MDEC, in collaboration with a bipartisan group of legislators, passed SB23-110 into law

KNOWLEDGE CENTER

KNOWLEDGE CENTER

Find information about metro districts tailored just for you.
Homeowners
Policymakers
Media
Real Estate Professionals

Do I live in a metro district?

The easiest and most accurate way to determine whether you live in a metro district is to look at your property tax bill.
Go to your county’s website and find the property search function, typically under Property and Tax Information or under the Assessor’s Office.
Enter the address of your property to pull up your tax bill and see the list of entities that levy taxes on your property.
For Example: If you live in Douglas County, you’d go to the Assessor’s website and enter your address. Here’s a sample tax bill for a home in Highlands Ranch. If you live in a metro district, as this individual does, it will be shown on the list of taxing entities.
You can also see a map and list of metro districts maintained by the Colorado Department of Local Affairs.
‍Visit their website here.

I LEARNED I 
LIVE iN A metRo DISTRICT

I have questions about my Metro District.
I'm curious about who manages the Metro District I live in.
I want to learn how to serve on my Metro District's board.
To learn more please see our fact sheet on “Living in a Metro District”

District Case Studies:

Highlands Ranch Metro District

Tallyn's Reach Metro District

Mountain Brook Metro District
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Legislators

Read or download our Primer for Policymakers and State Statutory Highlights and Timeline.

Background On Metro Districts

Local government

Metro districts are independent governmental entities formed to finance, design, acquire, install, construct, operate and/or maintain public improvements that are not otherwise being provided. Only public infrastructure is allowed to be constructed by law.

State law requires notice of purchasing a home in a metro district in the property disclosure. MDEC recommends early notice to prospective homebuyers that the home in located in a metro district.

Metro districts may not impose taxes for longer than their service plan with the city or county allows.
Best Practices
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Many cities and counties have invested time in implementing policies and model service plans guiding the formation of metro districts. We’re highlighting two of them below that are supported by MDEC, given their focus on homeowner and taxpayer protections.
CITY OF AURORA
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For many years, Aurora has approved the formation of metro districts because the city’s leadership has supported them as a mechanism to finance and construct necessary public infrastructure to support new development. While the city does not assume any of the rights or responsibilities of the metro districts, the city has required new metro districts to adhere to the city’s Model Service Plan since 2004. Here are some of the features in Aurora’s current Model Service Plan intended to protect taxpayers and property owners:
Maximum property tax mill levy
Metro districts may not impose a mill levy greater than 50 mills for debt repayment. This excludes mills imposed for operations and maintenance of district assets.
Maximum mill levy imposition term
A metro district has a maximum amount of time to impose a mill levy on a particular property for debt repayment. The term may not exceed 40 years.
The limitation on privately placed debt
This requires that prior to issuance, an external financial adviser must certify that: The net effective interest rate does not exceed a reasonable current tax-exempt interest rate; and the structure of the debt is reasonable considering the financial circumstances of the district.
These three provisions limit the amount of tax burden allowed on each home or business within a metro district in Aurora because the restrictions on the bonding capacity allow the market to govern.

Click here to learn more
CITY OF COLORADO SPRINGS
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In August of 2022, Colorado Springs officials formalized their policy on metro districts as a means to support the continued use of a metro districts to promote efficient, cost-effective public infrastructure and services, while providing protections for residents and taxpayers. Here are some of the features in Colorado Springs' Special District Policy.
CITY OF COLORADO SPRINGS
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In August of 2022, Colorado Springs officials formalized their policy on metro districts as a means to support the continued use of a metro districts to promote efficient, cost-effective public infrastructure and services, while providing protections for residents and taxpayers. Here are some of the features in Colorado Springs' Special District Policy.
Maximum property tax mill levy
The maximum debt mill levy for any district or combination of districts is capped at 50 mills and the maximum operating mill levy is capped at 20 mills. Neither can be exceeded unless expressly approved by City Council based on unique or special circumstances.
Maximum mill levy imposition termS
A metro district has a maximum amount of time to impose a mill levy on a particular property for debt repayment. The term may not exceed 40 years.
LIMITATIONS ON FEES
With the exception of public improvement or similar fees outside the purview of the municipal government, metro districts are prohibited from charging end user debt service fees for the purpose of meeting long term financial obligations.


Click here for more information on this policy

What to tell your prospective homebuyers about metro districts

It’s likely that your homebuyers have never heard about Metro Districts – and they might be looking to you to educate them.

Here a few simple facts that you can pass along. And be sure to download our Homebuyers FAQS: What You Need To Know About Purchasing in a Metro District
Metro districts are responsible for financing and building roads, constructing water and sewer systems, paving sidewalks and trails, creating parks and open space, and all the other necessary infrastructure and amenities people want and expect in a neighborhood.
Residents of metro districts enjoy greater amenities, such as pools, parks, and trails, while paying higher property taxes.
This is a system that ensures non-metro district neighbors are not burdened by taxes to pay for amenities they might not use.
Local towns and cities can’t build the amenities and public infrastructure due to TABOR restrictions. They’d have to raise taxes on every property owner and that’s not fair.
Metro districts are an established unit of government with local and state regulatory oversight. They are subject to controls on taxation, fees, and services – all to protect homeowners.
Metro districts are operated by district manager that is hired and overseen by the Board of Directors.
At first, developers sit on a metro district's Board of Directors because it’s formed before there are homes and homeowners.
Residents can run for a board seat, allowing them to participate in important decisions. There is no waiting period. This allows them to participate in important decisions.

If your homebuyer has decided to purchase a home in a metro district

Share this fact sheet with them: Living in a metro district

How to know if your homebuyerS are looking in a metro district

Unfortunately, there’s not a simple way to determine what neighborhoods are within the boundary of a metro district. Unlike HOAs, metro districts are not listed in the MLS. The easiest way to determine metro district boundaries is to look up the tax bill of a property of interest. You can find instructions here.

QUESTIONS? EMAIL US FOR MORE INFORMATION.

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