More About Meridian Ranch - Part 2

More About Meridian Ranch - Part 2


There you are. You’re on a brisk walk with the kids. You notice a speeding Beamer zooming toward your youngest. Your toddler. She's about to cross the road. You think, “hey, we need a cross-walk here” catching her bolt just in time. People need to know we live here right? It so happens the other day you also saw another group of older kids crossing in this Frogger-like game during rush hour (not cool). You’re fired up now. You want in the game. You know what’s needed, but you don’t know how to work the system. In this case, did you know the Ranch District can be an advocate for residents to El Paso County for pedestrian safety enhancements? Hi, I’m back again with another hyper-local focus on Falcon’s fastest-growing Meridian Ranch neighborhood. In my last post of this good-neighbor brain-builder series, I covered HOAs and the Service District, what they do and don’t do. Here, I’ll dig deeper into what the “Ranch” District is about (and how they can help your toddler).



That’s right. The Ranch District plans and pays for service. And they also annually plan and finance major improvements for Meridian Ranch homeowners. New trails, new pools, new wells, you name it. If the Service District maintains it, the Ranch District funds it. For these reasons the Meridian Ranch Metropolitan District is colloquially referred to as the “Financing District” looking at their registered Service Plan. In the big picture, the Ranch District collects cash it needs to serve residents from residents by three mechanisms: 

  • Levying a 25 mil tax (never to exceed 50 mils)
  • Collecting monthly service fees from residents
  • Issuing bonds for long-term capital improvements


Easy stuff right? So now you can think of the Ranch District as a money funnel. Into it goes all three cash flows above. And that pays for service, like a private HOA. The 25 mil levy is calculated from a resident’s assessed El Paso county property taxes. Lost there? That's okay. Just remember this special district has the power to tax, and they take a chunk from the overall county tax. Cash is also collected through each resident’s monthly Service District bill. Fees for water resources, wells, street lighting, park/rec/open space, sewage and water pay for the Service District costs to operate and expand infrastructure. If you need an example of these fees, find them by clicking here. Finally, when the elected Ranch District Board of Directors sees fit, the district may issue bonds for long term financing for larger improvement projects. Simply said, they can incur debt.



Yes, it’s the two Districts and their combined Board of Directors that do all the planning and decisions for this gig. Don't worry, these guys are all Meridian Ranch homeowners also. The larger body of homeowners elect five unpaid directors for staggered four-year terms to conduct the executive activities over the Meridian District and Service Districts. Check out my diagram below. These aren't separate boards. They're one. Like Angie Kelly of Community Resource Services explains, "the conversations aren't really separate, it's all one meeting, one district." Take a peek. The minutes say just that.



And this goes back to accessing power (and advocating for your toddler and others). True, both the Service and Ranch District entities don't have authority over Meridian Ranch roads and building new crosswalks. El Paso County does. But this Board over the two Districts does have clout. And they do work alongside with the county on many projects. For instance, building a water line to the Falcon Regional Park. Here, collaboration is ripe and ready to be harnessed at the open monthly public meetings each month. Check their schedule out here.


Okay, let's call this a wrap! (or a "croak" if you're now wining at Frogger). Congratulations. You're now crossing over into the big leagues of Meridian mojo. With all the talk about the Ranch Financing District, you may ask how this funding is calculated? Or you may be confused with the support like the YMCA, the and how they fit into my picture describing this game below. Hang loose there. That will be the subject of my next posts.  



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Getting to Know Meridian Ranch

Getting to Know Meridian Ranch


Maybe you’re just scoping Meridian Ranch from afar. Or maybe just want to know—WHO RUNS MERIDIAN RANCH? I did. This post kicks off the Brain Builder series for Meridian Ranch at Falcon Colorado. You ready?

Sure, there’s no such Meridian mayor running the place. But are you wondering…WHY ISN’T THERE A HOMEOWNER’S ASSOCIATION? If you’re just getting into Meridian Ranch, you’ll likely find this answer on some FAQ online – or maybe scattered everywhere online. But if you’re like me, you had no clue on this. And you’re reading now to get to the skinny. So here goes:


Stonebridge enclave does. Ah ha! Got you. Here’s where the Catch 22s begin. If you know them all, that’s fabulous! But if you’re new (or busy like me), anyone can find the setup confusing. Wondering who maintains the common grounds? The parks? The trails? Storm drains? Sewer? And all that stuff out there?


Or in longwinded Germanic-Latin: the “Meridian Service Metropolitan District” takes stead. Keyword here is “Service.” We see these guys driving everywhere in their white trucks helping us.  They do everything from supplying water, growing our rec center, contracting street light maintenance, parks, trails, entrance monuments…you get it. Here the Service District functions like a HOA, but instead of being private like a HOA, it’s a public entity formed under Colorado law. Now for the second catch (mostly for the uninitiated): Service District doesn’t enforce covenants.  Instead, they’re on record as being part of a “special district" serving Meridian Ranch.  Just think about that relaxing lazy river for those kiddos at the 42,000 square foot YMCA. Or that enormous hot tub at the new indoor pool (for us big Kiddos!). Third Catch: The Meridian Service Metropolitan District doesn’t do everything a HOA usually does. In the big picture, they don’t remove snow, unless it’s trail snow. And if you’ve haven’t yet just arrived, the Service District doesn’t remove garbage. Most notably, the Meridian Service Metropolitan District doesn’t govern those pesky architectural and covenant issues…those naughty “CC&R” violations.  If you know a guy who’s had a dead tree in their yard for four months, there’s a second group enforcing CC&Rs. Who does that?


Or more correctly said (with stylish British accent please) the “Design Review Committees.”  What a DRC does do like a HOA is function like an architectural committee. Here the DRCs approve new changes for homes and landscaping plans. And, unlike the Service District (if we’re slacking) the DRC will write us up for covenant violations. Perhaps you’ve been there?  I have, and yes, you’ve got to still love the DRCs—Meridian Ranch property values are crushing it this year! For both current and new Ranch folk, this leads to yet a Fourth Catch: DRCs don’t maintain our roads (El Paso County does), and the DRCs don’t pay for those snow plow trucks zooming the Ranch in January (El Paso County does).

So let’s pause there. We just said DRCs? Yes, to make this awkward, there are two DRCs for Meridian Ranch. And yes, the odds of guessing your DRC number correctly is logically equivalent to flipping coins in your pocket. Try it one day (just not while driving Londonderry). But seriously, your DRC is based on your home’s location. Click here to find yours. Finally, to make this more awkward, Meridian’s Stonebridge community doesn’t have a DRC!  Stonebridge has a ________ (kindly fill in the blank, or click here if you’re paying attention ( : 


Okay, a h-o-a lot of info making us a little smarter in our neighbor talk, so let’s stop there! I’ve got to go now. But you’re probably wondering, how the Meridian Service District gets funding? Or maybe you’re “nail-biting” confused between that name “Ranch” District and “Service” District? Maybe you have no clue. Relax! We’ll cover that in my next Brain Builder post…

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7778 Chasewood Loop - New Listing in Forest Meadows

7778 Chasewood Loop - New Listing in Forest Meadows

I'm so excited about this new listing. I sold the house to them and it's just as pretty today as it was when they bought it.  It's a former model home and has all the builder upgrades you can imagine.

Here's more detail of the place:

Built in 2007, the gorgeous home features 5 bedrooms, 4 baths and 3,400 finished square feet. It's a stucco and stone exterior and has professional landscaping and a covered patio in back. The interior features high ceilings, crown molding, hardwood floors, built-in speakers, wrought iron spindles, central air, security system, gourmet kitchen with rich dark cabinetry, Corian counters, soapstone backsplash, double ovens, gas cooktop, and stainless appliances. There is a see through gas fireplace from the living room into the formal dining room. The upper level has a loft and 4 spacious bedrooms including the master which has it's own private balcony, a huge walk-in closet and attached 5 piece bath. The finished basement offers a spacious rec room, one additional bedroom and bath. There is heated workshop of the 2 car garage, which could be converted to a 3rd car stall. 

This home will sell fast! For more information, visit: . Or contact me directly, I would love to show it to you.



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Tremendous 2-story - 10450 Pictured Rocks Dr

This golf course community 2-story home in Meridian Ranch has a gourmet kitchen and plenty of space to enjoy inside and out, 5 bedrooms... and the basement is unfinished, leaving even more opportunity to expand the living space! 


Peak view from the back of the home... kitchen, family and 2 bedrooms. This gourmet kitchen comes complete with gas cooktop, stainless shteel hood, double ovens, island, pantry, and eat-in area. Wood floors start at the front door and go throughout the dining, kitchen and eating area... plus toward the back door, keeping high-traffic areas free of carpet. 

The master includes a bay window with Pikes Peak view, lengthy master bath, walk-in closet. All bedrooms are so spacious, including one on the main level with nearby 3/4 bath, great for those who can't do stairs. 

Large laundry room with fridge, utilty sink and storage cabinets.... plus a spacious 3 car garage. 

For more information, photos and a video tour, please visit or give me a call.

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Just Listed - 9855 LIBERTY GROVE, PEYTON, CO 80831


5 BEDROOMS, 3 BATHROOMS, 3,570 SQ FT, $310,000

Immaculate stucco and brick 2x6 exterior constructed ranch plan with walk-out basement in Paint Brush Hills. Enjoyable lot with fenced back yard space, shed, extended deck and patio. Starting in the vaulted living room with fireplace, you'll enjoy the spacious feel. Three main level bedrooms. Master suites on the main and basement level, each with double sinks. Extended hardwoods through main level living spaces with wood laminate in kitchen. Main level laundry. Huge kitchen with island, gas cooktop. Basement workshop / storage. Peaked roof.

See more at or contact Brooke Mitchell

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