4-Minute Read
Vote NO on 6F
6F Should Be Simple Numbers.
6F Should Not Be Deceptive Claims.
Ken-Caryl 6F - What Your Vote Means:
A "YES" Vote:
- Will increase the property tax rate you pay to Ken-Caryl Ranch Metro District (KCRMD) for operations an additional 15% for 10-years (2024 – 2033).
- Your 2024 tax bill for KCRMD operations will be 40% higher than 2022.
- KCRMD’s tax rate is already the highest in SW Metro Denver - before the new 15% property tax increase contained in 6F.
- 6F is a new 15% Tax Increase
A "No" Vote:
- Will NOT increase the property tax rate you pay to KCRMD for operations an additional 15% for 10-years (2024 – 2033).
- Will not lower your KCRMD operating tax rate. Voting No simply blocks the 15% increase in 6F
Who Is Opposed to 6F?
Neighbors who call KCR home and love it. They understand that KCRMD does not need more money. They understand that KCRMD is in excellent financial health with millions more in banks than disclosed. They understand actual numbers, financial facts, and how 6F has been promoted.
Who Is For 6F?
Neighbors who call KCR home and love it. They have been sold the story of a gloomy future and believe it. Just like those opposed to 6F, they want what is best for KCR. They believe the narrative and published “Factual Summary” - that 6F is not a tax increase and that even more money is needed for KCR's future to thrive. The narrative and “Factual Summary” are both exceedingly flawed and lacking in relevant, accurate, financial facts and dates.
What does Ken Caryl Ranch Metro District do?
KCRMD is funded by property taxes and program fees. Primary programs are tennis, childcare, and swimming. KCRMD also maintains irrigated turf and clears paths of snow. KCRMD does not own, maintain, or otherwise manage the vast majority of open space and trails. It does not own the 30+ year old irrigation system, nor does it provide trash service or operate the equestrian facilities - all of which are paid for with HOA dues to the Ken-Caryl Master Assocation.
KCRMD Tax Increase History.
Little by Little, a Little Becomes a Lot. 6F is the fifth attempt at a tax increase since 2002. Three of the previous four passed. Doom was promised in 2018 when 6G failed. Doom has not and is not coming if 6F fails. KCRMD has by far the highest taxes around, resulting in historically high tax revenue, and historic levels of cash in the bank.
6F - Four False Claims
False Claim #1. 6F will not raise your taxes.
Actual 6F Ballot Language Begins:
“WITHOUT RAISING ITS CURRENT TOTAL PROPERTY TAX RATE…”
FALSE. 6F IS a new 15% property tax increase. This election is being held to raise your property taxes. You must Vote No or property taxes paid to Ken-Caryl will rise by an additional 15%. This new 15% increase is in addition to the 22.4% increase you just paid due to higher property values. If 6F passes your taxes will increase 40% over a two-year period (annual percentage increases compound).
How does KCRMD deceive you with 6F ballot language and promotion?
10-years ago KCRMD borrowed $7.9-million for capital improvements. Taxpayers made ten payments of approximately $900,000, on that $7.9-million loan, for the last 10-years. The final bond loan payment was included in your 2023 property tax bill. Your 2024 tax bill will contain $0 for that loan. KCRMD comes along with 6F and says – if you give us (KCRMD) a portion of what you previously gave the lender that would not be a tax increase – in fact it would be a tax decrease. False - 6F IS a new 15% tax increase – on top of the 22.4% increase you just paid to KCRMD due to higher property values.
False Claim #2. KCRMD will be unable to fund future capital projects after 2027 unless you give KCRMD more money.
FALSE. In making this claim KCRMD begins its 10-year capital analysis by arbitrarily allocating only $1.35-million to a theoretical "capital reserve fund." However, KCRMD actually had $8.4-million of cash on September 1, 2024, 6-times the amount represented. The current balance sheet is fiscally strong and not in need of increased levels of funding.
False Claim #3. KCRMD taxes are low.
FALSE. Most neighboring communities are part of Foothills or South-Suburban Parks and Recreation. KCRMD taxes are double that of these districts who offer superior facilities including indoor year-around swimming pools, ice rinks, golf courses, climbing walls, etc.
False Claim #4. KCRMD’s Board describes operation as “lean and mean”
FALSE. KCRMD has increased spending on administrative staff by 83% over the last three years. Administrative Salaries are budgeted for 2025 to increase 105% since 2021. Comparatively, staff actually teaching swimming and tennis, cutting grass, plowing snow, and providing childcare received an average increase of 31% (more than Metro-Denver labor inflation.
CONCLUSION:
KCRMD does not need more money. There is no measure by which KCRMD can objectively demonstrate that more cash will be needed in the coming decade.
KCRMD:
1. Has a high tax rate.
2. Because it has a high tax rate and taxpayers have high property values KCRMD has high tax receipts. Those receipts will continue. KCRMD’s tax revenue will not fall if 6F fails. Do not be fooled – there is simply no longer a lender to pay. Your final bond loan payment was in your 2023 property tax bill. Property taxes went up 22.4% last year due to higher property values. Taxes will go up another 15% if 6F passes. This is a 40% increase in property taxes paid to KCRMD for operations over the last two years (increases compound).
3. Good News! Because KCRMD has historically high levels of revenue it has historic levels of cash. KCRMD does not want to discuss their cash – but it is literally 6-times the amount they pretend in charting their future capital needs.
4. The current KCRMD Board plans to spend $2.5-million on Community Park by Shaffer Elementary. The park generates $50k of fee-revenue annually. Costs (eg water) exceed revenue - so the park loses money. Not that the park should be profitable, but as a point of reference, it will take 50-years of $50k in annual fees just to equal the $2.5-million of planned improvement costs. The park functions better today than it has for the last 40-years. According to KCRMD records, 80% of the users of this park are non-residents. This is the only new capital project planned the next few years.
Please inform your neighbors and direct them to this website. Most supporting 6F do not know the facts. We all love Ken-Caryl and are supportive of its vibrant future. Unfortunately, 6F is not as it appears and there is simply no need for higher taxes.