How Much Will a Metro District Add?
Enter a home price and slide the mill levy. The math updates live using Colorado's 2026 or 2025 assessment rules.
Drag the slider to see how much the mill levy matters.
Adds per month
$128
Per year
$1,530
Every 10 mills adds
$26/mo
How it's calculated (2026 Colorado rules)
($500,000 − $50,000 deduction) × 6.8% = $30,600 assessed value
$30,600 × 50 mills ÷ 1,000 = $1,530/year ÷ 12 = $128/month
Metro vs. No Metro: Which Home Is Really Cheaper?
A lower price in a metro district isn't always a better deal. Compare the full monthly cost of two homes side by side.
Home A · in a metro district
- Principal & interest
- $2,731
- Metro district tax
- $147
- HOA
- $75
- Monthly total
- $2,952
Home B · no metro district
- Principal & interest
- $2,816
- Metro district tax
- $0
- HOA
- $50
- Monthly total
- $2,866
Home A costs $87 more per month, even though it's $15,000 cheaper.
To match Home B's monthly cost, Home A would need to be priced at about $465,562 ($14,438 less than its current price).
Estimates only. Compares principal and interest (30-year fixed), metro district tax and HOA dues. Regular property taxes, insurance and mortgage insurance aren't included and will also rise with price. Confirm exact mill levies and dues with the district and builder.
Does My Community Have a Metro District?
Every active community on NoCo New Builds, with the district name where we've confirmed it. Tap any community to request its current mill levy.
46 of 79 active communities on this site have a confirmed metro district. Showing 12 of 79.
Loveland
LGI Homes markets Aspen Knolls with no metro tax. Confirm it in the property tax disclosure for your lot before you sign, and have your lender use the actual tax figure.
Firestone
Barefoot Lakes is located within a metro district, which is a major factor in overall monthly ownership costs. Metro district taxes can significantly increase the effective payment compared to similarly priced homes outside a district, even if the purchase …
Lochbuie
Blue Lake Metropolitan Districts
Bella Vista is tied into the Blue Lake Metropolitan Districts framework (multiple numbered district sites exist), which is a strong signal that special-district-style governance and funding may be part of the long-term cost structure depending on the exact…
Fort Collins
Mulberry Metro District
Bloom is part of the Mulberry PUD, and the City of Fort Collins lists a Mulberry Metro District with a service plan approved in 2019. Metro districts add property tax on top of the regular mill levy to repay the roads, water, sewer and other infrastructure…
Eaton
CB Signature hasn't published metro district information for Brown Farm. When sales open, ask for the metro district disclosure and mill levy for your lot, and look up a completed home in Eaton on the Weld County Assessor site.
Erie
Colliers Hill Metropolitan Districts
Colliers Hill is governed by the Colliers Hill Metropolitan Districts, and the district site states it’s authorized to incur up to $45,000,000 of debt with a maximum debt mill levy of 50 mills (subject to adjustment) per the service plan—this is exactly…
Ault
Conestoga Metropolitan District Nos. 1–5
Conestoga is in the Conestoga Metropolitan District Nos. 1–5, which levies property taxes for the neighborhood's infrastructure.
Mead
Fort Lupton
LGI doesn't publish metro district details for Cottonwood Greens. Look up a completed home on the Weld County Assessor site to see every taxing district, and ask LGI for the property tax disclosure and mill levy for your lot before you sign.
Fort Collins
View Homes hasn't published metro district details for Country Club Reserve. Fort Collins uses metro districts in many newer neighborhoods, and City policy generally caps metro district levies at 50 mills unless City Council approves more.
Fort Lupton
Century's page doesn't say whether Coyote Creek is in a metropolitan district. Ask for the metro district disclosure and mill levy for your lot, and look up a completed home on the Weld County Assessor site to see an actual tax bill.
Loveland
District names come from public town, district and builder sources and can vary by filing or lot. Always confirm the district and current mill levy for your specific address before you sign.
How to Find the Real Numbers
Builders' sales offices don't always volunteer the mill levy. Here's how to check it yourself in about 10 minutes.
Look up a home in the same filing on the county assessor's site
The property's tax details list every taxing district and its mill levy, including the metro district.
Visit the metro district's own website
Colorado law (SB21-262) requires metro districts to publish a plain-language explanation, their maximum debt mill levy and their debt limits.
Use the state's special district map and guide
Confirm the district's official name and find its service plan, budget and contacts.
Get the builder's metro district disclosure before you sign
Ask for it in writing for your exact lot, and have your lender use the real number when calculating your payment.
Rather not dig through assessor records? I'll look up the current mill levy for any community, free.
What Is a Metro District?
A metro district (metropolitan district) is a special district created under Colorado's Title 32. Developers use it to borrow money for a new community's public infrastructure, and the homeowners repay that debt over time through an extra mill levy on their property tax bill. Districts can also levy for ongoing operations and maintenance.
A mill is $1 of tax for every $1,000 of assessed value. Metro districts use the local government assessment rate: 6.25% of value for 2025, and 6.8% of value after a deduction of 10% (up to $70,000) for 2026.
The key point: this tax is separate from your regular property taxes, HOA dues and mortgage, and it can make a lower-priced home cost more each month.
What it typically pays for
- Roads and streets
- Water and sewer systems
- Parks, trails and open space
- Streetlights and landscaping
- Pools, clubhouses and playgrounds
Metro District Myths vs. Facts
Tap a card to see what's really true.
6 Questions to Ask Before You Sign
What is the current mill levy?
Get the exact number for your filing, both the debt service levy and any operations levy.
What is the maximum mill levy?
Districts publish a maximum debt service levy, which is often higher than today's rate.
Is there more than one district?
Some communities have several numbered districts or overlapping ones. Ask which apply to your lot.
Are there district fees on top of the levy?
Some districts charge facility or operations fees in addition to property tax.
How much debt is authorized, and when do bonds mature?
This tells you how long the debt levy is likely to last.
What does the district pay for and maintain?
Know what you're getting: roads, parks, pool, trails, landscaping.
Prefer to Watch?
Mark walks through the math with a real $500,000 example, a metro vs. non-metro comparison, and the 3 numbers to ask for before you sign.
Frequently Asked Questions
Related Resources
Estimates are for education only and use Colorado's local government residential assessment rules under HB24B-1001. Actual taxes depend on each district's certified mill levy and your home's assessed value. Verify with the county assessor, the district and the builder before you buy.