Picture three $750,000 homes in Monument. They share the same town, county, school district, fire district and library district. Why would one of them owe about $2,900 more in property tax each year than the others?
The answer comes from a layer of government that a list price never shows. Sanctuary Pointe, Promontory Pointe and Home Place Ranch all sit inside Triview Metropolitan District. Each one also sits inside a separate numbered subdistrict that was created to pay for its own roads, pipes and grading. The levy that subdistrict charges is what separates their tax bills, and it lasts as long as the bonds behind it.
The layer every Triview neighborhood shares
A Colorado property tax bill adds up the mill levies of every taxing authority whose boundaries overlap a parcel. One mill equals $1 of tax for every $1,000 of assessed value, according to the El Paso County Treasurer. In this part of Monument, most of those authorities apply the same levy to everyone.
The Triview base district does too. It levies 20.5 mills. Triview's funding and debt page assigns 13.5 of those mills to historical debt, 4.5 to the Higby Road bonds and 2.5 to operations and maintenance. The district says the total stays at 20.5 unless growth allows a reduction. District voters approved the Higby Road project in May 2025. It is a $12.6 million rebuild of 5,500 feet of road between Jackson Creek Parkway and Harness Road, with two roundabouts, a sidewalk and a multi-use trail.
The base district keeps borrowing for big shared projects. In April 2026, Triview's board approved revenue bonds of up to $35 million for the Northern Monument Creek Interceptor, a wastewater pipeline. Payments are backloaded from 2028 through 2056. A revised structure approved in May pledged Monument sales-tax revenue and revenue from an agreement with the Forest Lakes district to those bonds. Because that project is backed by those revenue sources, the base levy is the most stable part of the bill. The variation sits one layer up.
The layer the developer chose
On bills paid in 2026, for tax year 2025, the El Paso County Treasurer's schedule shows these subdistrict levies on top of Triview's 20.5 base mills.
| Neighborhood | Triview subdistrict | Subdistrict mills | Total Triview mills | Est. 2026 total tax on a $750,000 home |
|---|---|---|---|---|
| Sanctuary Pointe | No. 4 | 6.5 | 27.0 | about $4,730 |
| Promontory Pointe | No. 2 | 8.5 | 29.0 | about $4,820 |
| Home Place Ranch | No. 3 | 69.261 | 89.761 | about $7,630 |
The dollar estimates come from The Monument Independent's July 2026 explainer on Triview. The paper matched each neighborhood to its district using individual El Paso County Assessor parcel records. It then applied the state's residential assessment rates: 7.05% for the school portion of value, and 6.8% for the local-government portion after a 10% reduction of the first $700,000. The Colorado Division of Property Taxation lists that 6.8% local-government rate and the $700,000 reduction.
For a $750,000 home, that method gives a local-government assessed value of $46,240. Each mill therefore costs about $46.24 a year. The gap between Home Place Ranch's 69.261 mills and Sanctuary Pointe's 6.5 is about 62.8 mills, or roughly $2,900 a year. The Independent's comparison held every other line of the bill constant. The paper described the gap as "a difference produced entirely by which numbered district the developer placed the lot in, to repay the debt that built it."
The paper also said Triview isn't doing anything improper. Developments that financed more of their infrastructure through a district carry more district debt, and someone has to repay it.
Other Monument-area districts follow the same logic. The county schedule lists Willow Springs Ranch Metropolitan District at 63.215 mills for tax year 2025. Using the same $46.24-per-mill illustration, that comes to about $2,920 a year on a $750,000 home, before any other levy.
Why the gap tracks the age of the debt
Each subdistrict's numbers reflect the stage its community has reached. Promontory Pointe's No. 2 and Sanctuary Pointe's No. 4 have small, late-stage debt. The 2026 budgets show the following:
- No. 2: $1,635,000 in Series 2017 refunding bonds, with an estimated $1,430,000 outstanding at the end of 2025 and a final payment due December 1, 2047. Its 8.5 mills split into 2.0 general and 6.5 debt service.
- No. 4: $5,000,000 in Series 2018 limited-tax bonds at 5.75%, with a final payment due December 1, 2048. Its 6.5 mills split into 0.5 general and 6.0 debt service.
Home Place Ranch's No. 3 is at an earlier stage. Its 2025 budget anticipated issuing $12,795,000 in Series A limited-tax bonds and $1,500,000 in Series B subordinate bonds, $14,295,000 combined. The budget labeled those figures as estimates. We have not confirmed the final closing amounts or maturity dates, so we are not stating them here. The Monument Independent reported in July 2026 that No. 3 was still developer-controlled, with Challenger Homes executives serving as board officers.
Developer control at this stage is normal. The developer holds the board while the debt is new. Residents tend to take over as homes sell and the community fills in.
What the September votes actually changed
Promontory Pointe and Sanctuary Pointe have now moved into the next phase. On September 1, 2026, voters in both subdistricts approved Ballot Question A to dissolve their districts. No. 2 certified 67 yes votes to 17 no. No. 4 certified 169 yes votes to 44 no.
Dissolution keeps the subdistrict debt levy on the tax bill. The Monument Independent's pre-election report explained that Colorado's Special District Act does not let a district with outstanding bonds dissolve until a court finds the plan adequately provides for repaying them. Under the plan filed with the court, a "small caretaker board" stays in place. Its job is to certify the debt levy each December and make sure bond payments go out until the bonds are paid off. A court fills any vacancy on that board, not voters. If dissolution goes through, the court enters an order that is recorded with the county clerk, and the state has 35 days to challenge it. We have not found a record confirming that the order has been entered.
Dissolution mainly removes overhead. The districts' own projections show:
| No. 2, 2026 | No. 2, 2027 projected | No. 4, 2026 | No. 4, 2027 projected | |
|---|---|---|---|---|
| Total mills | 8.5 | 6.5 | 6.5 | 6.5 |
| Debt service mills | 6.5 | 5.0 | 6.0 | 6.0 |
| Non-debt spending | $68,000 | $19,618 | $38,000 | $24,977 |
| Board | 5 elected | caretaker, court-appointed | 5 elected | caretaker, court-appointed |
The districts note that these projections depend on actual assessed value. On a $750,000 Promontory Pointe home, a drop from 8.5 to 6.5 mills is worth roughly $90 a year. Sanctuary Pointe's projection shows no change.
Reserves are the open question. No. 2 expected to end 2025 with about $465,000 in cash against annual payments of about $91,000. No. 4 expected about $1.24 million against payments of $362,500. No. 4's bonds can be redeemed early at par starting December 1, 2026, about seven weeks from now. No. 2's bonds can be redeemed early starting December 1, 2027. The Independent reported that the notices sent to voters do not say whether the caretaker boards would use those reserves to retire the bonds early. If they did, the subdistrict levy in these two neighborhoods could end decades sooner than the 2047 and 2048 final-payment dates. For now, nothing on record commits the boards either way.
According to The Monument Independent, which cited Our Community News, Triview district manager Jim McGrady told the Triview board on August 20 that the districts' attorneys had advised dissolving. Their construction work was long finished, and Triview had already taken over maintenance of the infrastructure they built.
Where this shows up in a transaction
Colorado now puts these numbers in front of buyers before they sign. SB21-262 applies to sales of newly built homes in a metro district on or after January 1, 2022. It requires the seller to provide district finance information, including debt and a property tax estimate, at or before contract signing. HB25-1219 took effect August 6, 2025 and extends disclosure to residential property within metro district boundaries generally. Under it, sellers provide:
- the district's powers to tax, take on debt and charge fees
- a dollar estimate of the district tax
- a current tax statement that estimates the other overlapping levies
In Triview's territory, the disclosure package is where the subdistrict number appears for the first time. A Home Place Ranch resale and a Sanctuary Pointe resale at the same price can arrive with very different district-tax estimates. The Sanctuary Pointe package may also reflect a caretaker board and a 2048 payoff date. The levies on any specific parcel are recertified every year. Tax-year 2026 levies will be set this December, so a figure from today's schedule is a starting point, not a quote.
Frequently Asked Questions
Is a metro district levy the same as an HOA fee? No. The Monument Independent describes the Triview subdistrict levy as a public tax charged by a government for as long as the bonds run, not an association fee.
Did dissolution lower taxes in Sanctuary Pointe? Not according to No. 4's own projection, which shows 6.5 mills in both 2026 and 2027.
Does the Triview base levy change by neighborhood? No. All three neighborhoods carry the same 20.5 base mills. Only the subdistrict layer differs.
Where can I see a parcel's levies? The El Paso County Treasurer's mill levy schedule lists each taxing entity's levy by tax year.
When you're comparing new construction in Monument, CC Signature Group can pull the subdistrict, levy and bond timeline for each lot you're considering, so the tax side of the decision is clear before you write an offer. If you already own in Sanctuary Pointe, Promontory Pointe or Home Place Ranch, start with an instant home valuation. We'll walk you through how your district's levy is likely to appear in a buyer's disclosure package.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
