When you picture life in your new home, it’s not just the kitchen finishes or the bedroom layout you’re imagining—it’s the tree-lined streets, the smooth sidewalks, the welcoming park down the road, and the peace of knowing it’s all beautifully maintained. In Colorado, one way we make that possible in Windmill communities is through something called a metro district.
Metro districts are a financing tool unique to Colorado that helps developers build the infrastructure your neighborhood needs, from roads and sidewalks to parks and water systems. Here's everything you need to know.
How Metro Districts Work
A metropolitan district (metro district) is a special government entity that can issue bonds to finance public infrastructure, which includes things like:
-
Roads and sidewalks
-
Water and sewer systems
-
Maintaining and landscaping common areas like parks, greenbelts, and trails
-
Snow removal in community spaces
-
Supplying non-potable irrigation water from Windsor Lake
-
Sometimes recreational facilities like community centers or pools
Instead of paying these costs out of pocket, developers can form a metro district. The district issues bonds to cover infrastructure expenses, then repays these bonds through property taxes collected from homeowners over 20-30 years.
Think of it as a community loan: the developer builds everything your neighborhood needs upfront, and homeowners collectively pay it back through their property taxes.
What This Means for Your Property Taxes
Metro district fees appear as a separate line item on your property tax bill, typically labeled as "metropolitan district" or similar. These fees are in addition to your regular county, city, and school district taxes.
Example breakdown for a $500,000 home in Northern Colorado:
-
Base property taxes: $2,400-$2,700
-
Metro district fee: $5,500 (approximately 1.1% of home value)
-
Total annual property taxes: $7,900-$8,200
Metro district amounts vary by community, but as a helpful guideline, Greenspire's metro district fee is approximately 1.1% of your home's estimated value annually. For exact figures, always confirm with your lender or title company during the buying process.
Metro Districts vs. HOAs: What's the Difference?
Metro districts are often confused with homeowners associations (HOAs), but they serve different purposes:
Metro Districts:
-
Fees collected through property taxes (one annual bill)
-
Focus on infrastructure and community maintenance
-
Governed as special taxing districts under Colorado law
-
Fund essential services like landscaping, snow removal, and utilities
HOAs:
-
Charge separate monthly or quarterly dues
-
Focus on rules enforcement and amenities management
-
May provide additional services beyond basic infrastructure
-
Operate as private associations with their own governance
This helps explain why metro district fees appear on your property tax statement rather than as separate monthly bills.
Benefits of Metro Districts
Immediate livability: You move into a fully developed community with completed roads, parks, and utilities—not a construction zone.
Consistent maintenance: The district maintains common areas, landscaping, and infrastructure using dedicated funding, often resulting in well-maintained neighborhoods.
Shared investment: Costs are spread across all homeowners, making premium features accessible without large upfront expenses.
Long-term value: Well-maintained infrastructure supports both your lifestyle today and your property value tomorrow.
Metro Districts in Windmill Communities
In neighborhoods like Greenspire at Windsor Lake, metro districts allow us to deliver on our promise of move-in-ready, live-in-ready homes.
That means:
-
Professionally landscaped entrances and green spaces from day one
-
Parks and trails designed to connect neighbors and enhance daily living
-
Smooth, well-lit sidewalks for morning jogs and evening strolls
-
Infrastructure built to last, from drainage systems to utility lines
Most importantly, we believe in transparency. Before you choose your home, we’ll provide complete details on metro district fees, what they cover, and how they benefit your neighborhood. You’ll always know exactly what you’re paying for—and why it matters.
Questions to Ask About Metro Districts
When considering a home in a metro district, get specific details:
-
What is the current annual metro district fee?
-
Is the rate fixed or can it increase?
-
How many years remain on the bonds?
-
What infrastructure and services does the fee cover?
-
Are there any planned improvements that could increase fees?
-
Will the district dissolve after bonds are paid off?
Making an Informed Decision
Metro districts are neither good nor bad—they're a financing tool that enables quality community development. The key is understanding the total cost of homeownership, including these fees, and ensuring the infrastructure and services provided justify the expense.
At Windmill Homes, we see metro districts as an opportunity to create neighborhoods where every detail—from the street you drive on to the park you relax in—reflects the care and craftsmanship you expect from your homebuilder.
Ready to explore a community where every street, park, and sidewalk is designed with your life in mind?
Contact our team to learn more about our current communities and see how we bring the vision of complete, connected neighborhoods to life.
Metro district information can be complex and varies by location. Always review specific district documentation and consult with your real estate professional when evaluating properties with metro district fees.
