Avon Metro Districts And HOA Basics

Are you seeing both HOA dues and extra line items on your Avon property tax estimate and wondering why? You are not alone. Many Avon and Eagle County homes sit inside a metropolitan district and an HOA, which means two different systems can affect your monthly budget. In this guide, you will learn what each one does, how they are funded, what fees typically cover, and exactly which documents to review before you buy. Let’s dive in.

What is a metro district?

A metropolitan district is a local government unit formed under Colorado law. It can build and maintain public infrastructure, levy property taxes, charge fees, and issue bonds to fund large projects. The exact powers and services are set in the district’s Service Plan and enabling documents.

In resort communities like Avon, a district may handle water, sewer, stormwater, streets, streetlights, parks, trails, and some recreation or transit improvements. Debt issued by a district is often paid back through property taxes collected by the county.

What is an HOA?

A homeowners association is a private nonprofit that governs a condo, townhome, or planned community. It is set up by CC&Rs, bylaws, and rules, and it is subject to Colorado’s Common Interest Ownership Act. You pay periodic assessments to fund operations, maintenance, insurance, reserves, and management.

For multi-unit buildings, HOAs often cover exterior maintenance, shared utilities, and common amenities. Rules and architectural guidelines are enforced by the HOA board according to the governing documents.

Key differences to know

Governance: Metro districts are governmental bodies with elected or appointed boards. HOAs are private corporations led by an owner-elected board.
Funding: Metro districts use property taxes, fees, and bonds. HOAs use owner assessments, reserves, and special assessments.
Powers: Metro districts can issue bonds and create tax liens. HOAs can place liens for unpaid dues and levy special assessments as allowed by CC&Rs.
Longevity: District debt can run for many years and is tied to property within the district. HOA dues and reserves change based on budgets and board decisions.

What fees typically cover in Avon

Metro district-funded items

Water, sewer, and storm drainage infrastructure.
Public streets, sidewalks, and streetlights.
Parks, trails, open space, and plaza improvements.
Recreation facilities that are public or quasi-public.
Long-term capital replacement and bonded debt service.
In some projects, operations for snowmelt systems or shuttle infrastructure.

HOA-funded items

Landscaping and routine common-area upkeep.
Exterior building maintenance for condos or townhomes, per CC&Rs.
Shared utilities like master-metered water, trash service, or bulk internet.
Insurance on common elements, reserve funding, and management.
Covenant enforcement, rules, and architectural review.

How costs combine on a home

In many Avon neighborhoods, you will pay both property taxes that include district mill levies and separate HOA dues. Your total carrying cost is the sum of property taxes, HOA assessments, any district fees, and your utilities. The exact mix depends on the project’s financing and Service Plan.

Watch for these line items as you compare properties:

Total mill levy on the tax bill and which districts apply.
District user fees in addition to taxes, if any.
Monthly or quarterly HOA dues and what they include.
Any special assessments planned by the district or HOA.

Due diligence checklist for Avon buyers

HOA documents

CC&Rs, bylaws, rules and regulations, and articles of incorporation.
Architectural guidelines and approval process.

HOA financials and budgets

Current operating budget and most recent actuals.
Balance sheet, income statement, and reserve study or policy.
Dues schedule, history of increases, and any special assessments.

HOA management and contracts

Management agreement terms and costs.
Key service contracts for landscaping, snow removal, pools, and security.

Insurance and claims

Master policy declarations and deductibles.
Claims history and any unresolved insurance issues.

Litigation and violations

Any pending or recent litigation.
Board minutes noting disputes, fines, or enforcement concerns.

Minutes and governance

Board meeting minutes for the past 12 to 24 months.
Ballot measures or owner votes that could affect costs.

Metro district records

Service Plan, current mill levies, and how they are apportioned.
Outstanding bonded debt, remaining term, and annual debt service.
Recent audited financials and adopted budgets.
Fee schedules and any enterprise charges beyond taxes.
Intergovernmental agreements with the Town of Avon or Eagle County.
District board minutes for the past 12 to 24 months and upcoming elections.
Boundary map confirming the property is inside the district.

Property tax and assessed value

Latest Eagle County tax bill with mill levy breakdown.
Tax history and drivers of any increases.

Developer or special assessments

Whether improvements or future phases could add costs.
Any transition agreements from developer to owner control.

Required disclosures

Seller-provided district notices, listing addenda, or other statutory disclosures.

Key numbers to compare

Total district mill levy and combined mill levy.
Annual debt service per property or per assessed value.
Annualized HOA dues and whether they include any utilities.
Reserve balance versus the reserve study recommendation.
Any recurring operations and maintenance mills or fees.

Where to find records in Avon

Ask the seller or listing agent for the HOA packet, recent tax bills, and any district disclosures.
Check Eagle County Assessor and Treasurer records for tax history and mill levy breakdowns.
Review Town of Avon public records for intergovernmental agreements or maintenance responsibilities for roads and snow.
Contact the metro district manager or administrator for Service Plans, budgets, audited financials, debt schedules, and boundary maps.
Use the Colorado Division of Local Government for special district filings and debt information.
Confirm recorded items through the County Clerk, Secretary of State, and your title company.

Red flags to investigate

Large outstanding bonded debt with near-term payments and no clear plan.
Frequent special assessments or rapid dues increases.
Low reserves combined with deferred maintenance.
Pending or recent litigation that could increase costs.
Unclear responsibility for roads, snow removal, or utilities between the HOA, district, and town.

How to compare two properties

Pull the latest tax bill for each property and list all taxing districts.
Add up the total mill levy and estimate district taxes for each.
Annualize HOA dues and note which utilities or services are included.
Review reserve study, recent minutes, and any special assessments.
Check district debt schedules and board minutes for near-term changes.

Work with a local advisor

Metro districts and HOAs are common in Avon, and they can be a smart way to fund infrastructure and amenities when you understand how they work. With the right documents and a clear comparison, you can plan for both taxes and dues with confidence.

If you want help gathering records or analyzing fees for a condo, townhome, or single-family home in Avon, connect with Brooke Gagnon for local guidance and a clear next step. Request a market consultation.

FAQs

What is a metro district in Colorado?

It is a local government formed under state law that can levy property taxes, charge fees, and issue bonds to provide infrastructure and services defined in its Service Plan.

How are metro district taxes collected in Avon?

Mill levies and district taxes are included on the Eagle County property tax bill, with changes based on district authority and any voter-approved measures.

Are metro district taxes treated differently than HOA dues by lenders?

Yes. District taxes are part of property tax obligations, while HOA dues are separate assessments; lenders consider both when qualifying you for a loan.

Can a metro district levy special assessments on my lot?

It depends on the district’s authority and financing structure; bonded debt is usually paid by ad valorem taxes or fees, but some districts may use special assessments.

What HOA or district red flags should I watch for?

Low reserves, repeated special assessments, significant debt without funding clarity, active litigation, or unclear maintenance responsibility for core services.

Where can I find metro district debt information for a property?

Ask the district manager for audited financials, budgets, and debt schedules, and review records available through the Colorado Division of Local Government and county public records.