Are you seeing both HOA dues and a “metro district” tax on Silverthorne listings and wondering what that means for your budget? You are not alone. Many Summit County neighborhoods use a mix of private associations and public special districts, and it can be confusing at first glance. In this guide, you will learn how HOAs and metro districts work in Colorado, how each affects your costs, which documents to review, and the simple steps to take before you buy. Let’s dive in.

HOA vs. metro district: the basics

What an HOA is

A homeowners association is a private nonprofit that manages a common‑interest community under recorded covenants and bylaws. In Colorado, many HOA rules and owner rights are set by the state’s Common Interest Ownership Act, often called CCIOA. HOAs typically collect regular dues to fund maintenance, insurance, management, and reserves, and they may levy special assessments when large projects arise. You can explore Colorado’s statutes on the Colorado General Assembly website.

What a metro district is

A metropolitan or special district is a local government formed under Colorado’s Title 32 statutes. Districts are created through a service plan that is approved by a town or county, such as the Town of Silverthorne. They can finance and build public infrastructure, operate some services, levy a property tax mill levy, charge fees, and issue bonds backed by those revenues. You can find special district information through the state’s DOLA Local Government Information System.

Can both exist in one neighborhood?

Yes. In many Silverthorne developments the metro district funds and maintains public infrastructure, while the HOA enforces covenants and manages private common elements. The split is defined by the recorded plats, covenants, the district’s service plan, and any intergovernmental agreements with the town or county.

What you pay in Silverthorne

HOA dues and assessments

HOA dues are billed monthly, quarterly, or annually by the association or its manager. Dues typically cover items like common area utilities, snow removal, landscaping, amenity operations, management, insurance, and reserves for future repair or replacement. HOAs can adopt budgets and, if allowed by the documents and CCIOA, levy special assessments for major work that reserves do not cover.

Metro district taxes and fees

If your property sits inside a metro district, you will see the district’s mill levy as a line on your Summit County property tax bill. Those taxes help repay any bonded debt and fund operations. Some districts also bill separate fees, such as utility, tap, or operations charges, that arrive outside the property tax bill.

Your monthly housing number

Your total recurring cost usually includes:

• Mortgage principal and interest
• Property taxes, including the county, town, school, and any metro district mill levy
• HOA dues
• Any separate district fees
• Homeowners insurance and utilities

When you compare neighborhoods, check what HOA dues include, whether a metro district provides certain utilities or services, and how the district’s mill levy and fees affect your annual tax bill.

How these entities are formed and governed

HOAs: private governance

Developers typically create an HOA when they record the Covenants, Conditions and Restrictions, then establish bylaws and articles of incorporation. Homeowners elect a board that adopts budgets, levies assessments, enforces use rules, and maintains private common areas. Many procedures, such as notices and collections, are shaped by CCIOA, which you can find through the Colorado General Assembly and through resources from the Community Associations Institute.

Metro districts: public entities

A metro district begins with a service plan that the town or county approves. The plan outlines allowed services, financing, and limits, and it often authorizes future bonding. District boards are elected by resident or property owner voters, and the district must follow open meetings and open records laws. Local approvals and related agreements can be accessed through the Town of Silverthorne and public filings.

What to review before you buy

HOA documents to request

Ask the seller or the HOA manager for:

• CC&Rs, bylaws, and articles of incorporation
• Current budget, recent financial statements, and reserve study if available
• Meeting minutes for the past 12 to 24 months
• Master insurance certificate and coverage summary
• Collection policy and history of dues increases or special assessments
• Estoppel certificate that confirms the seller’s balance and any pending assessments

Metro district records to pull

Use public sources and the district office to obtain:

• The district’s approved service plan and any amendments
• Current budget and audited financial statements
• Bond disclosure documents and a debt schedule
• Current and historical mill levy rates
• Recorded plats, dedications, and any intergovernmental agreements showing who owns or maintains roads, utilities, parks, and trails
• Meeting minutes and manager or board contact details

Where to find the records

• For property taxes, mill levy breakdowns, and payment history, visit the Summit County Assessor and Treasurer.
• For recorded plats, CC&Rs, and recorded service plans or agreements, check the Summit County Clerk and Recorder.
• To look up district boundaries, financial summaries, and contacts, search the state’s DOLA LGIS database.
• For town approvals and related planning files, contact the Town of Silverthorne.

Debt, taxes, and liens at a high level

HOA liens

Under CCIOA and the recorded documents, an HOA can assess late fees and interest, place a lien for unpaid assessments, and follow statutory procedures for collection. The details and priority of these liens are governed by state law and the recorded documents.

Property tax liens and districts

Metro district taxes are collected through the county tax system. If taxes go unpaid, property tax lien processes under state law apply. Bond covenants and pledged revenues are described in district financial disclosures and can influence future mill levies.

If you have questions about lien language, ask your title company to flag exceptions in the title commitment and consider consulting a Colorado real estate attorney for interpretation.

Who maintains what in Silverthorne

In many Summit County communities, metro districts handle public infrastructure such as roads, drainage, and certain parks or trails, while HOAs handle private amenities and common elements. The specifics vary by neighborhood and are set out in the recorded plats, dedications, service plans, and any intergovernmental agreements with the town or county. For clarity on a particular address, review the recorded documents with the Summit County Clerk and Recorder and confirm maintenance roles with the Town of Silverthorne or the district manager.

Buyer checklist you can use

• Confirm whether the property is inside one or more metro districts using the DOLA LGIS and the Summit County Assessor tools, then pull the most recent tax bill to see the district tax line items.
• Request the HOA’s CC&Rs, current budget, reserve study, minutes, insurance certificate, and an estoppel that shows the seller’s balance and any special assessments.
• Ask the district manager for the service plan, current budget, audited financials, and any bond Official Statement or debt schedule.
• Review recorded plats and any intergovernmental agreements at the Summit County Clerk and Recorder to see who owns and maintains roads, utilities, and other facilities.
• Order a title commitment, then ask your escrow officer to explain any exceptions related to district liens, assessments, or covenants.
• Budget conservatively by adding HOA dues and any district taxes or fees to your monthly payment estimate, and allow a cushion for possible special assessments or future mill levy changes.

Red flags to watch for

• HOA issues such as very low reserves, frequent special assessments, large recent dues increases, litigation, or uncollected assessments.
• Metro district risks such as large outstanding bonded debt relative to the current tax base, recent or planned bond issues, or separate O&M fees that are not shown on the tax bill.
• Governance concerns like ongoing developer control, missing meeting minutes or financials, or unusually broad assessment powers in the recorded documents.
• Physical signs of deferred maintenance that could trigger future HOA assessments or district repair projects.

How to compare two Silverthorne options

When you compare similar homes, line up the recurring costs side by side. Note the HOA dues and what they include, the current metro district mill levy and estimated annual tax dollars, and any separate district fees. Then weigh the services you receive for that cost, such as snow removal or trail maintenance, along with the strength of HOA reserves and the district’s debt profile.

Local navigation tips

Because metro districts are public entities, you can access their budgets, audits, and meeting minutes online or by request through the DOLA LGIS or the district office. Town and county approvals are also public, and the Town of Silverthorne can direct you to service plans and related files. HOA information is more private, so be sure the seller or manager provides complete, current documents for your review.

Buying in Silverthorne is easier when you know how HOAs and metro districts work together and how each affects your bottom line. If you would like help reviewing a specific property’s HOA and district landscape, connect with Samantha Meister to schedule a consultation and get local, step‑by‑step guidance.

FAQs

What is a metro district in Silverthorne?

• It is a local government that can fund and maintain public infrastructure, levy a property tax mill levy, charge fees, and issue bonds under Colorado Title 32.

How do I see metro district taxes for a property in Summit County?

• Check the most recent property tax bill and mill levy breakdown with the Summit County Assessor and Treasurer, which lists any district taxes.

Which HOA documents should I request before closing in Silverthorne?

• Ask for CC&Rs, bylaws, budgets, financials, reserve study, minutes, insurance certificate, and an estoppel that confirms balances and any special assessments.

Can both HOA dues and metro district taxes increase over time?

• Yes, HOA dues can change with budgets and projects, and district mill levies or fees can adjust based on service plans, operations, and bonded debt.

Where can I find a district’s boundaries and debt information?

• Look up the district in the state’s DOLA LGIS for boundaries and contacts, then request budgets, audits, and bond documents from the district manager.