The property tax year, and which door is open when
Value is argued in June. Rates are argued in September. Miss the window and you wait a year.
- Jan 1
Assessment date
Your property is valued as of this day. Everything that happens later in the year keys off this value.
- Feb 2 – Jun 30
Homestead exemption window
Homeowners 65+, people with qualifying disabilities, disabled veterans, and some surviving spouses can get part or all of their property tax waived, based on income.
Do this: File Form 458 with the County Assessor by June 30. Late = no exemption for the year.
Homestead info (Assessor) - By Jun 1
Valuation change notices mailed
If the Assessor changed your value, you get a notice. No notice usually means no change.
Do this: Look up your parcel on the Assessor site and check the value against recent sales nearby.
Look up your parcel - Jun 1 – Jun 30
Valuation protest window
This is the one time a year you can formally argue your assessed value is too high. It is about VALUE, not the tax rate.
Do this: File a protest with the Board of Equalization online, by mail (postmarked by Jun 30), or in person by 6 PM Jun 30. Bring comps, photos, or an appraisal.
File a protest - July – Aug
Budget season
The County, City, school districts, and others draft next year’s budgets. This is when the property tax "request" gets decided in practice.
Do this: Watch agendas. Public comment at regular board and council meetings is open to anyone.
- ~Aug 20
Certified valuations
The Assessor certifies total taxable value to each taxing body. Now they know how big the pie is.
- By ~Sep 10
TERC appeal deadline
If you protested in June and lost, you can appeal to the state Tax Equalization and Review Commission.
TERC appeal process - Sep 14 – 24
Green postcard + joint public hearing
Any county, city, or school district asking for more property tax than the "allowable growth percentage" must show up to one joint hearing, after 6 PM, and explain itself. Postcards go out at least 7 days before.
Do this: Show up and speak (you get reasonable time), or write your reps before the hearing.
Take action - Late Sep – Oct 15
Budgets adopted, tax requests set
Each body holds its own hearing and votes. Exceeding the allowable growth needs a supermajority: 2/3, or 4 of 7 on a seven-member board. Requests are certified to the County Clerk by Oct 15.
Do this: This is the vote that matters. Email or call before it happens.
- Dec
Tax statements mailed
The bill shows your final value, every levy, and any credits applied.
- Dec 31 / Apr 1 / Aug 1
Taxes due
Taxes are due Dec 31. In Douglas County the first half becomes delinquent April 1 and the second half August 1.
Pay or look up taxes
Dates shift slightly year to year and when they fall on weekends. Official dates come from the County Assessor, Board of Equalization, and Clerk.
Get the postcard explained before it hits your mailbox.
A few emails a year, only when something matters: a proposed increase, a hearing date, a protest deadline. Each one says what it means and what you can do in under two minutes.