The Cache in Greeley, CO
The Cache is part of the broader market for new construction homes in Greeley CO — see how it compares to other new construction homes in Northern Colorado before you decide.
Community Overview
The Cache is a nearly 800-acre master-planned community along the Poudre River in west Greeley, developed by Orr Land Company and set between Windsor and Greeley along US-34 Business. The Poudre River forms its northern boundary, over a mile of the Poudre River Trail runs through it, and more than 200 acres are set aside for open space, pocket parks and trails. Phase One, The Lake Reserve, sits along private lakes and offers waterfront estate homesites for custom homes, built through a guild of four builders, plus premier patio homes from Woodland Home Company starting in the mid $700s. Although the address is Greeley, The Cache is zoned to Windsor School District, and every homesite is prewired for Vero fiber internet.
About the Community
The Cache is at the very beginning of a long build-out. Phase One is the first neighborhood, set along the private lakes, and the site plan shows future residential phases, an amenity center, a city park and mixed-use retail to the south that will come over many years. Custom homesites move on a longer timeline than most new construction: buyers have up to 24 months after closing on a lot to start building, and construction can take up to 18 months more. Woodland's patio homes offer a more defined path with four plans and a design center on site. Expect nearby construction for years as the community fills in.
Mark's Insight
"The Cache is one of the most distinctive new communities in Northern Colorado: private lakes, river frontage and the Poudre River Trail running right through it, with Windsor schools on a Greeley address. It's also early, so you're buying into a long-range plan. The lake-side homesites in Phase One are the community's best real estate, while most amenities are still planned. For custom homesites, plan for a long timeline and a separate builder contract. For Woodland's patio homes, compare the all-in price against other luxury main-level-living options. Either way, get the metro district mill levy, HOA dues and architectural guidelines in writing before you commit, and bring your agent from the first conversation."
Mark Leavitt
Nixon Team at RE/MAX Alliance
Costs & Fees to Know
Many new construction communities in Northern Colorado use metro districts to finance infrastructure like roads, utilities, and amenities. This can add $150–$500+ per month to your housing costs depending on the mill levy. Understanding your true monthly payment—including metro district taxes, HOA dues, and property taxes—is essential before you buy.
HOA Information
The Cache has an HOA that oversees shared community spaces and amenities and maintains the guidelines that protect the neighborhood's character. Every home also goes through an architectural review, and estate homesite buyers can request the architectural guidelines. Ask for the current HOA budget, monthly dues, what's covered (lake and dock access, common-area landscaping and trails) and the rules on fencing, landscaping, ADUs and exterior changes before you contract.
Metro/Tax District Info
The Cache Metropolitan District helps fund the community's essential infrastructure, including roads, water and wastewater systems, which adds a property tax on top of the regular mill levy. The district is also funding an approximately $250,000 restoration of a historic side channel of the Poudre River at the neighboring Poudre Learning Center. Ask for the total mill levy and an estimated annual tax bill for your specific homesite, and compare the full monthly cost with other Greeley and Windsor options. MetroDistrictEducation.com has general background on how metro districts work.
Is This Community Right for You?
Great Fit If You...
Buyers who want water, trails and open space as part of daily life Downsizers looking for a luxury patio home with main-level living Custom home buyers who want a lake-side homesite and a curated builder guild Families who want Windsor schools with a Greeley address Buyers planning long term who are comfortable buying early in a master plan
May Not Be Ideal If You...
Buyers who need to move in within a few months Buyers looking for entry-level pricing Buyers who want a finished community with amenities already open Buyers who want to avoid metro district taxes Buyers who want private docks on their own lot
Common Buyer FAQs
Nearby Comparable Communities
The Cache vs. RainDance (Windsor) – Both are amenity-rich master plans near the Poudre corridor, but RainDance is further along with more builders and price points The Cache vs. Water Valley (Windsor) – Compared by buyers who want lakes and a resort-style setting, with different builders, lot types and tax structures The Cache vs. West Gate (Greeley) – A nearby west Greeley option at a much lower price point for buyers prioritizing value over lakes and luxury
Location
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Near Bunk House Design Center, 12630 N. Poudre River Rd, Greeley, CO 80634 (off 10th St / US-34 Business near 83rd Ave)
Know the Real Monthly Cost at The Cache
HOA dues and metro district mill levy can add hundreds to your payment. See the real numbers before you tour.
Neighborhood Context
Neighborhood imagery for The Cache
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See Greeley new homesWoodland Home Company — Buyer's Review
Woodland Home Company is a small, family-owned Greeley builder led by third-generation builder Ryan Woodland. It is the exclusive builder of the premier patio homes at The Cache along the Poudre River, with four plans from the mid $700s, and it also builds custom homes and remodels across Northern Colorado.
Read the Woodland Home Company review
See Move-In Ready Homes
Where to find affordable new builds in Northern Colorado today.
See affordable homes
Understanding Metro Districts
What metro district taxes mean for your monthly payment.
Read the metro guideBest For
- Move-Up Buyers
- Downsizers
Related Topics
More New Construction in Greeley
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