Erie sits on a county line, and that line shows up on your tax bill. The same house on Erie’s Boulder side can carry different taxes than one on the Weld side, and the gap can grow when metro districts and school levies are added. This guide explains what changes across the line, how to verify numbers before you write an offer, and how to model cash flow so your investment works as planned.
Why Erie’s county line matters for investors
Erie spans Boulder County and Weld County. Your parcel’s county determines part of your mill levy and which property portal you will use to verify data. Add in school districts and metro districts, and two nearby homes can have very different carrying costs. Since property tax is a core expense in your pro forma, small differences can shift cash-on-cash returns, DSCR, and exit timing.
County rules also evolve. Colorado uses a two-rate assessment system that treats school district taxes differently from other local governments, which affects the math on your bill according to the Division of Property Taxation. That means you cannot assume last year’s numbers will repeat. You need parcel-specific data and the current year’s rates before you underwrite.
Compare property taxes by county
How property taxes are calculated
At a high level, your annual property tax is based on three parts:
- Market value set by the county assessor
- Assessed value, which is a percentage of market value set by state law
- Total mill levy for the taxing authorities that apply to your parcel
Colorado explains this two-step calculation and how mills are applied in plain language on the state’s property tax page. Mill levies are set each year by your county, town, school district, and any special or metro districts that serve your address. The mix of those mills is what drives your final bill.
What changes across the county line
Crossing from Boulder County to Weld County can change:
- County mill levy. Each county certifies its own mills in December for the coming tax year. Boulder and Weld often land at different levels based on budgets and credits. You can review Boulder’s budget context and mill information in county summaries and Weld’s mill reports on their sites Boulder overview and Weld mill levy reports.
- Parcel tools and timelines. You will use different portals to look up tax areas and parcel details: Boulder County property search help and Weld County’s property portal.
- School district. Most of Erie is in St. Vrain Valley Schools, but school district lines can shift at the edges. School district mills are a large part of your tax bill, so confirm the district on your parcel record or through district materials St. Vrain context.
State rules apply to both counties, including Colorado’s two-rate assessment system for schools versus other local governments per DPT guidance. But the county, town, school, and special district mill mix varies address by address.
How to verify tax data pre‑purchase
- Pull the parcel. Use the county where the home sits. Start with Boulder County’s search help or Weld’s property portal.
- List the taxing authorities. On the parcel’s report, find the tax area. It will list county, town, school district, fire, library, water or sanitation, and any metro districts. If a metro district is present, click through to its budget page when available or search its filings. Erie’s town mill applies inside town limits on both sides of the county line, which the town outlines here Town of Erie mills.
- Check current mill levies. Counties publish annual mill levy reports each December. Weld’s Assessor maintains a mill report page Weld report. Boulder includes levy context in budget materials Boulder summary.
- Confirm assessment-rate rules. Colorado’s Division of Property Taxation posts the latest assessment rate guidance and updates DPT overview. Late-year adjustments can occur, so check the publication date.
- Stress-test with your lender and CPA. Ask your lender to escrow based on the most recent certified mills and include a cushion for changes. A CPA can confirm how property taxes flow through your return.
Understand metro districts and HOAs
Metro districts vs. HOAs
- Metro districts are local governments. They fund public infrastructure, operations, and debt service through property tax mills. Many newer Erie neighborhoods sit inside metro districts, and those mills can be significant. Example Erie-area metro districts publish budgets that show sizable levies in some years see St. Vrain Lakes MD budgets.
- HOAs are private associations. They collect dues for common area maintenance, amenities, and rules enforcement. Dues are not taxes and do not appear on the property tax bill.
On a monthly budget, metro district mills increase your tax escrow. HOA dues appear as a separate line item. Both affect your true carrying cost and buyer perception at resale.
How fees affect yield and resale
- Yield. Higher fixed costs reduce net operating income and cash-on-cash returns. When two similar homes have different metro or HOA costs, the lower-carry home often wins on DSCR.
- Buyer pool. Some buyers avoid high-mill metro districts or steep dues, while others will pay for newer amenities. Price and neighborhood quality can offset higher costs if demand is strong.
- Days on market. Elevated fixed costs can lengthen time to sell unless the price reflects the difference. In Erie, highlight the benefits those costs fund, and price accordingly.
Factor closing and ownership taxes
One-time closing and recording costs
Expect standard items like title premiums, recording fees, and transfer or documentary taxes if applicable. The exact list can differ by county and transaction type. Ask your closing team for the preliminary Closing Disclosure early so you can model cash at close and near-term escrows.
Ongoing local taxes and fees
Beyond property tax, review:
- Special assessments from metro districts for capital needs
- Municipal utilities or stormwater fees
- Short-term rental or licensing fees if you plan a rental strategy
Each item should be verified on the parcel record, metro district budget page, or town site. Erie provides town mill information and context for tax calculations here Town of Erie mills.
Work with a CPA on structure
Discuss entity choice, depreciation schedules, and expense allocation. Property taxes are generally deductible against rental income when the home is held for rental use IRS Topic No. 414. A CPA can help you decide how to treat improvements, reserves, and prepaids.
Model cash flow and returns
Build a side-by-side pro forma
Keep the two Erie scenarios identical except for county and district inputs. Include:
- Purchase price and down payment
- Interest rate, loan term, and estimated closing costs
- Property taxes by parcel tax area. Pull the county parcel report, list all taxing authorities, and use the latest certified mills. Colorado’s calculation method is outlined by DPT state overview.
- Metro district mills and HOA dues. Verify on the parcel report and district or HOA documents. Example metro district budgets for Erie are posted publicly metro example.
- Insurance, maintenance, management, and reserves
- Rent, vacancy, and other income
Calculate NOI, cap rate, DSCR, and cash-on-cash for each side of town.
Test best, base, and worst cases
- Best case. Strong rent, stable mills, no special assessments.
- Base case. Current rent comps, current certified mills, typical maintenance.
- Worst case. Slight rent softness, metro levy increase, insurance bump, normal vacancy.
Even a small change in mills or dues can move DSCR and cash-on-cash. Re-run the numbers when counties certify mills in December and when the Division of Property Taxation updates assessment guidance DPT updates.
Tip for clarity: include the publication date of every rate or levy you use. Town of Erie publishes its town mill share and a simple example of how the town portion fits into the total bill Town mill page.
Complete county-specific due diligence
Documents to gather before you offer
- County parcel report with current tax area and all taxing authorities listed
- Latest county mill levy report or budget summary that shows certified mills
- Metro district disclosure and current-year budget if the parcel sits in a district example resource
- HOA documents and dues sheet, if applicable
- Draft settlement worksheet or preliminary Closing Disclosure
- Any rental licensing or municipal fee guidance that could apply
Use Boulder’s assessor help or Weld’s property portal to pull the base records. If you are comparing two homes, build a simple checklist so you capture the same data for each.
Questions to ask your agent and CPA
- Which side of Erie fits my rent targets and risk tolerance given the metro and county mill mix?
- Is the parcel inside a metro district and how have its mills trended over the last 3 years?
- What are the current school district mills and how do they compare across my shortlist district context?
- When do counties certify mills and when does DPT finalize assessment rate guidance for this tax year DPT overview?
- How should I structure ownership to optimize depreciation and the deductibility of property taxes and interest IRS guidance?
Choose the side that fits your goals
There is no universal winner between Erie’s Boulder and Weld sides. Your best choice depends on the parcel’s exact tax area, whether a metro district is involved, your rent and vacancy assumptions, and your time horizon. The safest path is simple: verify the parcel’s taxing authorities, use the current certified mills, apply the state’s assessment rules, and test a few scenarios before you write the offer.
If you want a tailored Erie pro forma, neighborhoods that fit your goals, and current mill verification before you bid, reach out. Work with Janet Leap to compare both sides of Erie, confirm parcel-level taxes, and model returns with confidence.
FAQs
How do I confirm if a property is on the Boulder or Weld side?
- Look up the parcel in the county assessor portals. Start with Boulder County’s search help and Weld’s property portal. The parcel page lists the county and tax area.
What are metro districts and why do they matter in Erie?
- Metro districts are local governments that fund infrastructure with property tax mills. In Erie, some metro districts levy sizable mills, which can materially increase carrying costs example budgets.
Do town mills apply on both sides of Erie?
- Yes. If the parcel is inside the Town of Erie, the town portion applies regardless of county, as outlined on the town’s mill page Town of Erie mills.
Where do I find the latest mill levies each year?
- Counties certify mills in December and publish reports. See Weld’s mill levy report page and Boulder’s budget and levy summaries Boulder overview.
How are Colorado assessment rules changing my bill?
- Colorado uses separate residential assessment rates for school district taxes and for other local governments. The Division of Property Taxation posts the current-year guidance and updates state overview.
Are property taxes deductible on rentals?
- Generally yes. Property taxes paid on rental real estate are deductible as a rental expense. See the IRS summary for details and consult your CPA IRS Topic No. 414.
How do school districts affect my Erie tax bill?
- School district mills are a major part of your total. Most of Erie is in St. Vrain Valley Schools, but always confirm on the parcel record. District materials explain how school mill changes are set SVVSD context.
