Aurora, Centennial, Parker and Castle Rock: Arapahoe and Douglas Metro District Tax Math
Updated October 2026
Two similarly priced homes in Parker and Centennial can produce noticeably different monthly payments even with the same mortgage rate. In southeast metro Denver, the difference often sits in the taxing districts attached to the parcel. Aurora also crosses county boundaries, so a city name is not enough to establish either taxes or the applicable mortgage limit.
Turn district mills into monthly dollars
Colorado property taxes generally combine taxable assessed value with the total mill levy. Residential assessment rates around 6.4%–6.7% provide a rough planning reference, but applicable adjustments and levy-specific treatment make the assessor’s actual calculation more useful than a universal percentage.
Consider a simplified example using a $700,000 home and a 6.5% assessment assumption, without valuation adjustments:
| Calculation | Illustrative amount |
| A $700,000 value multiplied by 6.5% | $45,500 assessed value |
| Additional 35 district mills | $1,592.50 annually |
| Additional 75 district mills | $3,412.50 annually |
| Monthly difference between those levies | About $152 |
These figures represent only the added district levy, not the entire tax bill. Ask for the parcel’s district list, current levy and tax history. The Colorado Division of Property Taxation explains the assessment framework.
Separate established-home taxes from builder estimates
New construction deserves an extra check: the latest tax bill may reflect vacant land or a partially completed home. A builder’s estimated payment should identify the assumed completed value and all district levies.
- Request the Metro District’s adopted budget and debt-service information.
- Distinguish HOA dues from district taxes and separately billed district fees.
- Ask whether landscaping, recreation or maintenance creates additional charges.
- Recalculate escrow using completed-home taxes and an actual insurance quote.
Enter those amounts in the monthly payment calculator. For a closer comparison of overlapping obligations, read the Douglas County move-up guide.
Choose financing after identifying the property
Arapahoe and Douglas have 2026 conforming ceilings above the $832,750 national baseline, with metro limits around $862,500 or higher. Confirm the county’s exact one-unit limit through FHFA Loan Limits before assuming a loan is jumbo.
For eligible military households near Buckley Space Force Base, compare VA financing against conventional options using the same taxes and insurance. With full entitlement, VA does not impose a county loan limit, although lender qualification still determines borrowing capacity.
Finally, obtain the hail deductible in dollars. A lower premium paired with a substantial percentage deductible can shift meaningful risk back to the household.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Aurora, Centennial, Parker and Castle Rock: Arapahoe and Douglas Metro District Tax Math — Choose a mortgage by comparing eligibility, upfront cash and total monthly costs, not the advertised rate alone. Conventional, FHA, VA and USDA serve different borrowers. Confirm county limits, taxes, insurance and lender requirements before comparing personalized Loan Estimates for your household.
Historical 2025 one-unit comparison: conforming $806,500; FHA floor $524,225. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.