Curious about investing just south of Gypsum? Brightwater blends a gated setting, private golf, and big-sky views with a unique tax and governance structure that every buyer should understand. If you love the location but want clarity on costs, risks, and upside, you are in the right place. In this guide, you will learn how the Valagua Metro District, HOA dues, and local history shape your numbers, plus a practical checklist to protect your investment. Let’s dive in.

Brightwater at a glance

Brightwater is a gated residential community with a private golf course and a planned build‑out of roughly 500 to 535 lots across about 960 to 973 acres. The community is organized under the Brightwater Club Property Owners Association, which also manages design review and posted budgets. You can review community background and owner resources on the Brightwater Club POA site.

The project has a notable history. The original developer entered bankruptcy in 2011, and large portions of the property changed hands. In 2022, local reporting documented a sale of Brightwater holdings to an Aspen‑based developer, which renewed interest in the area’s future trajectory (Aspen Times coverage of the 2022 sale; Vail Daily on the earlier bankruptcy).

How metro districts affect your bottom line

What a metro district is

In Colorado, metropolitan districts are local governments formed under Title 32 to finance public infrastructure. They can issue bonds and levy property taxes to repay that debt and fund operations. The state provides a clear primer on how these districts are set up and governed through the Department of Local Affairs (Title 32 special district overview).

Valagua Metro District quick facts

Brightwater sits within the Valagua Metropolitan District, which financed water, sewer, access roads, and related public improvements for the community. Voter authorization allowed up to 42 million dollars in district debt; 21 million dollars was issued in 2008. The district reports a maximum debt‑service levy up to 50 mills under certain conditions, and most constructed infrastructure has been conveyed to the Town of Gypsum for ongoing operations. You can review these details on the district’s site (Valagua Metro District background and authorizations).

What that means for your taxes

Valagua’s debt‑service mill levy appears as a line item on Eagle County property tax bills for Brightwater parcels. Your total property tax will reflect the county, town, school, and multiple district levies. Metro district levies can be a significant part of annual carrying costs, so it pays to understand them before you buy.

Reading a sample Eagle County tax bill

A helpful first step is to look at a live Eagle County property tax statement to see how charges are itemized. The county’s public portal shows example Brightwater bills with a separate line for the Valagua Metropolitan District (sample county tax bill view). You may also see a line for Mountain Recreation, the regional recreation district that funds local facilities and programs across the valley (Mountain Rec overview).

Tip: Pull the most recent tax bill for the exact parcel you are considering. Mill levies and assessed values update over time and will change the bottom line.

HOA, POA, and club costs

Metro district taxes are only part of the picture. Brightwater owners also pay POA assessments and should budget for any special assessments or club dues if applicable. For 2025, the Brightwater Club POA posted a per‑lot assessment of 1,200 dollars due January 31, 2025. You can find current budgets, governing documents, and design guidelines on the Brightwater POA site.

If club membership is important to you, confirm whether membership is optional or mandatory, and verify any initiation fees or annual dues. Ownership and operations of private club facilities can change over time, and those terms affect both costs and resale appeal.

Location benefits south of town

The appeal of this area is straightforward. You are roughly five minutes from Eagle County Regional Airport and about 35 minutes from Vail, with quick access to I‑70 and year‑round mountain recreation. Those location advantages tend to support both personal use and potential rental strategies, subject to local rules and your goals.

Risks and upside to weigh

Brightwater can be compelling, but smart investing means reading the fine print.

• Upside

  • Limited, view‑oriented land and a gated setting can be hard to replicate in the valley.
  • Proximity to the airport and regional resorts supports second‑home demand and potential rental income, depending on local regulations.
  • If the 2022 purchaser advances development or amenities, previously discounted lots may see renewed momentum (2022 sale coverage).

• Risks

  • Project history includes a 2011 developer bankruptcy and periods of dormancy, which underscores the need for careful due diligence (bankruptcy recap).
  • Metro district debt and mill levies can materially increase annual taxes. Understand the district’s bonding, levy caps, and debt‑service schedule (Valagua district facts).
  • POA dues, special assessments, and any club fees add to carrying costs. Review posted budgets and rules on the POA site.
  • Niche inventory can have thinner resale data, so pricing and time on market can vary.

Due diligence checklist

Use this list to protect your investment before you write an offer.

• Request the Valagua Metropolitan District service plan, current budget, adopted mill levies, and bond disclosure materials. Start with the district’s website.
• Pull the most recent Eagle County tax bill for the specific parcel to see all line items, including Valagua. Use the public county tax portal’s example view as a guide.
• Review the Brightwater Club POA documents, including CC&Rs, budgets, reserve study, design guidelines, and posted assessments on the POA site.
• Confirm club ownership and whether membership is optional or required, plus any initiation and annual dues.
• Visit the Colorado DLG site for general guidance on Title 32 special districts and public filings such as budgets and transparency notices (DLG special district overview).
• Check Town of Gypsum planning files and recorded plats for current approvals and any infrastructure conveyances.
• Order a full title commitment and consult a local title company. For complex investments, consider working with a real estate attorney and a CPA.

Ready to explore Brightwater?

If Brightwater’s setting and potential fit your goals, let’s put a plan together. I will help you model carrying costs, review district and POA documents, and compare on‑market and off‑market options so you can buy with confidence. Reach out to Becky Wydra to start the conversation.

FAQs

What is the Valagua Metro District in Brightwater?

• It is a Colorado Title 32 special district that financed public improvements for Brightwater and levies a property tax mill to repay bonds and fund operations, as outlined on the district’s site.

How much are Brightwater HOA/POA dues for 2025?

• The Brightwater Club POA posted a per‑lot assessment of 1,200 dollars due January 31, 2025; review current budgets and notices on the POA website.

Where can I see Brightwater taxes on a county bill?

• Use the Eagle County public tax portal to view a sample bill that shows Valagua’s line item, then pull the most recent bill for the exact parcel you are considering.

How close is Brightwater to Vail and the airport?

• Brightwater is roughly five minutes from Eagle County Regional Airport and about 35 minutes from Vail, making it convenient for both personal use and guests.

What documents should I review before buying in Brightwater?

• Gather the Valagua Metro District service plan, budgets, and levy certifications, the Brightwater POA CC&Rs and budgets, recent county tax bills, title work, and any club membership terms.