Denver, CO

Opinion: Polis’ property tax fix is a bad deal for Colorado taxpayers

Published

2 years ago

May 11, 2024

Opinion: Polis’ property tax fix is a bad deal for Colorado taxpayers

Colorado is still facing a property tax crisis of historic proportions.

Runaway growth in property values caused by a lack of housing supply, growing demand from population increases, and 20-years’ worth of cheap money policy from the Federal Reserve have caused a perfect storm of escalating home values. As home assessed values grow so do taxes triggering property tax increases in all corners of our state.

Just how significant is this year’s property tax increase? An economist at the University of Colorado Leeds School of Business warned that new property tax costs to homeowners could impact consumer spending and cause an economic slowdown.

For the fourth time in as many years, the Colorado legislature has enacted a complicated new law intended to address this problem.

That’s the good news. The bad news is that these Golden Dome political compromises have continued to miss the mark.

Last year, the legislature’s grand agreement on property tax was Proposition HH, a slick-sounding plan that repackaged refunds already owed to taxpayers and called them property tax relief. At the same time, the plan grabbed an even larger sum of taxpayer refunds to spend on public education. While clever, the plan didn’t stand up to scrutiny — there was no real tax relief in it — and the voters defeated HH in a landslide.

This year, the legislature is back with a different inside-the-Capitol deal. While it is better than Proposition HH, and we credit those who fought to get some property tax relief on the business side, the package is still a woefully inadequate response for homeowners being crushed by soaring property taxes.

Rather than materially reducing taxes that homeowners pay, this year’s version of a grand bargain actually increases the total effective property tax rate from 6.3% this year to 6.8%. For the property taxes paid to our schools, the legislature’s agreement would increase the property tax rate even more — to 7.1%.

As with Proposition HH last year, this year’s agreement is a blatant attempt to dress-up an education tax increase in the clothes of property tax relief. It’s insincere. If the legislature wants to increase taxes for our schools, all it must do is ask the voters. To come back with a different variation of the same ploy that voters rejected less than one year ago is equal parts disappointing and disingenuous.

This is only the beginning of the problems with the property tax agreement.

The agreement purports to put a cap on property tax collections at 5.5%. The problem is that the limit wouldn’t apply to local government borrowing or debt, it wouldn’t apply to many (and maybe even most) districts who have already raised their property tax limits, and it would do little to slow the surging increases caused by growing home values.

Here again, it looks like the legislature is trying to snooker the public into believing they implemented a 5.5% cap when what they really enacted was a property tax cap riddled with loopholes and exceptions.

Other concerns with the legislative deal are many — notably, the deal takes us down the road of taxing homes worth more than $700,000 as if they were mansions owned by millionaires. In many parts of the state, a $700,000 home is below the median cost.

One good aspect of the agreement is that it would reduce the state’s commercial property taxes, a badly needed step after the Gallagher Amendment punished businesses with higher property taxes for decades. But even this raises a question: Why would the legislature address the impacts of soaring property taxes for businesses but ignore those same impacts on everyday homeowners?

For all these reasons, we are enthusiastic supporters of ballot measures that would legitimately reduce property taxes and in a way that balances the legitimate needs of state and local governments. The business community has stuck to its guns in demanding sensible property tax relief, and the voters will get the chance to deliver that this November.

Some interest groups claim that the modest property tax cuts in the ballot measures would cause budget calamity. This is not true. Reducing the rate of growth in state and local budgets is not a cut, a fact that savvy Colorado voters will recognize immediately.

What’s more, these ballot measures actually prevent state government from cutting public education, and the initiatives would require the state of Colorado to fund local services like firefighters, water, and local social safety net programs funded by property taxes.

The truth is, we can implement meaningful property tax relief and fund the government services the public needs.

Tim Foster, an attorney at Coleman & Quigley, is the former President of Colorado Mesa University and Director of Colorado Department of Higher Education. He also served as the Majority Leader of the Colorado House of Representatives. Jan Kulmann, a Professional Engineer, is in her second term as the Mayor of Thornton. She also serves as vice chair of the Rocky Flats Stewardship Council and is a member of the North I-25 Coalition.

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Denver, CO

When falling housing prices are good news — and when they’re not

Published

8 hours ago

June 23, 2026

Press Room

When falling housing prices are good news — and when they’re not

Home prices are falling in Denver and other areas around the nation.

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A few weeks ago, we asked our readers for ideas and questions for future Planet Money newsletters and podcasts. We got a bunch of great submissions, including an intriguing one from Karl Baumgartner.

Baumgartner is a 29-year-old internal medicine resident in Denver, where home prices and rents have been falling. Depending on which data you look at, the Denver metro area is experiencing one of the steepest — if not the steepest — housing price declines in the nation. Home prices have fallen more than 2% year over year, according to the S&P Cotality Case-Shiller Home Price Index, and even more if you adjust for inflation. Rents have fallen even more dramatically.

“As a renter myself, I am ecstatic about the falling prices,” Baumgartner writes. In fact, he just moved “to a bigger apartment with nicer amenities that I previously couldn’t afford, but now can because rent has fallen.” One of his friends, meanwhile, recently renegotiated her lease for about $500 less per month by showing her landlord that comparable apartments in her area were now going for much less.

“With almost all of my friends being in a similar position at the beginning of our careers with plenty of debt, we are all very excited about the decrease,” Baumgartner says.

So, yeah, falling rents are obviously a win for Denver renters. But Baumgartner is wondering about the broader economic picture.

“We know that negative inflation is bad for the economy in general, and we try to shoot for 2% annual inflation in general. What about negative inflation in the housing market specifically? Are there any downsides to falling prices, or is this just a sign of the market working as it should, with supply finally catching up to demand?”

It’s a great question because economics doesn’t seem to provide a simple answer on whether falling housing prices are good or bad for the economy.

Obviously, falling home prices and rents have downsides for homeowners and landlords. But what about the broader economy?

Sometimes falling housing costs could be a sign that the economy is healthy and the free market is working as economists might hope. Higher prices encourage builders to construct more housing. More supply comes online. Supply comes closer to or may even surpass demand, and housing prices go down. It’s the basic logic behind the YIMBY movement — a pro-housing development effort whose name stands for “Yes In My Backyard” — which argues that housing restrictions have prevented this healthy market process from delivering plentiful and more affordable housing.

Other times falling prices are a symptom of — and sometimes a big contributor to — a community’s economic distress.

So how can we tell the difference?

When falling home prices are bad

Let’s start with a clear bad scenario of falling home prices: Detroit. After years of deindustrialization and socioeconomic problems, Detroit saw a massive drop in population. Between 1990 and 2010 alone, Detroit lost nearly a third of its residents.

Home prices fell by more than 80% during the housing bust of the 2000s.

This wasn’t affordability created by abundance. It was affordability created by economic collapse.

Detroit neighborhoods emptied out and fell into disrepair. At one point, in 2007, houses in Detroit were cheaper than cars. For over a decade, the city has had an official program to demolish abandoned homes and buildings. For many Detroit families, generational wealth evaporated.

TO GO WITH AFP STORY by Joe Szczesny, US-city-Detroit-auto-debt
Curtains flap outside the broken window of an abandoned home December 31, 2014 in Detroit, Michigan. After the largest municipal bankruptcy in US history, Detroit hopes outsiders will see the city’s potential not the history of racial conflict, financial crises and citizen flight that has cut its population in half since 1960. AFP PHOTO/JOSHUA LOTT (Photo credit should read Joshua LOTT/AFP via Getty Images)

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Falling home prices can make homeowners feel poorer and cause them to spend less, a phenomenon economists call the wealth effect, says Daryl Fairweather, chief economist of Redfin.

Eric Zwick, an economist at the University of Chicago Booth School of Business, says the bigger danger from falling home prices comes from debt, as many of us painfully remember from the 2008 financial crisis. If home prices fall enough, many owners can end up “underwater” — owing more on their mortgages than their houses are actually worth.

It was a big contributor to the Great Recession. One reason the economic damage was so severe, Zwick says, was lax lending standards that preceded the crash. Many homeowners took on too much debt assuming prices would keep rising and when they didn’t, they were overstretched.

“ That created a kind of cascade of forced sales, further price declines, more people defaulting potentially, and then spillovers into the financial system, which then affected everybody,” Zwick says.

Wall Street amplified the problem by bundling risky mortgages into securities that spread losses throughout the financial system.

Because of the role that debt plays in the housing market, a big decline in home prices can hurt not just homeowners, but also “businesses that borrow and everybody else,” Zwick says.

Falling home prices can also hurt important economic sectors, like the construction industry. And they can be bad for a city’s tax revenue.

So, yes, falling home prices can have serious downsides, to answer our reader’s question.

When falling home prices are good

But falling housing prices may not always be bad. Just ask Denver renters!

The housing affordability problem has loomed especially large in cities with roaring economies and not much new development to accommodate growing demand to live there.

Economists have long worried that the lack of housing construction in these places has created a kind of economic traffic jam: when workers can’t afford to live where the best jobs are, they don’t move there, businesses struggle to hire, and the economy doesn’t grow as fast as it could.

The economists Chang-Tai Hsieh and Enrico Moretti published research in 2019, which estimated that “stringent housing restrictions” to build new housing in places like the San Francisco Bay Area prevented workers from moving to where they could be more productive. By their estimate, constraints on building new housing lowered U.S. economic growth by a staggering 36% between 1964 and 2009.

Zwick says subsequent research has found that Hsieh and Moretti overestimated the size of that effect on economic growth. Nonetheless, he says, the broader idea is persuasive: housing scarcity in productive areas slows economic growth.

Denver may be a good example. It’s been seeing solid economic growth and job creation, but as local housing advocate Kevin Matthews of Denver YIMBY sees it, the lack of affordable places to live in the city has been holding Denver’s economy back.

Matthews recalls a large Denver employer expressing concern about the lack of affordable housing. “Their business is growing really fast, and they are trying to attract workers,” Matthews says. “I think it has a big effect. If those workers can’t afford to live here, they’re gonna go elsewhere.”

And similar to how higher home values may encourage homeowners to spend and invest more, cheaper rents may encourage renters to spend and invest more.

“If I’m trying to steel man the case for why falling values can be good, it would be that you are freeing up people’s incomes to spend on other sources of investment in the economy,” says Misha Fisher, the chief economist of Zillow. “If people are spending 80% of their income on housing, that’s not leaving a lot left over to spend on other things.”

Cheaper housing could also nudge more people to make decisions that ultimately serve their community and the economy. For example, Zwick suggests cheaper housing might help encourage family formation. When people are less worried about the cost of an extra bedroom or finding enough space for a family, they may be willing to have more kids. Over the long run, that could mean more workers and more taxpayers, which can ultimately benefit the economy.

Researchers have also linked homeownership to higher rates of civic engagement, neighborhood investment, and other behaviors that can improve communities.

How can you tell when falling prices are good or bad?

So how can we tell when a decline in housing prices is good or bad? We talked to a bunch of economists, and we couldn’t find a simple rule, but we did cobble together some important things to consider.

First, why are prices falling? One potentially important distinction is whether the decline in prices is driven by an increase in supply or a decrease in demand. Put more simply: are prices falling primarily because fewer people want to live somewhere, or because more housing is being built?

Fisher, from Zillow, says demand-driven price declines are often a bad sign. “ That’s usually an indicator that something else has gone wrong,” he says. For example, that the economy is cratering, as was the case in Detroit, or that demand to live somewhere is falling for other reasons, like a rise in crime or natural catastrophes.

By contrast, if price declines are in response to an increase in housing supply, that’s “typically a healthier way to keep home prices in check,” Fisher says.

Fairweather, from Redfin, says land values can provide another important clue. “When a city’s economy is struggling and people are leaving, land typically becomes less valuable,” Fairweather says. “ So when Detroit was going through its recession, its downturn, the land value was dropping because Detroit overall as a city was becoming a less attractive place to live in, to do business in,” Fairweather says.

But imagine a different scenario. A city remains economically vibrant, demand to live there stays strong, but developers are allowed to build a ton of housing — including lots of big apartment buildings — to accommodate the growing demand to live there. In that case, land values might rise even as housing prices decline. Why? Because developers are squeezing more housing units onto each parcel of land.

“ You’re making better use of the land,” Fairweather says. “You’re getting the most economic value out of the land. That’s overall a good thing.”

Matthews, the representative from Denver YIMBY, suggested another metric to consider: the “price to income” ratio. This compares the typical cost of housing to the typical income that can be earned in an area. If the cost of housing is falling, but so are incomes in an area, that’s likely a bad sign. But if prices are falling while incomes are rising, that’s a good sign. It means the economy is doing well while housing is becoming more affordable.

Finally, the size and speed of the price decline matters. Most homeowners can handle small or gradual drops. But a sharp, sudden decline can trigger widespread economic distress, foreclosures, and unleash a cycle that can lead to a recession.

Several YIMBYs we’ve spoken to over the years have suggested the least economically disruptive path to housing affordability is for housing prices to fall in real terms, but not necessarily in nominal terms. That means that home values rise more slowly than wages and inflation, allowing housing to become more affordable without requiring a sharp drop in the sticker price of homes that can cause financial distress to homeowners.

We were curious what our sources thought about Denver’s falling housing prices. Many suggested that it’s been driven primarily by an increase in supply. The city has built a ton of new housing units, especially new apartments, in recent years. That is probably a good sign. Although some did mention the in-migration into Denver has slowed while out-migration has picked up steam, suggesting demand to live in Denver has also cooled.

The downtown Denver skyline is seen from the air.

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But none of our sources suggested what was happening in Denver is any cause for alarm. Most Denver homeowners have seen considerable growth in their home values in recent years, and all our sources agreed that the price fall isn’t dramatic enough to push many of them underwater. This is not a Detroit-style housing crash.

Plus, the fall in prices is providing financial relief to Denver renters, like our reader. Denver may represent something close to the version of falling housing costs that economists hope for: housing becoming more affordable without a broader economic downturn.

Congrats, Karl, on that nice, new apartment.

And for the rest of our readers: Have other questions you want us to answer? Send us an email: planetmoney@npr.org

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Denver, CO

Denver transfers $3 million from its contingency fund to pay out settlements

Published

18 hours ago

June 22, 2026

Press Room

Denver transfers million from its contingency fund to pay out settlements

Denver will use $3 million of its contingency fund money to help pay out settlements this year under an ordinance the City Council approved Monday.

The council makes a similar transfer every year, but the amount varies depending on the settlements reached, said Laura Swartz, the spokesperson for the city’s finance department.

“It is difficult to budget for settlements in advance because the amounts and timing can be unpredictable based on each case’s own scheduling, negotiations and court decisions,” Swartz said.

Every year, the city sets aside $2 million for settlements in the budget. Officials request a transfer from the contingency fund for anything needed above that amount. The 2026 transfer brings the amount that will be used to pay out settlements this year to $5 million so far.

This year’s allotment will leave the city with $30.5 million remaining in its contingency fund. The contingency fund is separate in the annual budget from the city’s reserves, which officials have been working to replenish from a recent low point.

The city has been ordered to pay millions of dollars in settlements in recent years related to the Denver Police Department’s actions during the George Floyd protests.

Earlier this month, the council approved about $2.87 million in payments for 13 people who alleged that local police violated their constitutional rights during the 2020 protests.

In April, a federal appeals court ruled that the city must also pay $14 million to another group of protesters, upholding a jury verdict. The city hasn’t yet said how it will pay out that amount.

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Denver, CO

Dance Gavin Dance weighs ins on banana-suit controversy before Denver show

Published

1 day ago

June 22, 2026

Press Room

Dance Gavin Dance weighs ins on banana-suit controversy before Denver show

Dance Gavin Dance believes in dressing however you want for a concert.

Courtesy Jonathan Weiner

There’s a semi-controversy brewing in the underground about whether or not banana suits are appropriated concert attire. After the Baltimore hardcore band End It recently directed its audience to rip one such costume off of a fun-loving fan, the dividing lines have been defined — hardcore isn’t so fruit friendly, while metalcore openly encourages dressing however you want for the occasion.

Dance Gavin Dance guitarist-vocalist Andrew Wells confirmed the metalcore ethos, as the long-running band is used to seeing people in all types of garb, particularly bananas, whenever and wherever they play.

“There’s a ton of banana people in our audience,” he says, referencing the group’s recent Warped Tour DC stop that was especially yellow. “I was like, ‘Yo, banana people, you’re welcome here. You’re weird. You’re an outcast. You’re what society deems as weird because you want to dress up in a banana costume. That’s what rock is for.’

“Rock’s historically been since the dawn of time an oasis for the outcasts. You’re welcome here. Come fly your freak flag with us, and we’ll have a good time,” Wells continues. “Honestly, if I played a whole show and everyone was in a banana suit, I would be stoked. That would be sick.”

In reiterating the stance, he calls for everyone in Denver to show up in their banana best when Dance Gavin Dance takes the Fillmore on Monday, June 22. Horse the Band, Wolf & Bear and Novelists are also on the bill.

The metalcore machine — which also includes vocalist-guitarist Will Swan, drummer Matt Mingus and harsh vocalist Jon Mess — is riding high with a twofer of fresh material in 11^th studio album “Pantheon,” released in September, and last month’s “Tree City Sessions 3,” another collection of revamped takes on classics and deep cuts.

Wells, who’s been with the band in some capacity since 2015, saw the “Tree City” process as an opportunity to put his spin on some of the older tracks that vocalist Tilian Pearson first laid down, such as “Bloodsucker” from 2018.

Audience participation is encouraged.

Courtesy Dance Gavin Dance
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“That was a suggestion from me. I wanted to polish up my higher register and showcase what I could do on the Tilian stuff,” he explains. “That was a song Martin [Bianchini, touring guitarist] and I had written on the ‘Artificial Selection’ album, so we were able to play and record the song that we wrote.”

Looking back also allowed Dance Gavin Dance to forge forward with “Pantheon,” a more reflective album than recent releases, Wells admits.

“It was an opportunity for us as a band to revisit the roots of the band, when the band was playing to 100-cap clubs and it was just this alternative style of music that was very unique and different. Some people hated it, some people loved it, but it was this authentically post-hardcore sound, that come from these roots,” he shares.

“When we were revisiting these older songs and doing ‘Tree City’ and also writing ‘Pantheon,’ it was that full-circle moment of doing what we’re passionate about again, exploring new themes and musical territory and getting back to the roots, so to speak, especially as a collaboration,” Wells continues. “It was all of us in the same mindset together working towards the same goals.”

And in Year 21, the band is the “happiest and healthiest” it’s ever been, as he sees it.

“We’re a group of musicians who’s committed to making the best art that we possibly can,” Wells says. “There’s a perseverance to this band.”

But, he adds, they wouldn’t be anywhere if it wasn’t for the people in front of the stage, dressing up as bananas and whatever else.

“The external factor is our fans,” Wells concludes. “I think the fan’s abilities to rally and support the band and come out to shows can’t be overstated.”

Dance Gavin Dance, with Horse the Band, Wolf & Bear and Novelists, 5 p.m. Monday, June 22, Fillmore Auditorium, 1510 Clarkson St. Tickets are $60.

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