Frequently Asked Questions
What is the purpose of the Districts?
The Buckhorn Valley Metropolitan Districts 1 and 2 (collectively the "Districts"), are quasi-municipal corporations and political subdivisions of the State of Colorado authorized by Colorado state statute. The formation of metropolitan districts is common to many master planned communities in Colorado. The Districts were organized to construct and finance public improvements necessary for the development of the Buckhorn Valley community, and to operate and maintain certain public improvements not conveyed to the Town of Gypsum (the “Town”). Buckhorn Valley Metropolitan District No. 2 (“District 2”) issued debt in order to fund public improvements. Buckhorn Valley Metropolitan District No. 1 (“District 1”) is responsible for construction of public improvements and the ongoing operations and maintenance of improvements not conveyed to the Town.
Who governs the Districts?
The Districts are governed by an elected five-member Board of Directors (the “Board”). The members of the Board and other information about the District may be viewed from the District’s Transparency Notice, updated and filed annually with the Department of Local Affairs and available on the Special District Association of Colorado website at https://www.sdaco.org/cora/sda-transparency/search.
Notices of Board meetings are posted on the Board Meetings Page at least 24 hours prior to all Board Meetings. The regular meeting schedule for the year is posted in January, and the Board typically meets twice per year.
Who can serve on the Board?
Directors are elected to staggered four-year terms of office. Directors may be appointed by the board to fill a vacancy, however the appointed Directors must run for the seat at the next regular election. To qualify as a Director of a special district a person must be an “eligible elector” which is more specifically defined by state statute but such individuals must be a registered voter of Colorado and include the following:
1. A resident of the District, or
2. The owner (or the spouse or civil union partner of the owner) of taxable real or personal property situated in the District.
What public improvements have the Districts paid for?
Water Transmission and Distribution Systems
Streets (including curbs, gutters, sidewalks)
Sanitary Sewer Collection and Transmission
Storm Sewer and drainage improvements
Park and Recreation Improvements
Traffic and Safety Controls
The Districts are governed by a Service Plan approved by the Town of Gypsum, which defines the public infrastructure which may be financed and constructed by the Districts as well as the maximum mill levy that may be imposed by the Districts to fund operations and construction. The Service Plan may be viewed on the Documents page of this website.
How did the Districts pay for the public improvements?
District No. 2 issued general obligation debt (“bonds”) to pay for public improvements benefitting the Buckhorn Valley Community.
How do the Districts pay for operations and maintenance expenses?
District No. 2 imposes an operations mill levy, limited by the service plan to 5.375 mills (as adjusted for the Gallagher Amendment) and currently set at 6.811 mills due to the Gallagher Adjustment. In addition, the Districts impose fees as set forth in the fee schedule listed on the Fees & Payments page for the purpose of funding operating and administrative expenses. Currently the majority of the operating income collected by the Districts is paid by the land developer which pays System Fees on all of the owned but undeveloped land as illustrated in the graphics provided in the Income versus Expenses document.
Do I pay for the debt issued by District 2?
District 2 imposes a mill levy on all property situated within its boundaries which are concurrent with the Buckhorn Valley community. Residents of the community are subject to the mill levy which comprises a portion of your property taxes. The District’s Service Plan limits the mill levy the District can impose for operations and debt service to 45.375 mills (subject to Gallagher Adjustment as explained below). Periodic changes by the State of Colorado to the method of calculating Assessed Valuation affect the tax liability of each property owner and the revenue generated by the maximum mill levy stated in the District’s Service Plan. In order to account for this, the Service Plan allows for adjustment to the maximum mill levy so that the tax liability of individual property owners is neither increased or decreased as a result. Over the years the periodic adjustments have caused the District’s mill levy to adjust from 45.375 mills in 2005, to 61.301 mills in 2020 in order to impose the same tax liability on individual property owners.
The Gallagher Amendment passed in 1982 was designed to maintain a constant ratio between the statewide property tax revenue that comes from residential property and commercial property such that residential property tax revenue accounts for 45% of the total statewide property tax revenue and commercial property tax revenue accounts for 55% of the total statewide property tax revenue. The amendment fixes the commercial assessment ratio at 29% (29% of the actual value of a property as determined by the County Assessor = assessed valuation). The residential assessment ratio adjusts to maintain the 45% commercial and 55% residential property tax collections balance statewide.
The ability of the Districts to make mill levy adjustments to account for changes to the method of calculating assessed valuation is known as a “Gallagher Adjustment”. Please note that increasing the mill levy due to a Gallagher Adjustment will not, by itself, result in higher property taxes. If residents are paying more property taxes, that may be due to an increase in the assessed valuation of their home or increased mill levies imposed by other taxing entities.
Was the fact I lived in the Districts disclosed?
Yes, notice was provided to future and current property owners by the following:
3. Real Estate Contract disclosure
4. Annual Property Tax Statement
5. Transparency Notice on file with Eagle County and posted on the Special District Association website.
Who can I contact about irrigation problems?
Please call your homeowners association for all maintenance issues. While the Districts maintain the public portions of the system, the local homeowners associations (HOAs) within Buckhorn Valley maintain the portions of the system on your private property. Please contact your property manager for all irrigation maintenance issues including leaks, malfunctioning valves, or broken, mis-aligned or missing irrigation heads.
How can I get a storage lot?
Got a camper, ATV, or extra vehicles? The Buckhorn Valley Storage Lot is owned by the Districts. Spaces are $480 per year per lot, and there may be a wait list. Contact information is as follows:
S and C Storage of Gypsum Phone - 970-989-0470 Email -
Where do I find information about Parks and Open Spaces?
Visit the Parks and Open Spaces section of the Buckhorn Valley HOA website to view information regarding the Wildland Park Proposal and other initiatives and policies for the open spaces.