Confused by the “metro district” line on a Central Park property tax bill? You are not alone. These districts can add real dollars to your monthly costs, yet they also fund parks, streets, and infrastructure you use every day. In a few minutes, you will understand what Central Park’s metro districts are, how their taxes and assessments are calculated, and what to check before you buy, sell, or refinance. Let’s dive in.
Metro districts in Colorado: the basics
A metropolitan district is a special local government created under Colorado law with the power to tax and issue bonds for public infrastructure. You will see them referenced under state law as Title 32 entities. For background, review Colorado’s statutes on special districts in the Colorado Revised Statutes and the Colorado Department of Local Affairs special district resources.
These districts can finance streets, sidewalks, water and sewer lines, storm drainage, parks, open space, and sometimes maintenance. They repay that cost over time with property taxes and, in some cases, special assessments or fees. If you want a practical industry overview, the Colorado Special Districts Association offers helpful background on how these districts operate.
How Central Park uses metro districts
Central Park, formerly Stapleton, is a large, master-planned redevelopment with multiple phases. Developers formed several metro districts across the community to fund neighborhood parks, infrastructure, and shared amenities. Each district has its own boundaries, bond obligations, and mill levy history, which is why two nearby homes can carry different annual district charges.
You will find the specifics in district disclosure documents, county tax bills, and materials from district managers. These sources outline which improvements the district funded, what bonds are outstanding, and the current mill levy that appears on your tax bill.
Taxes, mills, and assessments
Here is the plain-English version of how the charges work:
- Mill levy basics. A mill is one dollar of tax per one thousand dollars of assessed value. If a district levies 20 mills, that is 20 dollars per one thousand dollars of assessed value, not market value.
- Assessed value. Colorado calculates property taxes from assessed value. Assessed value equals market value multiplied by the state residential assessment rate. You can confirm definitions and current assessment details with the Denver County Assessor.
- Special assessments or fees. Some districts charge additional assessments or maintenance fees. These can be billed on the county tax bill or separately. They are different from HOA dues.
Your annual property tax statement lists each levy by taxing authority. You can see actual billed amounts and payment records with the Denver County Treasurer.
Calculate your monthly impact
Use this step-by-step approach to understand what a specific home will cost each month.
- Determine assessed value
- Assessed value equals market value times the current residential assessment rate. The assessor’s office explains how this works. Start by confirming the home’s current assessed or appraised value.
- Find the district mill levy
- Get the current year property tax bill. Add up the metro district mills shown on the bill. If you need a breakdown, ask your title company for the district disclosure or estoppel.
- Compute annual district tax
- Annual district tax equals assessed value divided by 1,000, multiplied by the combined metro district mills.
- Add any special assessments or fees
- Review district disclosures for annual special assessments or separate maintenance charges. Add HOA dues if applicable.
- Convert to monthly
- Add annual district tax, annual special assessments, and HOA dues. Divide by 12 for a monthly estimate.
Important tips:
- Always verify the current residential assessment rate and the exact mill levy for the tax year in question. Rates and levies can change by law or as bonds are repaid.
- Some districts disclose planned levy changes or temporary special assessments. Ask for the latest budget and bond schedules from the district manager.
Metro districts vs HOA dues
These charges look similar on your budget, but they serve different roles.
- Metro districts fund public infrastructure and repay bonds. Taxes or assessments are governmental and typically appear on your property tax bill. Nonpayment can create a lien similar to other property taxes.
- HOAs fund private community services like landscaping, rules enforcement, and amenities. Dues are contractual and tied to the community’s covenants.
Both affect monthly carrying costs. The key is to itemize each one so you can compare apples to apples between homes.
Compare homes across Central Park
Because Central Park includes multiple metro districts, one home’s tax structure can differ from another’s. Use the checklist below to compare options.
What to collect for each home:
- Current year property tax bill showing all mill levies and amounts
- Metro district disclosure or estoppel listing annual taxes, outstanding debt, and any special assessments or transfer fees
- HOA dues and any special HOA assessments
- District boundaries for the parcel, since some properties overlap more than one district
- Notes on upcoming bond issues or big projects from district budgets or board meeting minutes
How to compare:
- Normalize to monthly cost. Mortgage principal and interest plus property tax, metro district taxes and fees, HOA dues, and insurance.
- Weigh amenity value. If a district funded parks or recreation facilities you will use often, a higher levy might still make sense for your lifestyle.
- Check expected changes. Expiring levies or new bonds can shift future costs. Ask the district manager for official statements and recent budgets.
Due diligence for buyers, sellers, and refinancers
For buyers
- Request the seller’s most recent property tax bill, metro district disclosures, and HOA documents early in the contract period.
- Ask your title company for district estoppel or payoff statements. These list annual amounts and any liens.
- Review district budgets, audited financials, and meeting minutes. The DOLA SDNet portal hosts filings for many districts.
- Confirm with your lender how they treat district taxes and assessments for underwriting since this affects debt-to-income.
For sellers
- Provide complete and current disclosures, including tax bills and any special assessments. Having estoppel and HOA statements ready will reduce surprises and help keep timelines on track.
- Consider presenting buyers with a monthly carrying-cost summary that includes district charges. Clarity helps buyers feel confident about your home.
For owners refinancing
- Your lender will request current tax bills and may ask how district fees are paid. Confirm whether these are escrowed with your mortgage or paid separately.
- If levies are rising, request current district budgets and bond schedules so you understand the impact on your new payment.
Red flags to watch
- High or rising mill levies in district budgets or official statements
- Large special assessments recorded as liens that are not clearly explained in disclosures
- Difficulty obtaining financial reports or getting responses from the district manager
- Overlapping district boundaries that combine into unexpectedly high total levies
- Planned transfers of maintenance or services that could shift costs to homeowners or the HOA
Where to verify numbers
- Denver County Assessor for assessment definitions and property lookups
- Denver County Treasurer for actual tax bills and payment records
- Title company or escrow officer for district estoppel letters, lien searches, and payoff statements
- District manager or district website for budgets, audits, bond official statements, and meeting minutes
- Colorado DOLA special district resources for statewide guidance on district powers and filings
- Colorado Special Districts Association for general industry context
- Colorado Revised Statutes for Title 32 legal framework
Practical transaction checklist
- Get the seller’s most recent property tax bill
- Obtain metro district estoppel letter(s) listing annual amounts and outstanding debt
- Get the HOA budget, dues schedule, and any pending special assessments
- Review district official statements and the most recent audited financials
- Ask about upcoming bond issues, capital projects, or levy changes, then confirm in board minutes
- Confirm how district taxes and fees are billed and whether your lender will escrow them
- Normalize monthly carrying costs and compare between homes
Ready to make sense of metro districts while you shop or prep a listing in Central Park? Reach out for a clear, numbers-forward walkthrough tailored to your address. If you want a quick pulse on your home’s market position, click Get My Valuation and we will follow up with a concise plan. Connect with Kendall + Sara to get started.
FAQs
What is a metro district in Central Park?
- A metro district is a Title 32 local government that can tax and issue bonds to fund infrastructure and services within its boundaries. It is separate from the City and County of Denver and from any HOA.
How do mill levies affect my property taxes?
- A mill equals one dollar per one thousand dollars of assessed value. Your annual district tax equals assessed value divided by 1,000, multiplied by the district’s mills shown on your tax bill.
Where can I see my exact metro district charges?
- Review your current year property tax bill for levies and amounts. You can also check payment records with the Denver County Treasurer or request a district estoppel through your title company.
Are metro district fees the same as HOA dues?
- No. Metro district charges fund public infrastructure and bond repayment, while HOA dues fund private community services and amenities. Both are recurring costs but come from different organizations.
How do I compare two homes with different districts?
- Normalize the monthly carrying cost. Add mortgage principal and interest, property taxes including district mills, HOA dues, special district fees, and insurance. Then compare total monthly numbers and the amenities each district funds.
What should I ask for during due diligence?
- Ask for two years of property tax bills, metro district disclosures or estoppels, HOA dues and budgets, district budgets and audits, and any planned bond issuances or levy changes noted in meeting minutes.
Who regulates metro districts in Colorado?
- Metro districts operate under Title 32 of the Colorado Revised Statutes. The Colorado Department of Local Affairs provides oversight resources and hosts filings through its SDNet portal.
