If you’ve started looking at homes along Colorado’s Front Range—or even if you’ve lived here for years—you’ve probably heard the term “Metro District.” But what exactly is a metro district, and why does it matter to you as a homeowner or buyer?

Let’s break it down in plain English (and maybe a few witty metaphors).

What Is a Metro District?

A metropolitan district (or "metro district") is a special taxing district created by a developer to help finance infrastructure for a new community. Think roads, water and sewer lines, parks, sidewalks, and more—the essential stuff that makes a neighborhood livable.

Instead of asking cities or counties to foot the bill up front, developers can set up a metro district to borrow money (usually through bonds) and repay it over time through property taxes paid by homeowners in the community.

Basically, it’s like using a long-term payment plan to build a neighborhood—with you, the homeowner, helping to cover the tab over time.

Why Are Metro Districts So Common in Colorado?

Colorado uses metro districts more than almost any other state. In fact, nearly 90% of homes built along the Front Range are part of a metro district, according to MetroDistrictEducation.com.

Why? Because the Front Range is growing like crazy, and metro districts have become a go-to solution for financing that growth without overloading city and county budgets. It's Colorado’s version of “we’ll pay for it later”—except you might be the one paying.

Metro District vs. HOA: What’s the Difference?

While they might feel similar (and both send you bills), metro districts and homeowners associations (HOAs) are not the same thing.

• Metro Districts are public entities governed by state law. They have the authority to levy taxes and issue debt. Their primary job is to fund and maintain infrastructure and sometimes provide services like snow removal, trash, or landscaping.

• HOAs are private organizations governed by covenants and run by a board of residents or a management company. They enforce rules like where your trash can lives and what color your mailbox can be.

Some communities have both. Think of it this way: The metro district built the neighborhood, the HOA keeps the neighborhood looking cute.

How Can This Impact You Financially?

One of the biggest surprises for homeowners in a metro district is the property tax bill. Metro district taxes are in addition to your standard property taxes and are used to repay the infrastructure bonds.

And here's the kicker: those taxes can fluctuate from year to year. Why?

• Changes in your home’s assessed value

• Adjustments to the mill levy (i.e., the tax rate)

• Decisions made by local governments or the state legislature

So, while one year your metro district taxes might feel “doable,” the next year could bring a bit of sticker shock. It's not unlike Colorado weather—mostly sunny, but always keep a jacket (and budget cushion) nearby.

How Can You Tell If a Property Is in a Metro District?

The easiest way to find out is to use the Colorado Department of Local Affairs tool or this searchable map:
https://data.colorado.gov/Local-Aggregation/Metro-Districts-in-Colorado/knbf-ggf2

If you're working with me, I’ll happily look it up for you—because decoding tax districts shouldn’t be your weekend activity (unless you’re into that, in which case… let’s be friends).

If You're Selling a Home in a Metro District

Sellers, be ready to disclose your metro district and provide buyers with any available information about taxes, services, and governing documents. Buyers may ask questions—especially if they're moving from outside Colorado where metro districts aren’t as common. Knowledge = confidence = a smoother transaction.

Metro districts aren’t good or bad—they’re just a thing to understand. They’ve made it possible for Colorado’s explosive growth to happen in a relatively orderly (and beautiful) way, but they also mean homeowners carry some long-term costs that are easy to overlook.

The key is knowing what you’re signing up for—and having a Realtor (hi, that’s me) who can help you unpack the details.

Not sure if your home—or dream home—is in a metro district?
Let’s connect. I’ll bring the research, you bring the coffee.