“SHALL GOLDEN TRIANGLE GID TAXES BE INCREASED $1.69M–$3.04M ANNUALLY · PERMANENTLY”
Survey Closes Nov 20 · Golden Triangle Renters, Condos & Small Shops

Your Rent & HOA Already Pay to Clean Your Block. Don’t Pay Twice for a $3M/Yr Tax.

In Denver’s active urban commercial GIDs, commercial property pays 61%–85% of the tax. Here, 80% of taxable value is residential, leaving 6,740 apartments and condos with over half of the bill (53.2% by parcel; 50.3% pure residential) while 9+ blocks of courts and museums pay $0.

Check Your Lease Renewal Hit ↓ Mark Survey “Not Interested” (By Nov 20) →
SURVEY CLOSES NOV 20 0 mailers went to 6,740 Golden Triangle homes (Cherry Creek mailed Phase 1 cost postcards, and 65.25% marked “Not Interested”; South Broadway mailed every resident during petitioning).
01 · PAYING TWICE FOR ZERO ENFORCEMENT

Your Rent & HOA Already Fund Cleanup and Security.

Monthly apartment rent and $450–$800/mo condo HOAs already pay private crews for trash, snow, sidewalks, and security. Under C.R.S. § 31-25-611, a GID has perpetual existence (unlike commercial BIDs, 0 of Denver’s 6 GIDs have a 10-year sunset) and zero police or code-enforcement power.

02 · WRONG NEIGHBORHOOD MATH (ASSESSOR DATA)

Urban Commercial GIDs Bill 61%–85% Commercial. Here, Homes Pay Over Half.

P.U.M.A.’s Fact Sheet cites Ballpark & South Broadway GIDs, where commercial real estate pays 60.5% and 85.2% of the tax base. Certified 2026 Assessor rolls show Golden Triangle homes carry over half of the tax bill (53.2% by parcel; 50.3% pure residential; 79.9% of non-exempt value) while $1.44B in courts & museums pay $0. In a commercial BID (C.R.S. § 31-25-1203(2)), homes pay $0.

03 · RENTERS DO PAY · AND VOTE EQUAL

Tax Hikes Hit Renewals. And Tenants Outvote Tower LLCs 20-to-1.

HB25-1090 folds $80.6K–$113.5K/yr GID tax bills on large apartment towers straight into Base Rent at renewal (Philly Fed WP 25-41: $0.50–$0.89 per $1 paid by tenants). And under C.R.S. § 31-25-602(2), every 30-day renter gets 1 equal vote while a $173M tower LLC gets at most 1 vote.

Annotated Receipt #01

How a “Property Tax” Lands on Your Next Lease Renewal

Tap your building below, then screenshot your building’s receipt ↓

1. Tap Your Apartment or Condo Building:
RECEIPT #01 · LEASE RENEWAL & TAX HIT 372 APTS
AMLI GOLDEN TRIANGLE
855 N. Broadway · Appraised: $122.4M
+$80,570/YR TAX
Current All-In 1BR Base Rent Includes building trash, snow removal, sidewalk & security ops ← YOU ALREADY PAY EVERY MONTH FOR THIS!
$2,355.00
Sub-Metered / Allocated Utilities Water, sewer, gas & electric (+ statutory $10 admin cap)
$98.40
Optional Garage Parking / Pet Add-On Resident-selected monthly portal add-ons
$175.00
+ NEXT LEASE RENEWAL HIKE (GID TAX)
AMLI’s +$80,570/yr GID tax ÷ 372 units, rolled into renewal rent every year
+$18.05/mo
+$217/yr forever
Denver Property Tax Spike
+11.3% Property Tax Jump
Jumps your building’s Denver property tax rate 11.3%, nearly doubling (+93%) the 9.628-mill City General Fund rate
Hidden Housing / Menu Tax
+0.8% Tax on Rent
Colorado doesn’t tax rent. This sneaks one into your lease (and pushes NNN cafes past 10%).
TABOR Ballot Sticker Shock
$3.04M/YR TAX HIKE
Mandatory ALL-CAPS TABOR ballot total. 1.5M+ museum and hotel visitors pay $0.
Why “assessments on taxable properties” still hit renters: Colorado bans rent control, and since state law (HB25-1090) barred landlords from itemizing property taxes as separate monthly portal fees, corporate REITs fold property tax hikes directly into Base Rent at renewal (Philly Fed WP 25-41: $0.50–$0.89 per $1 passed onto tenants). Ground-floor coffee shops and restaurants (assessed at nearly 4× the residential rate on 100% NNN leases) get billed directly on top of Denver’s 9.15% sales tax.
STOPTHEGID.COM DON’T PAY TWICE FOR YOUR BLOCK
Compare All 23 Named Apartment & Condo Buildings (2026 Assessor Tax Table)
2026 Denver Assessor GID Tax Impact Across 23 Golden Triangle Buildings (at 8.96 Mills)
Building Address Homes Appraised Bldg GID Tax Per Unit
AMLI Golden Triangle855 N. Broadway372 Apts$122.4M+$80,570/yr+$217/yr (+$18.05/mo)
Modera Golden Triangle1025 Bannock323 Apts$132.5M+$84,175/yr+$261/yr (+$21.72/mo)
Dryden1140 Bannock420 Apts$173.0M+$113,549/yr+$270/yr (+$22.53/mo)
Kindred180 W. 10th Ave224 Apts$79.6M+$52,020/yr+$232/yr (+$19.35/mo)
Akin Golden Triangle955 Bannock97 Apts$37.6M+$22,847/yr+$236/yr (+$19.63/mo)
Citizen West 10140 W. 10th Ave393 Apts$151.2M+$94,966/yr+$242/yr (+$20.14/mo)
Parq on Speer909 Bannock301 Apts$160.7M+$107,580/yr+$357/yr (+$29.78/mo)
The Finch650 W. Colfax370 Apts$151.5M+$92,250/yr+$249/yr (+$20.78/mo)
The Parson990 Cherokee311 Apts$125.3M+$79,503/yr+$256/yr (+$21.30/mo)
Eviva on Cherokee1250 Cherokee274 Apts$100.4M+$61,155/yr+$223/yr (+$18.60/mo)
1000 Speer by Windsor1000 Speer224 Apts$93.4M+$56,855/yr+$254/yr (+$21.15/mo)
Acoma Apartments816 Acoma223 Apts$95.9M+$58,408/yr+$262/yr (+$21.83/mo)
8TWO8 on Broadway828 Broadway200 Apts$60.2M+$40,528/yr+$203/yr (+$16.89/mo)
Ten50 Broadway1050 Broadway284 Apts$112.6M+$70,828/yr+$249/yr (+$20.78/mo)
TriVista on Speer1350 Speer322 Apts$129.3M+$78,766/yr+$245/yr (+$20.38/mo)
Patten Gray370 W. 12th Ave250 Apts$89.2M+$56,502/yr+$226/yr (+$18.83/mo)
The Boulevard150 W. 9th Ave290 Apts$101.5M+$61,799/yr+$213/yr (+$17.76/mo)
Beauvallon Condos (North)975 Lincoln99 Condos$55.1M+$30,451/yr+$308/yr (+$25.63/mo)
Beauvallon Condos (South)925 Lincoln101 Condos$53.9M+$29,746/yr+$295/yr (+$24.54/mo)
Prado Condos300 W. 11th Ave108 Condos$56.2M+$30,924/yr+$286/yr (+$23.86/mo)
Belvedere Tower Condos475 W. 12th Ave74 Condos$47.5M+$26,461/yr+$358/yr (+$29.80/mo)
930 Acoma Condos930 Acoma58 Condos$33.7M+$18,507/yr+$319/yr (+$26.59/mo)
Museum Residences1200 Acoma31 Condos$24.6M+$13,839/yr+$446/yr (+$37.20/mo)
Live in a Boutique Condo or Run a Local Shop? Search All 419 Study-Area Properties (1,137 Schedules)
Annotated Receipt #02

The $0 Map & Central Denver GID Assessor Check

Nearly one-third of our map ($1.44B) pays $0, and unlike every active urban Denver GID, residents carry over half the bill ↓

RECEIPT #02 · DENVER ASSESSOR GIS ROLL $4.67B STUDY AREA
Who Pays $0 vs. Who Pays Most of the Bill: Golden Triangle GID Block Map Parcel map of all 1,137 certified 2026 Denver Assessor study-area schedules (383 parcel footprints; $4.67B appraised value) in the proposed Golden Triangle GID showing 9+ square blocks of U.S. Mint, State Courts, City Buildings, Post Office, and Museums paying $0 exempt ($1.44B · 30.7% of map), Urban Villages' $82.3M Populus Hotel sitting across W. Colfax (50 ft north of the Colfax centerline, 100 ft from Golden Triangle parcels, inside Downtown's commercial BID) paying this GID $0, 5 sponsor-owned Bannock/Acoma parcels ($15.99M), and 5,843 apartments, 687 residential condos, and 88 rowhomes ($2.59B · 55.3% of map; 79.9% of non-exempt property value) carrying over half of the certified GID tax base (53.2% by parcel; 50.3% pure residential class split). W COLFAX AVEW 14TH AVEW 13TH AVEW 12TH AVEW 11TH AVEW 10TH AVEW 9TH AVEW 8TH AVEW 7TH AVEW 6TH AVEFOXELATIDELAWARECHEROKEEBANNOCKACOMABROADWAYLINCOLN SPEER BLVD POPULUS HOTEL ($82.3M) → $0 TO THIS GID Across Colfax (in Downtown BID) · $0 here $0 EXEMPT · 9+ CIVIC & MUSEUM BLOCKS Courts, Mint, Library, DAM ($1.44B · 31% = $0) SPONSOR’S BANNOCK LOTS (5 PARCELS) 3 vacant fenced lots · $16.0M Assessor value BLUE = 6,740 HOMES (80% OF TAXABLE VALUE) 53.2% of GID tax bill · AMLI alone = +$80.6K/yr Proposed GID Tax Line (45+ Blocks) Apartments & Condos ($2.59B · 80% Taxable Val) $0 Exempt Gov't, Mint & Museums ($1.44B · 31%) Sponsor Bannock/Acoma Lots (+ Populus Yellow)
Tap any block or callout on the map ↑ 9+ blocks of City Courts/Detention ($273.6M), State Supreme Court ($242.5M), Denver Art Museum ($178.4M), City & County Bldg ($147.8M), Library ($121.7M) & U.S. Mint ($43.5M) = $1.44B (30.7% of map) paying $0.00, and the $82.3M Populus Hotel across W. Colfax (inside Downtown’s commercial BID) pays this GID $0.00.
Certified 2026 Assessor Check: Share of GID Tax Base (HB24B-1001) All Urban Denver GIDs
Denver GID Commercial Share Residential Share 2027 Levy & Precedent
South Broadway 85.2% 14.8% 8.960 mills · Petition flyers to all residents + 3 bldg events
14th Street 83.9% 16.1% 0.000 mills ($550K/yr special charges) · Convention/hotel corridor
RiNo 77.2% 22.8% 4.000 mills (+ Brighton charges) · Industrial/entertainment
Ballpark 60.5% 39.5% 5.000 mills · Coors Field entertainment district
Sun Valley Redev / Utility 0 Homes Taxed 6.000 mills + $125/unit DHA PILOTs · 0 private homeowners taxed
Cherry Creek (Prop.) N/A Res. Mix Stopped in Phase 1 · Mailed cost postcards · 65.25% “Not Interested”
Golden Triangle (Prop.) 49.7%
(46.8% parcel · 20.1% mkt)		 50.3% TAX
(53.2% parcel · 79.9% mkt)		 Outlier: Only urban GID >50% homes · 6,740 homes · 0 mailers
Methodology & Why a BID Leaves Homes at $0: Percentages above use exact certified 2026 Denver Assessor HB24B-1001 statutory class splits (separating 25%-assessed ground-floor retail from 6.80%-assessed apartments inside mixed-use towers across all condo and parcel layers); by whole parcel, Golden Triangle apartments and condos carry 53.2% ($180.4M vs. $158.4M). Under Colorado’s BID Act (C.R.S. § 31-25-1203(2)), apartments and condos pay $0 in a commercial BID, and because a GID cannot charge a visitor sales tax (C.R.S. § 31-25-612), 1.5M+ museum, court, and hotel visitors pay $0. (Denver’s only other active GID is 1994 Gateway Village, Ord. 551-1994, 84.1% residential, a far-northeast raw-land subdivision near DIA built before homes existed.)
STOPTHEGID.COM DOWNLOAD RAW SVG MAP ↗
Annotated Receipt #03

Who Funded the Study, and How Nov 20 Closes the File

Zero City ordinances require a GID, and P.U.M.A.’s own Fact Sheet says it advances only with community support ↓

RECEIPT #03 · STUDY FUNDING & PUBLIC RECORD IRS EIN 87-3195005
P.U.M.A. “GID 101” Fact Sheet PDF (Pages 1 & 2)

“Golden Triangle Civic Experience (GTCE), a nonprofit 501(c)(3), will serve as the neutral sponsor... The process is designed to move from exploration to action only if there is sufficient community support.”

▼ PUBLIC RECORDS: IRS FORM 990-PF & DENVER CITY CHECK ▼
Form 990-PF Dept. of Treasury · IRS
Return of Private Foundation
GOLDEN TRIANGLE CIVIC EXPERIENCE INC · EIN 87-3195005
OMB 1545-0047
FILED 04/27/26
Registered Office & Sole Officers (CO SOS #20211949948) 1555 BLAKE ST STE 450, DENVER, CO 80202
Officers: Nicholas Murray (Pres/CFO) & Jon Buerge (Chief Dev. Officer), Urban Villages, Inc.
← PRIVATE DEVELOPER FOUNDATION · 0 NEIGHBORHOOD RESIDENTS ON BOARD
Schedule B & Part I · Origin of Study Funds (FY2021–FY2025 XML Filings)
Seeded Oct 2021 with $200,000 FROM 1150 BANNOCK LLC during the $6.0M purchase of 1150 N. Bannock St ($68,441 remaining entering 2026; COMMUNITY DONATIONS 2022–25: $0.00).
Denver Clerk, Ordinance & Council Mandate Check 0 CITY ORDINANCES OR PUBLIC AGREEMENTS REQUIRING A GID
← 100% OPTIONAL STUDY · ZERO CITY OR VOTER REQUIREMENT TO FORM A GID
How Nov 20 Closes the File: No City ordinance or public agreement requires forming a Golden Triangle GID, and P.U.M.A.’s Fact Sheet states the effort moves forward “only if there is sufficient community support.” When residents mark “Not Interested” by Nov 20 (just as Cherry Creek residents did at 65.25%), the sponsors have a clear community record to close the study in Phase 1, or commercial owners can pursue a commercial-only BID (C.R.S. § 31-25-1203(2)) where homes pay $0.
Read Our 2-Page “GID 101: True Facts” Sheet → Verify IRS 990-PF on ProPublica ↗ P.U.M.A. Oct 1 PDF ↗ Nov 4 Updated PDF ↗ Verify CO SOS #20211949948 ↗
STOPTHEGID.COM MARK “NOT INTERESTED” BY NOV 20
2026–2028 Process & Printable Fact Sheet

Where the Process Stands & the 3 Checkpoints That Stop It

Download or print our 2-page “GID 101: True Facts” handout for lobbies, elevators, and HOA boards ↓

PROCESS TIMELINE · 2026–2028 3 RESIDENT CHECKPOINTS
00 · Apr – Nov 2026
Study & Outreach Gap 0 Mailers Sent
GTCE files its FY2025 IRS Form 990-PF (04/27/26) and launches the study with 0 mailers or postcards sent to 6,740 Golden Triangle homes (unlike Cherry Creek, which mailed Phase 1 postcards disclosing $230–$990/yr GID costs, or South Broadway, which mailed every resident and held events at 3 apartment complexes during petitioning). On Nov 4, after StopTheGID.com cited C.R.S. § 31-25-604(1), P.U.M.A. updated its Fact Sheet PDF from “taxable property owners” to “eligible electors.”
01 · Now – Nov 20, 2026
Feasibility Survey Checkpoint #1 · Nov 20
Survey closes Nov 20, 2026 before an early-2027 Draft Operating Plan. Cherry Creek stopped Denver’s last residential GID proposal right here in Phase 1 when 65.25% marked “Not Interested.”
02 · Spring – Summer 27
200-Signature Rule Checkpoint #2 · Council
Under C.R.S. § 31-25-604(1) (30% or 200 of the electors, “whichever is less”), proponents need only 200 signatures (under 3% of 6,740 homes) to ask District 10 (Chris Hinds) and Denver City Council for a ballot ordinance.
03 · November 2027
TABOR Mail Ballot Checkpoint #3 · 20-to-1
Every 30-day apartment renter and condo owner gets 1 equal ballot vote (C.R.S. § 31-25-602(2)), while a $173M corporate tower LLC gets at most 1 vote.
04 · Jan 2028 – Forever
Tax Hits Renewals Zero Sunset
Unlike commercial BIDs (10-year Council renewal), 0 of Denver’s 6 GID ordinances have a 10-year sunset (C.R.S. § 31-25-611(1)(a) perpetual existence): the $1.69M–$3.04M/yr levy folds into apartment Base Rent renewals (HB25-1090), condo escrows, and NNN cafe bills permanently.
STOPTHEGID.COM/FACT-SHEET PRINT FOR LOBBIES, ELEVATORS & HOA BOARDS
Equal Renter Voting Power · C.R.S. § 31-25-602(2)(a)–(b)

Renters Pay at Renewal, and Outvote Tower LLCs 20-to-1.

P.U.M.A.’s Oct 1 Fact Sheet misstated that petitions only counted “taxable property owners” until its Nov 4 update to “eligible electors” under C.R.S. § 31-25-604(1). Because the statute sets the threshold at 30% or 200 electors, “whichever is less,” just 200 signatures (under 3% of 6,740 homes) can send an ordinance to City Council, where signers cannot withdraw their names once filed. On a ballot, every 30-day apartment renter gets 1 equal vote while a $173M tower LLC gets at most 1 vote (up to 420-to-1 inside Dryden).

STEP 01 · CLOSE IT BY NOV 20 (TAKES 60 SECONDS)

Take P.U.M.A.’s Survey → Mark “Not Interested”

Cherry Creek stopped Denver’s last residential GID push in Phase 1 after 65.25% of feasibility survey responses marked “Not Interested.” Put residents on record before Nov 20 so the study closes cleanly here:

1. Check Renter or Residential Property Owner (so resident responses are counted alongside commercial owners).
2. Mark “Not Interested” on forming or funding a Golden Triangle GID.
3. Tap Copy Comment below and paste it into the open comment box:
My monthly rent/HOA already pays private crews for trash, snow removal, sidewalk upkeep, and security. Unlike Denver's active urban commercial GIDs (where commercial real estate pays 60.5%-85.2% of the tax base), certified Assessor records show Golden Triangle homes make up 80% of non-exempt market value and carry over half of the GID tax bill (53.2% by parcel; 50.3% pure residential) while $1.44B in courts and museums pay $0. Please close this study without taxing apartments and condos. Commercial owners who want extra services already have a commercial-only BID option under CRS 31-25-1203(2) where homes pay $0.
Open Official Survey → Mark “Not Interested” ↗
STEP 02 · ORGANIZE YOUR BUILDING (2 FIELDS)

Put Your Building on the No-GID Alert List

Get alerted with neighbors in your building before any petition push or City Council vote:

6,740
Assessor Residential Homes
420-to-1
Tenants vs. Tower LLC Vote
STEP 03 · CITY COUNCIL GATEKEEPER

1-Tap Email to District 10 (Chris Hinds)

No GID can reach a ballot unless District 10 advances an ordinance at City Council. Put your building on record with Councilmember Hinds right now:

Send Pre-Filled Email to District 10 →
4 Key Questions for the Study Team & City Council
Certified 2026 Denver Assessor rolls (exact HB24B-1001 class splits) show commercial real estate pays 60.5%-85.2% of Denver's active urban commercial GIDs (South Broadway 85.2%, 14th St 83.9% at 0 mills/$550K special charges, RiNo 77.2%, Ballpark 60.5%, plus Sun Valley taxing 0 private homeowners), whereas Golden Triangle homes carry over half of the tax base under every method (53.2% by parcel; 50.3% pure residential; 79.9% of non-exempt market value) with $1.44B (30.7%) tax-exempt. Why pitch a residential GID here when commercial owners already have a commercial-only BID option under CRS 31-25-1203(2) where homes pay $0?
Apartment rents and condo HOAs already pay private crews for trash, snow removal, sidewalk maintenance, and security, and Colorado's HB25-1090 folds $80,570-$113,549 annual GID tax bills on large apartment towers into Base Rent at renewal. Why ask renters and condo owners to pay twice while 9+ civic/museum blocks and the $82.3M Populus Hotel across Colfax pay this GID $0?
Zero City ordinances or public agreements require a Golden Triangle GID, and P.U.M.A.'s Fact Sheet states the effort advances "only if there is sufficient community support." If the Nov 20 survey shows residents are "Not Interested" (as Cherry Creek residents were at 65.25%), will GTCE and P.U.M.A. commit to closing the study rather than advancing a 200-signature (<3%) petition?
Cherry Creek's 2025 GID study mailed Phase 1 postcards disclosing estimated $230-$990/yr taxes (resulting in 65.25% "Not Interested"), and South Broadway mailed flyers to every resident during petitioning, whereas 6,740 Golden Triangle homes received 0 mailers or postcards ahead of the Nov 20 survey cutoff. Furthermore, unlike commercial BIDs, 0 of Denver's 6 GID ordinances have a 10-year sunset under CRS 31-25-611(1)(a). How can this study claim consensus without direct mail notice to residents?
FAQ: What Is a “Mill”? Does a GID Sunset in 10 Years? Do Renters Pay?

1. What is a “mill”? One mill is $1 of annual tax per $1,000 of Colorado “assessed” value (not market value). Colorado assesses homes at ~6.2%–7.3% of market value and shops at 25%–26% (nearly 4× higher). At 8.96 mills (+11.3% on Denver’s 79.6-mill baseline), an average ~$520K Prado condo (~$32K assessed) pays +$286/yr, AMLI ($122.4M market, $8.99M assessed) owes +$80,570/yr (+$217/apt), and a $1M NNN cafe ($250K assessed) owes +$2,240/yr.

2. Commercial vs. residential share: Unlike Ballpark (60.5% commercial share) and South Broadway (85.2% commercial share), certified 2026 Denver Assessor data across all 1,137 study-area schedules shows Golden Triangle residential properties make up $2.59B (79.9%) of non-exempt market value vs. $650.9M (20.1%) commercial. Even after commercial’s higher 25%–26% assessment rate, apartments, condos, and rowhomes still carry 53.2% ($180.4M) of the certified $338.8M taxable base by parcel, and 50.3% ($170.3M) even after carving out every dollar of ground-floor retail inside apartment towers.

3. Do renters pay? Yes. Colorado bans local rent control, and HB25-1090 (Jan 2026) prohibits landlords from itemizing property taxes as separate monthly junk fees, so REITs build $80.6K–$113.5K GID tax bills on large apartment towers into Base Rent at lease renewal (Philly Fed WP 25-41: $0.50–$0.89 per $1 passed onto tenants).

4. Does a GID expire after 10 years? No. Commercial-only BIDs include a 10-year City Council renewal clause (e.g., RiNo BID CB25-0640 § 16, Downtown BID CB21-0657), whereas 0 of Denver’s 6 enacted GIDs (CB25-0917 Broadway § 19, CB24-0766 Ballpark § 19, CB22-0980 Sun Valley § 19, Ord. 551-1994 / CB16-1041 Gateway Village § 2, CB15-0309 RiNo § 22, and Ord. 464-2009 / CB17-0809 14th St) have a 10-year sunset or reaffirmation vote. Under C.R.S. § 31-25-611(1)(a), a GID has “perpetual existence” unless dissolved after clearing all debt under C.R.S. § 31-25-625.