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Overview:
I live in the Hidden Valley Farm (HVF) Metro District (MD) 2. IMO, there are discrepancies between the covenants provided to me at closing, the agreement between the Town of Severance, and the actions taken by the HVF MD.
Example of one Discrepancy:
"Declaration of Covenants, Conditions and Restrictions for Hidden Valley Farm", dated 10DE2013, p20, "...including a mill levy proposed with a cap of 50 mills." provided to me in May 2022
"Intergovernmental Agreement by and between the Town of Severance, Colorado and HVF MD Nos 1-4", p6, "The Maximum Aggregate Mill Levy shall be sixty-five (65) mills." However, I am not a party to this agreement, and only to the covenants. So, the covenant should take precedence.
From a search of the Weld County Tax Assessor property, my 2025 mill levy from the HVF MD is 78.976, which seems to be a discrepancy from the maximum of 50 in the covenants by 13.976 mills
Taxes I paid over the covenant maximum =(78.976/1000 * $35,490) - (50/1000*$35,490) = $1,028.36
These pages are my attempt to understand or rectify the discrepancies. I will update these pages as my knowledge increases.
I will include links to relevant websits, or documents obtained through FoIA requests.
Sources:
Metro District Description:
There is a wide-range of views on Metro Districts. My opinionated view is below. Mine is less positive than the views provided here What is a Metorpolitan District? or Metro District Overview. I recognize that I am uneducated w.r.t. a Metro Ditrict's Mill Levy or how it is adjusted, and what allows it to be adjusted. So, my view may misinformed. The goal of writing these pages is to educate me on how this works. I will revise these pages as I learn more.
A Metro District (MD) was sold to me, by my realtor, as being similar to a Home Owners Association (HOA). However, an MD is radically different, For example, a Metropolitan District is a taxing authority. In addition, an MD hides the true cost of a home from the purcchaser. IMO, the true cost of a home is hidden by the MD when it issues bonds to cover the cost of completing public infrastructure projects. In an HOA or traditional home, infrastructure costs are built into the price of the home. In an MD, the residents are obligated to pay off the debts incurred by the builders/developers to create, operate aand maintain the infrastructure. The MD imposes its own mill levy and collects taxes. The state of Colorado backs this deceipt.
Public infrastructure may include streets, water, sewer, storm drainage, parks, and other similar improvements. In the HVF MD case, it could include a public bus or rail line, and the build out of television systems.
An MD mill levy is divided into two parts: Operational Costs, and Debt Costs. Operational Costs cover services provided by the Metro District. In an HOA or city, these services are covered by HOA fees or city taxes. The Debt Costs cover the payments for the bond debt and bond interest. The bonds are the debt incurred by the MD, which the residents are obligated to pay.
As of 22NOV202: The HVF MD has $18.5M in bond or other capital improvement debt. Currently, the bonds get 6% interest annually. Residents are obligated to pay the debt and the interest. The bonds will not be paid off until 2050.
The HVF MD can reissue the bonds at an interest rate of up to 18%.
If the HVF MD bond debt had been added to the price of a house ($18.m/~815 homes), it would have increased the average price of a home by ~$23K. This additional cost could have been added to a mortgage or paid off at clossing. I am retired and thought that I bought my home in full. So, I was unpleasntly surprised to find that the metro tax mill levy could increased every year, well beyond the maaximum rate in the covenants or the service plan with thee Town.
Unlike an HOA, an MD is not required to have any residents on its Board. The developers/builders control the Board until all homes are soild. Since its inception in 2013, the HVF MD has never allowed resident home owners in HVF to vote for a Board member, tax increases or changes to the covenants. The HVF MD makes changes unilaterally.
Sources:
HVF MD website: What is a Metorpolitan District?
Plus my opinions and experience with the HVF MD
Colorado Department of Local Affairs (DOLA)
Agree to terms, I am not a robot, Continue
Local Government Name: Hidden Valley Farm
In the row Hidden Valley Farm Metropolitan District No. 1, click on View,
Select the Elections tab
As of 22NOV2025, all elections except the one on 05NOV2023 were cancelled. Note there were no resident home owners in HVF on this date. Only 3 votes were cast, I assume these votes were from the 3 board members.
Contents:
Metro District Mill Levy Training Curriculum (chatGPT generated)
Metro District Mill Levy Workbook (chatGPT generated)
Links:
Official Storrage Location of HVF MD Document: Colorado Department of Local Affairs
Hidden Valley Farm Covenants, dated 10DEC2013
or from HVF MD website: Hidden Valley Farm Covenants, dated 10DEC2013
Hidden Valley Farm Metro District website, maintained by currrent management company
Google Sites
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