Property tax higher than expected in Colorado Springs? Heather Lay explains metro districts, how to look them up, and what to ask before buying.
Quick answer: A metro district is a special taxing district that often pays for roads, water lines, parks, and other infrastructure in newer neighborhoods. Its levy is added to your property tax bill. Before you buy, look up the actual tax bill for the address. If you already own and think your home's value is set too high, El Paso County has an appeal process.
If you've ever compared two similar homes in Colorado Springs and found very different tax bills, a metro district is often the reason. They're common in newer neighborhoods, and understanding them helps you budget and make confident decisions, whether you're buying or selling.
What is a metro district?
A metropolitan district is a type of special district, a local government created under Colorado law (Title 32). Developers often use them to finance infrastructure for new communities, such as streets, water and sewer lines, drainage, and parks. The district usually issues bonds to pay for that work, and property owners inside the district repay those costs over time through a property tax levy.
Some metro districts also handle ongoing services, like maintaining parks, open space, or a community center.
How is that different from an HOA?
An HOA is a private association that enforces covenants and maintains common areas, funded by dues. A metro district is a government entity funded through property taxes. Some neighborhoods have both, some have one, and some have neither.
How to find out if a home is in a metro district
Check the tax bill
The El Paso County Treasurer's website lets you look up a property and see its tax bill, which lists every taxing entity, including any metro district, and how much each one charges.
Use the state's special district map
The Colorado Department of Local Affairs (DOLA) publishes a public special district map at gis.dola.colorado.gov/CO_SpecialDistrict/. Search an address to see which districts cover it.
Ask for disclosures
Colorado sellers and developers often provide special district disclosures. Read them carefully, and ask questions if anything is unclear.
If you're buying
Budget on the full monthly cost
Include the mortgage, the full property tax bill, HOA dues, utilities, and insurance. That's your real monthly number.
Ask the right questions
- What does the metro district pay for?
- Does it provide ongoing services, like a pool or parks?
- Are there HOA dues on top of the district levy?
- Does the levy cover things the HOA would otherwise charge for, like water or amenities?
Compare neighborhoods fairly
A home with a metro district might also come with amenities you'd value. Compare the total cost and what you get for it.
Ready to start looking? Browse homes on the buy page or explore Heather's communities.
If you're selling
Have your numbers ready
Buyers compare monthly costs, so have your current tax bill and HOA details ready to share.
Price with recent sales
Recent sales of similar nearby homes already reflect what buyers will pay with your area's tax and HOA setup. A home valuation is a good place to start.
Highlight what the district provides
If your metro district maintains parks, trails, or amenities, mention them. They're part of your home's value.
If you think your valuation is too high
The El Paso County Assessor sets your property's value, and you can appeal it if you believe it's too high. The Assessor's website explains the deadlines and process. Recent sales of similar homes are often the best support for an appeal.
Keep in mind that an appeal addresses your home's assessed value, not the metro district's levy. The district's board sets its own levy, and its meetings are generally open to the public.
The bottom line
Metro districts aren't good or bad on their own. They're one part of a home's total cost. Look up the tax bill, read the disclosures, ask what the district provides, and compare homes on their full monthly cost.
Have questions about a home's costs? Talk with Heather. She'll help you look at the full picture before you decide.
Frequently asked questions
What is a metro district in Colorado?
A special taxing district created under Colorado law, often used to fund infrastructure in newer neighborhoods. Its levy appears on your property tax bill.
How do I know if a home is in a metro district?
Look up the property on the El Paso County Treasurer's site, or search the address on the DOLA special district map.
Is a metro district the same as an HOA?
No. An HOA is a private association funded by dues. A metro district is a government entity funded through property taxes. Some homes have both.
Can I appeal my property tax in El Paso County?
You can appeal your assessed value through the El Paso County Assessor. Check its website for deadlines.
Can I appeal a metro district levy?
The levy is set by the district's board, not through a value appeal. You can attend district board meetings to learn more.
