Morrison 80465 Metro District Taxes in 2026: $4,644 vs. $8,832 on the Same $749,780 House

Oct 24

Quick answer: On Redfin's $749,780 median for Morrison 80465, a basic Town of Morrison tax district at 93.434 mills comes to about $4,644 a year. An unincorporated district carrying the Mount Carbon and RRC No. 1 metro district levies, 182.802 mills, comes to about $8,832, or $349 more a month.

By Nick Ahrens, Colorado real estate broker license FA.100104470, eXp Realty, LLC

Two houses can share a Morrison, CO 80465 mailing address and a price and still carry tax bills thousands of dollars apart. The difference is the tax district, which Jefferson County calls a TAG, and whether it includes a metro district levy.

The levies below come from Jefferson County's 2025 mill levy lists, which set the taxes billed in 2026, applied to Redfin's 80465 median sale price for the three months ending September 2026, $749,780, which covers every home type sold.

What does property tax cost on a $749,780 Morrison 80465 house?

About $4,644 a year in a basic Town of Morrison tax district and about $8,832 in an unincorporated district with two metro district levies, a gap of about $4,188 a year.

TAG 8002, Town of Morrison, no metro district: 93.434 mills, about $4,644 a year or $387 a month
TAG 4443, unincorporated, Mount Carbon Metropolitan District: 116.187 mills, about $5,711 a year or $476 a month
TAG 8001, Town of Morrison plus Mount Carbon: 120.434 mills, about $5,910 a year or $492 a month
TAG 4914, unincorporated, Mount Carbon plus RRC Metropolitan District No. 1: 182.802 mills, about $8,832 a year or $736 a month

For 2025 the state set residential assessment at 6.25% of value for local governments and 7.05% for schools. At $749,780, each local-government mill costs about $46.86 a year, and the Jeffco R-1 school levy of 44.349 mills adds about $2,344 in every one of these districts. Multiply the rest of a district's mills by $46.86 and add the $2,344.

My read: that $349 goes into your escrow payment whether or not anyone mentions it at the showing. These are estimates before any exemptions, protests or special assessments.

Why do two Morrison 80465 tax districts on the same price differ so much?

Because each TAG is a stack of separate levies, and the town and metro district lines, not the mailing address, decide which ones a house pays.

Every district above shares four pieces for 2025: Jefferson County's general fund at 26.978 mills, the R-1 school district at 44.349, West Metro Fire Protection at 13.79 plus 0.571, and urban drainage at 0.9 plus 0.1. From there the stacks split:

Town of Morrison districts add the Town's own 6.746 mills
Unincorporated districts add Jefferson County's Law Enforcement Authority levy, 2.499 mills, which the county says funds patrol services in the unincorporated areas
Mount Carbon Metropolitan District adds 27 mills in its main area or 20 mills in each of its other listed areas (marked EX in the county list)
The RRC metropolitan districts add 66.615 (No. 1), 62.058 (No. 2), 46.381 (No. 4) or 24.703 (No. 3) mills; Nos. 5 and 6 levied 0

Across the ten Town of Morrison tax districts in the county's list, the 2025 totals run from 93.434 to 187.049 mills, and six of the ten include a Mount Carbon levy. Across the 27 unincorporated districts with a Mount Carbon levy that I could match to the county's 2024 district makeup file, the totals run from 109.187 to 229.183 mills. At the 80465 median the highest one is about $11,006 a year. Jefferson County's 2025 list also has 71 tax districts that are not in the 2024 makeup file, so I left those out.

Is a Morrison 80465 address inside the Town of Morrison?

Not necessarily: by land area, the Town of Morrison covers 3.7% of 80465 in the Census Bureau's 2020 relationship files, and 92.7% of the zipcode lies outside any city or town.

Outside any city or town: 92.7% of 80465's land (Census-designated places count here)
Town of Morrison: 3.7%
City of Lakewood: 3.7%
Jefferson County: 100% of the zipcode

The Town itself sits almost entirely in 80465, 96.9% of its land, with the rest in Lakewood's 80228. The Town of Morrison's Verify My Address page puts it plainly: a postal city "is not a reliable way to determine where your property is physically located." Land is not homes, so check the address, not the zipcode.

What does a metro district add to a newer Morrison-area home?

At the 80465 median, the Mount Carbon levy adds about $1,265 a year in its main area or $937 in one of its EX areas, and RRC No. 1 adds about $3,122 more.

A metro district is a separate local government that finances streets, water and sanitation lines for a new community, and its levy can repay that debt. Two facts from the districts' own pages matter:

The RRC metropolitan districts' About page says they may levy up to 50 mills, as adjusted for law changes since 2016, to repay debt issued through the RRC Authority, with a combined debt cap of $50,000,000
A July 31, 2025 statement posted by the Mount Carbon Metropolitan District ties its agreement with the Town of Morrison to water and wastewater for Red Rocks Ranch, a new-home community with Morrison 80465 addresses, and says the Town may limit or shut off irrigation during shortages until it certifies that a 1.5 million-gallon water tank is substantially complete; ask the district whether that has happened

My read: a metro district is a cost to price in, like an HOA, not a reason to skip a house. I have not matched any TAG to a street or a subdivision, so do not assume a given Red Rocks Ranch lot carries an RRC levy; the TAG on its tax record settles it.

How do you check a Morrison 80465 tax district before you offer?

Pull the TAG for the exact address, add up its levies in the county's 2025 list, and run the $46.86-per-mill math at your own price.

Run the address through the Jefferson County Address Lookup to see its municipal status, town or unincorporated
Find its TAG in the Jefferson County tax district search, or on the seller's tax statement, where the county's tax statement guide says it is shown
Match the TAG to its total on the Jefferson County tax authority reports page, which lists the 2025 levies by TAG and by district
For a newer home, read the metro district's budget and debt documents before the inspection deadline

My read: ask for this before you write the offer, not after, and do the math yourself instead of relying on the tax line in a listing.

How is the Morrison 80465 market moving in 2026?

Redfin's 80465 median was $749,780 for the three months ending September 2026, up 2.0% from a year earlier, at $280 a square foot, up 7.3%.

Homes sold in September: 91, up from 82 a year earlier
Median days on market: 35, against 36 a year earlier

Held at 2025 levies, the $4,188 gap between the lowest and highest examples above adds up to about $41,879 over ten years. Levies change every year, so read that as scale, not a forecast.

Where should a Morrison 80465 home search start?

Start with the 80465 search and the Morrison price band that matches your budget, then check each address's tax district.

The zipcode: Morrison 80465 houses for sale from $600K
The whole area: all Morrison homes for sale from $600K
By price: Morrison houses from $600K to $800K, Morrison houses from $800K to $1M and Morrison houses from $1M
The Town's other zipcode: Lakewood 80228 houses for sale, home to the last 3% of the Town's land, and all Lakewood houses for sale
The wider Front Range: Front Range houses from $600K to $800K, Front Range houses from $800K to $1M and Front Range houses from $1M
Planning the budget: my Front Range buyer costs page and HOA vs. no-HOA guide for the west metro

For more on Morrison and tax lines, see my Lakewood vs. Morrison 80465 price comparison, the Golden vs. Morrison foothills comparison and my Golden 80401 city vs. unincorporated tax breakdown.

How do you confirm the school district for a Morrison 80465 address?

Every tax district in this guide carries the Jeffco R-1 school levy, and the Jeffco articulation areas lookup shows which schools serve a specific address.

The Colorado Department of Education's SchoolView site has the state's reports on each school.

Which Morrison 80465 tax setup fits your budget?

Decide the monthly number first, then keep only the houses whose TAG fits it.

Choose a basic Town of Morrison district if:

You want the lowest bill in this guide, about $4,644 a year at the median
The address checks out as inside town limits with no metro district on its TAG

Choose a Mount Carbon-only district if:

About $5,711 a year at the median, with only the Mount Carbon levy, fits your payment

Choose a Mount Carbon plus RRC district if:

The house is worth about $8,832 a year at the median to you, or about $736 a month
You have priced the RRC levy into the payment you were pre-approved for

Keep looking if:

Your payment already sits at your lender's limit before any metro district levy
You cannot get the TAG for the address before your offer deadline

Broker view: "In 80465 I quote the TAG with the price. The same house can cost you $349 more a month depending on a line you only see on the tax record." - Nick Ahrens, eXp Realty, LLC

What this guide does not cover: the 2026 tax year (billed in 2027), which uses its own assessment rates; senior, veteran and other exemptions; HOA dues; water and wastewater rates and tap fees; homeowners insurance; mortgage payments and down payments; and which TAG covers any given street or subdivision.

Sources: Jefferson County 2025 tax authority and TAG mill levy lists and 2024 TAG makeup file; Colorado Division of Property Taxation bulletin (2025 residential assessment rates); Redfin's 80465 housing market page (three months ending September 2026, checked October 24, 2026); Census Bureau 2020 zipcode relationship files (land shares); Mount Carbon Metropolitan District and RRC metropolitan district websites.

Looking at a Morrison 80465 house? Send me the address and your target monthly payment, and I will pull its tax district and run the yearly tax before you write an offer. Call or text 949-230-3625, or request a tour.

Frequently asked questions

How much is the property tax on a Morrison 80465 house in 2026?

At Redfin's $749,780 median for 80465, about $4,644 a year in a basic Town of Morrison tax district (93.434 mills) and about $8,832 in an unincorporated district carrying both Mount Carbon and RRC Metropolitan District No. 1 levies (182.802 mills). Those are 2025 levies, billed in 2026.

Does a Morrison, CO 80465 address mean the house is in the Town of Morrison?

Not necessarily. By land area in the Census Bureau's 2020 relationship files, the Town of Morrison covers 3.7% of 80465, and 92.7% of the zipcode sits outside any city or town. The Town says a postal city is not a reliable way to tell where a property is.

What is the Mount Carbon Metropolitan District levy?

Jefferson County lists 27 mills for the main Mount Carbon Metropolitan District and 20 mills for each of its areas marked EX for 2025. At the 80465 median that is about $1,265 or $937 a year.

How do I find the tax district for a Morrison 80465 house before I offer?

Look up the address in Jefferson County's tax district (TAG) search, or read the TAG on the seller's tax statement, then add up that TAG's levies in the county's 2025 mill levy list. The Jefferson County Address Lookup tells you whether the address is in a town or unincorporated.

Nick Ahrens is a Colorado real estate broker (license FA.100104470) with eXp Realty, LLC, helping buyers and sellers across Denver's west metro. Call or text 949-230-3625, or request a tour.

Nick Ahrens