded under your name.
The Clerk does not perform a full lien search for you: the office provides access to recorded documents, but complete title and lien due diligence may require a title company or attorney.
Map and parcel context
Use Arapahoe County GIS With the Residential Property Search
Assessor data exports: Arapahoe County also provides public Assessor data and GIS export resources for users performing larger-scale property or mapping analysis.
Arapahoe Residential Property Search Problems and Fixes
| Problem |
Best fix |
Office |
| Address gives no result |
Remove city, ZIP, street type or extra directional text and search again. |
Assessor |
| Several homes match |
Compare parcel number, owner, situs and legal/map information. |
Assessor |
| Home characteristics are wrong |
Document correct square footage, age, design or amenities and contact the Assessor. |
Assessor |
| 2026 value seems too high |
Review sales through the June 30, 2024 valuation date; the ordinary June 8 appeal deadline has passed. |
Assessor |
| Need current tax amount |
Use Treasurer Tax Search rather than calculating from Assessor value. |
Treasurer |
| Tax paid but not showing |
Check the daily-updated tax portal and allow time for mailed or lender payments to process. |
Treasurer |
| Need payment receipt |
Search the tax account, open current-year receipts and select the payment date. |
Treasurer |
| Senior application not filed |
Submit before August 15 if otherwise eligible; late applicants lose appeal rights. |
Assessor |
| Need recorded deed |
Use Clerk & Recorder Document Search. |
Clerk & Recorder |
| Need full lien/title research |
Search recorded documents and consider qualified title/legal assistance. |
Clerk / title professional |
| Need zoning |
Use GIS for context and verify binding zoning with the relevant planning jurisdiction. |
Planning / municipality |
| Unpaid 2025 taxes |
Pay current balance with interest before tax-lien-sale deadlines. |
Treasurer |
Arapahoe County Assessor, Treasurer and Clerk Contacts
County Assessor
PK Kaiser, MBA, MS
5334 S. Prince St.
Littleton, CO 80120
303-795-4600
Assessor Aurora Office
Arapahoe Altura Plaza
15400 E. 14th Place, Suite 500
Aurora, CO 80011
303-795-4600
County Treasurer
Michael R. Westerberg
5334 S. Prince St.
Littleton, CO 80120
303-795-4550
Clerk & Recorder
Joan Lopez
5334 S. Prince St.
Littleton, CO 80120
303-795-4200
Assessor public hours: Monday–Friday, 8 a.m.–4 p.m. Walk-ins are accepted for Assessor services, although appointments are recommended.
Document drop boxes: the Assessor lists drop boxes at the Littleton Administration Building, Lima Plaza in Centennial, Aurora, Byers and Altura Plaza for document submissions.
Official Arapahoe County property tools
Residential Property Action Center
Exactly 10 Arapahoe residential questions
Arapahoe Residential County Assessor Property Search FAQs
1. How do I search Arapahoe County residential property records?
Use the Arapahoe County Assessor’s official Residential, Commercial, Agricultural and Vacant property search. For a home, begin with the parcel number, street address or owner information, then verify the situs address, owner, actual value, residential characteristics, parcel number and tax district.
2. Who is the Arapahoe County Assessor in 2026?
PK Kaiser, MBA, MS, is the Arapahoe County Assessor. The main Assessor office is at 5334 S. Prince St. in Littleton, Colorado, with an additional office at Arapahoe Altura Plaza in Aurora. The main phone number is 303-795-4600.
3. What sales are used to value Arapahoe County homes for 2026?
The 2025–2026 residential assessment cycle is tied to a June 30, 2024 level of value. Arapahoe County says its residential valuation process uses comparable market data collected through June 30, 2024 and compares similar properties by location, design, size, age and amenities.
4. What was the Arapahoe County 2026 property appeal deadline?
The regular tax-year 2026 real-property appeal window ran from May 1 through June 8, 2026. As of August 7, that ordinary protest period has passed. Owners with a later correction issue should contact the Assessor directly.
5. Why does Arapahoe County use 6.25% and 7.05% residential assessment rates?
For tax year 2025 billed in 2026, Colorado uses two residential assessment rates. Arapahoe County applies 6.25% to calculate the assessed value for county, city, fire, water and other non-school local-government taxes and 7.05% for school-district taxes.
6. When were Arapahoe County property taxes due in 2026?
The first half of the 2025 property taxes was due March 2, 2026, the full-payment deadline was April 30, and the second-half installment was due June 15. Late online payments can currently be made through September 30 with applicable statutory interest.
7. Can a senior still file for the Arapahoe County exemption in August 2026?
Yes, if otherwise eligible. The normal Senior Property Tax Exemption deadline was July 15, but Arapahoe County’s current 2026 guidance says late senior applications are accepted through August 15. Applicants filing after July 15 do not have appeal rights.
8. How much is the Colorado senior property tax exemption?
For a qualifying senior primary residence, the program exempts 50% of the first $200,000 of actual value from property taxation. Standard eligibility generally includes age 65 or older and the required long-term ownership and primary-residence occupancy.
9. Where do I search Arapahoe County property-tax statements?
Use the Arapahoe County Treasurer Property Tax Search. Residential tax information can be searched by PIN, AIN or address. After finding the correct account, open the Original Tax Statement for the annual statement or use the Payment Options button for an eligible payment.
10. Where do I search Arapahoe County deeds and liens?
Use the Arapahoe County Clerk & Recorder’s Recording and Document Search tools for deeds, deeds of trust, releases and recorded liens. Assessor ownership is a tax-assessment record and should not replace recorded-document or professional title research when legal ownership matters.
Official Sources and Editorial Verification
Arapahoe County Assessor
Current Assessor, property search, residential sales tools, exemptions and office contacts.
Residential Property Search
Official real-property lookup for residential, commercial, agricultural and vacant parcels.
2026 Assessment Appeals
Current real and personal property appeal dates and filing information.
Arapahoe County Treasurer
Tax payment, 2025 tax information, rates, deferral and delinquency guidance.
2026 Tax-Lien Sale
November 5 sale, payment cutoff and redemption information.
Clerk Recording Division
Deeds, liens, releases, document search, copies and Property Alert.
What was checked for this guide: Assessor PK Kaiser, Treasurer Michael Westerberg, Clerk & Recorder Joan Lopez, residential parcel search, 2025–2026 valuation period, June 30, 2024 level of value, 2026 appeal dates, 6.25% and 7.05% residential assessment rates for tax year 2025, March/April/June 2026 tax deadlines, online payment fees, August 15 senior late-filing period, veteran filing deadline, tax deferral, November 5 tax-lien sale, parcel-number structure and recorded-document search.
CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with Arapahoe County, the Arapahoe County Assessor, Treasurer, Clerk & Recorder, Colorado Division of Property Taxation, Paymentus, any GIS vendor or any county records platform.
Property owners, actual values, assessment rates, exemptions, appeal dates, mill levies, tax balances, payment fees, interest, tax-lien sale information, officials, forms and online interfaces can change. Use the live official record for a payment, appeal, exemption filing, property purchase or legal-record decision.
Editorial verification date: August 7, 2026.
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