Morgan County, Colorado

applies when — Residential parcels securing loans in default or subject to active foreclosure proceedings (residences in foreclosure).

Imposes strict statutory controls on conveyances, option contracts, and equity purchases involving homeowners in foreclosure under C.R.S. § 6-1-1101 et seq. Requires statutory disclosures, grants a 14-day right of rescission to vulnerable homeowners, prohibits unconscionable contract terms, and provides treble damages plus attorney fees for deceptive equity skimming, encumbering title validity for non-compliant third-party transactions.

Colo. Rev. Stat. § 6-1-1101 et seq. (Colorado Consumer Protection Act / Foreclosure Protection Act).

applies when — Residential improvements situated on contiguous acreage classified as agricultural land under state assessment criteria.

Under C.R.S. § 39-1-102(1.6)(a)(I), up to two acres of land directly underlying a residential improvement on agricultural parcels are segregated and assessed at residential rates (6.80% / 7.05% based on market value), while remaining surrounding acreage receives preferential agricultural classification assessed at 25% of actual productive value derived from 10-year capitalized net earning capability (statutory 13% capitalization rate).

Colo. Rev. Stat. § 39-1-102(1.6); Colo. Const. art. X, § 3(1)(a).

applies when — Parcels located within geographic areas designated by local governments as 'areas or activities of state interest' pursuant to state statutory authority.

Subject to stringent state-delegated regulatory permit hurdles and development review standards governing natural hazard zones (floodplains, active geohazards, avalanche paths), mineral resource extraction buffers, significant wildlife habitats, and municipal water/sewage facility corridors. Development permits may be denied or conditioned on severe mitigation easements.

Colo. Rev. Stat. § 24-65.1-101 et seq. (commonly known as the 1041 Regulations).

Imposes mandatory statutory disclosures in real estate transfer contracts warning buyers that the parcel may be subject to future transportation corridor expansions, road improvements, public utility easements, and assessment obligations under C.R.S. § 38-35.7-105.

Colo. Rev. Stat. § 38-35.7-105.

applies when — Residential real property constructed prior to 1978 (target housing).

Mandates provision of a specific Lead Warning Statement, disclosure of known lead-based paint and lead-based paint hazards, provision of all available evaluation reports, and an EPA-approved informational pamphlet prior to lease or sale obligation under state environmental health standards aligning with 42 U.S.C. § 4852d and Colorado Air Quality Control Commission Regulation No. 19.

Colo. Rev. Stat. § 25-5-1101 et seq.; 5 CCR 1001-23.

applies when — Residential real property known to have been used as a manufacturing site for methamphetamine or where contamination exceeds state cleanup thresholds.

Requires written disclosure to prospective buyers before entering into a contract for sale if the property was used as a methamphetamine laboratory and has not attained statutory remediation clearance. Under C.R.S. § 38-35.7-103, failure to disclose renders the seller liable for buyer damages, including remediation costs and statutory penalties. A certificate of compliance from a certified industrial hygienist removes the disclosure cloud.

Colo. Rev. Stat. § 38-35.7-103 and 6 CCR 1014-3.

Requires sellers of residential property to disclose all known material latent defects affecting the physical condition of the property, structural soundness, and systems under common law fraud/negligent misrepresentation doctrine and standard Division of Real Estate approved disclosure frameworks (Form SPD19). Sellers must provide an honest accounting of adverse conditions that are not readily observable to prospective purchasers, running actionable liability for deceptive concealment.

Colorado common law disclosure doctrine (e.g., Cohen v. Vivian) and Colorado Real Estate Commission mandatory approved forms (C.R.S. § 12-10-401 et seq.).

applies when — Parcels situated within the geographic service boundaries of a Title 32 Special District (such as metropolitan, water and sanitation, fire protection, or park and recreation districts).

Imposes independent ad valorem property tax mill levies and statutory benefit liens upon the parcel to service district operations and general obligation bond debt. The mill levy directly multiplies against the residential assessed valuation (calculated at the 6.80% local government rate) and is collected by the county treasurer under the same statutory priority as general county property taxes.

Colo. Rev. Stat. Title 32, Art. 1 (Special District Act).

applies when — Residential parcels located within common interest communities (HOAs, condominium communities, planned developments) created under or subject to CCIOA.

Attaches statutory covenants running with the land and grants the association an automatic, perfected statutory assessment lien against the parcel upon non-payment under C.R.S. § 38-33.3-316. Grants super-priority status to the assessment lien over first deeds of trust for an amount equal to common expense assessments that would have come due during the 6 months immediately preceding an enforcement action. Limits association foreclosure actions, mandating formal payment plan offers and board authorization, and subjects parcel owners to association architectural controls and assessment levies.

Colo. Rev. Stat. § 38-33.3-101 et seq. (CCIOA); modified by HB 22-1137.

applies when — Residential parcels encumbered by a deed of trust naming a county Public Trustee with a power of sale following borrower default.

Permits quasi-judicial administrative foreclosure through the county Public Trustee. Lender submits a Notice of Election and Demand (NED). Lender must obtain an order authorizing sale under Colorado Rules of Civil Procedure (C.R.C.P.) Rule 120, where the district court examines military status and standard default defenses. Borrower holds a statutory right to cure under C.R.S. § 38-38-104 by filing a notice of intent at least 15 calendar days before the scheduled sale date and tendering delinquent payments/costs by 12:00 PM on the day prior to sale. Mortgagors have no post-sale redemption rights (statutory post-sale redemption is limited to junior lienholders under C.R.S. § 38-38-302).

Colo. Rev. Stat. Title 38, Art. 38; Colorado Rules of Civil Procedure Rule 120.

applies when — Residential real property owned and occupied as the primary residence by an individual age 65 or older who has owned and lived in the home for at least 10 consecutive years, or by a qualifying 100% permanently and totally disabled veteran (or surviving spouse).

Exempts 50% of the first $200,000 of actual market value of the qualifying primary residential parcel from property taxation (a maximum actual value deduction of $100,000). Formula: Taxable Actual Value = Actual Value - min(50% × Actual Value, $100,000); Assessed Value = Taxable Actual Value × Assessment Rate (6.80% / 7.05%). The state reimburses local county treasurers for the lost tax revenue.

Colo. Const. art. X, § 3.5; Colo. Rev. Stat. § 39-3-201 et seq.

Imposes annual ad valorem property taxes determined using a bifurcated assessment rate system. Assessed Value = Actual (Market) Value × Assessment Rate. Beginning for tax years 2025/2026, residential property is assessed at 6.80% for local government entities (county, municipal, special districts) and 7.05% for school district entities. Total Annual Tax = (Assessed Value_local × Combined Local Mill Levy / 1,000) + (Assessed Value_school × School Mill Levy / 1,000). Taxes are a perpetual first lien against the parcel under Title 39.

Governed by Colo. Rev. Stat. Title 39, Art. 1 and Art. 5; updated under state legislative revisions establishing distinct school and local government residential assessment ratios.

≈ $27,200/yr on a $400,000 median