Seeing two sets of fees on Central Park listings and not sure what they actually cover? You are not alone. In Central Park (formerly Stapleton), most homes carry both HOA dues and metro district taxes, and they work very differently. By the end of this guide, you will know what each one pays for, where to find your exact numbers, and how to model the true monthly cost so you can buy with confidence. Let’s dive in.
HOA vs. metro district: key differences
In Colorado, HOAs and metro districts are two separate systems. Understanding their roles helps you budget the right way.
What HOAs cover
- Upkeep of HOA-owned common areas, landscaping, and walkways.
- Management of private amenities the HOA owns, such as pools or a clubhouse.
- Trash and recycling if the HOA contracts service for members.
- Insurance for common elements and utilities for those spaces.
- Enforcement of CC&Rs, design standards, and architectural review.
- Operating reserves and occasional special assessments for capital repairs.
What metro districts cover
- Public infrastructure like roads, water, sewer, stormwater, parks, and trails.
- Construction and long-term maintenance for large amenities financed by district bonds.
- Debt service on bonds the district issued to build improvements.
- In some districts, services such as snow removal, street lighting, or utilities.
- Taxes and fees authorized by state law to fund these items.
Why Central Park often has both
Central Park was built with a mix of private HOA governance and several metropolitan districts. That means you will likely see monthly or quarterly HOA dues, plus a metro district portion of your property tax bill. Each pays for different things and each can change over time.
How fees show up when you buy
The two charges appear in different places and on different timelines.
HOA dues: where to find them
HOA dues are paid monthly, quarterly, or annually. During a purchase, the seller must provide an HOA resale certificate with current dues, any pending special assessments, the budget, reserve information, insurance, rules, and any litigation disclosures. You should also review the CC&Rs, recent board minutes, and the latest reserve study.
Metro district taxes: where to find them
Metro district costs usually appear on the county property tax bill as one or more special district mill levies. Some districts also charge separate service fees. Your recent tax bill will show a breakdown of city, county, school, and special district lines so you can isolate the district portion tied to your home.
Converting mills to dollars
You will see metro district taxes expressed as a mill levy. Here is how to translate that into dollars:
- Get the property’s assessed value from the county assessor. This is not the same as the market value.
- Note the district’s mill levy from the tax bill. One mill equals 1 dollar per 1,000 dollars of assessed value.
- Use the formula: annual district tax = assessed value × (district mills ÷ 1,000).
- To get the monthly number, divide the annual district tax by 12.
Because assessed values and mill levies can change, always use the most recent tax bill and current assessor values for your calculations.
Total carrying cost in Central Park
Your monthly carrying cost includes more than principal and interest. Build your budget with all parts:
- Mortgage principal and interest.
- Property taxes, including the metro district portion and any district fees.
- HOA dues and any disclosed special assessments.
- Homeowner’s insurance.
Lenders may count recurring HOA dues and significant district fees when calculating your debt-to-income ratio. If taxes are escrowed, increases in the district levy can change your monthly mortgage payment. Model the full picture before you write an offer.
What each pays for in practice
HOAs focus on private property obligations and member-only amenities. Metro districts focus on public improvements and bonded infrastructure. In Central Park, that often means the district financed major parks, roads, and utilities, while the HOA handles neighborhood-level standards, trash contracts if applicable, and any private amenities it owns.
Responsibility for specific items, like pocket parks or internal drives, depends on the recorded plats, the HOA’s governing documents, and the district’s Service Plan. Ask for documentation to confirm who maintains what.
How to compare two homes in Central Park
Use this simple approach to apples-to-apples comparisons:
- Pull each home’s recent tax bill and find the total special district line items. Keep the lines separate if more than one district applies.
- Pull the HOA resale certificate to confirm current dues and any pending special assessments.
- Convert district mills to a monthly number using the formula above.
- Add monthly HOA dues to the monthly district number to get the combined recurring cost for these two items.
- Layer that into your mortgage and insurance projections to see the real monthly budget.
This method shows the true difference between homes that may look similar on price but carry different ongoing costs.
Financial and resale implications
Higher combined costs can affect affordability, buyer demand, and appraisals if nearby comps carry lower fees. At the same time, district-funded amenities like parks and trails can make an area more desirable. Transparency matters. Clean HOA financials, clear district disclosures, and understandable tax bills make a home easier to underwrite, finance, and sell.
Risks to watch closely
- Developer control or pending transitions for either the HOA or the district board.
- Large outstanding district debt that could keep mill levies elevated for years.
- Low HOA reserves or a history of frequent special assessments.
- Multiple overlapping districts on one property. Some homes are in more than one district.
- Proposed capital projects that might push future fees or taxes higher.
Escalate red flags to your agent, lender, or an attorney if you see inconsistencies between seller disclosures and county records, or if there is pending litigation.
Due diligence checklist for Central Park buyers
Request these from the seller, HOA, or title:
- HOA resale certificate with dues, assessments, budget, insurance, rules, and litigation disclosures.
- HOA bylaws, CC&Rs, recent board minutes, current budget, and the latest reserve study.
- Most recent property tax bill with the mill levy breakdown.
- Title report noting any recorded liens tied to special districts.
- Seller’s Property Disclosure addressing assessments and fees.
Pull these from public records or district sites:
- County assessor details for assessed value and parcel data.
- County treasurer tax bill history and current mill levies.
- Metro district Service Plan, annual budgets, audited financial statements, board minutes, and bond disclosures.
- City planning and recorded plats showing who maintains streets, parkways, and specific features.
Ask these questions:
- HOA: How often have dues increased? Any special assessments in the past 5 to 10 years? What is the reserve policy and current funded level?
- District: How much bonded debt is outstanding? What mill levy is anticipated for the next 3 to 5 years? Any capital projects coming?
- Both: Who handles street maintenance, park upkeep, and snow removal, and where is that responsibility documented?
Model the next 3 to 5 years
Both HOAs and districts can change charges over time. Build a forward view:
- Review historical HOA increases and apply a reasonable range to your model.
- Review district financials and board materials for any planned bond issuances or mill levy adjustments.
- Run a base case and a stress case so you see the impact on your monthly payment if taxes or dues rise.
You will make a better offer decision when you see how costs could evolve during your ownership.
How an expert guide helps
The paperwork is public, but interpreting it takes practice. You deserve a clear picture before you commit. A strong buyer strategy includes pulling the right documents early, converting mills to dollars correctly, and comparing homes by total carrying cost. When it is time to negotiate, clean due diligence can protect you on price and terms.
If you want a straight answer on a specific address, reach out. My team will source the tax bill, HOA disclosures, and district records, then build a simple side-by-side so you can move fast and avoid surprises.
Ready to evaluate a home in Central Park with clear numbers and a plan? Connect with Tatiana Torres for a focused review and next steps.
FAQs
What is a metro district in Denver and how is it different from an HOA?
- A metro district is a political subdivision that can levy property taxes, charge fees, and issue bonds to fund public infrastructure; an HOA is a private association that sets dues to maintain common areas and enforce community rules.
Where do Central Park metro district taxes appear on my bill?
- They appear on your county property tax statement as special district mill levies, sometimes alongside separate service fees if the district collects outside the tax system.
How do I find current HOA dues for a Central Park home?
- Ask for the HOA resale certificate, which lists current dues, any pending special assessments, the budget, reserves, insurance, rules, and litigation disclosures.
Do lenders count HOA dues and metro district costs when qualifying me?
- Many loan programs consider recurring HOA dues and significant district fees in your debt-to-income ratio, and tax increases can affect your escrowed monthly payment.
Can HOA dues or metro district taxes go up in Central Park?
- Yes, both can change. HOAs can raise dues or levy special assessments, and districts can adjust mill levies based on budgets, debt service, or voter actions; review current documents and plan several years out.
Are all Central Park homes in the same metro district?
- No. Central Park includes multiple districts and some parcels are in more than one, so check the property’s tax bill and district records for exact coverage.
What documents should I request before writing an offer in Central Park?
- Get the HOA resale certificate and governing documents, the most recent property tax bill with mill levy breakdown, district Service Plan and budgets, and the title report showing any special district liens.
