Before we add a layer of government, raise taxes, and gamble on untested budgets — let's make sure our neighbors have the full picture.
We're not against community engagement — we're against rushing into a decision that would permanently change Niwot. Here's what the incorporation committee isn't emphasizing.
Mountain View Fire Rescue has expressed doubt that the proposed "contract for service" model is even legally possible. They've never done it this way before. Our fire protection and emergency medical services shouldn't be a guinea pig experiment.
The proposal includes a new 12-mill property tax levy plus increased sales taxes. For commercial property owners, this means thousands of dollars more per year — costs that get passed to renters and customers. The committee frames this as "approximately no net change," but their own projections show new taxes layered on top of existing ones.
Incorporation gives a new town council the power to annex land and rezone property. If the budget comes up short — and projected budgets often do — there will be pressure to grow. The very thing we love about Niwot could be sacrificed to balance the books.
The Niwot Local Improvement District — the 1% sales tax that funds our vibrant commercial district — would be dissolved under incorporation. It would be replaced by a vague "Economic Vitality Fund" controlled by the new town government, with no guarantee the downtown sees the same support.
The financial model is built by the same people promoting incorporation — not an independent auditor. Revenue projections assume growth, and expense estimates don't account for the full range of county services Niwot would need to provide or contract for on its own.
The narrative that Boulder County has failed Niwot is overstated. For decades, community members have worked productively with the county to build parks, create the LID, and shape our downtown. Disagreements happen — but they don't justify creating an entirely new government.
Use this calculator to estimate how the proposed tax changes could affect your household. Numbers are based on the Incorporation Committee's own published projections.
The incorporation committee is proposing a new property tax mill levy of 12 mills on all residential and commercial property within the proposed town boundaries. This is a new tax on top of what you already pay to Boulder County.
They also propose a municipal sales tax that would apply to all purchases within town limits — including at local businesses that already operate on thin margins.
The committee says they aim for "approximately no net change" by eventually renegotiating fire district costs. But that renegotiation hasn't happened, and Mountain View Fire has raised doubts about the proposed model.
The incorporation committee makes compelling arguments. Here's the other side of the story.
Niwot residents have worked with Boulder County for decades to build parks, create the Local Improvement District, establish design review processes, and shape our community. The Niwot Community Association, the Niwot Business Association, and the LID Advisory Committee all provide structured channels for community input. Are there frustrations? Of course — that's true of every community's relationship with its government. But frustration with a few decisions doesn't mean we need to build an entirely new municipal government.
This claim rests on the assumption that Niwot will successfully renegotiate fire and EMS services with Mountain View Fire Rescue at a significantly lower cost. Mountain View has publicly stated they haven't confirmed this is even legally possible. Until that negotiation actually happens — which can't begin until after incorporation — the "no net change" promise is speculative. What is certain is that you'll pay a new 12-mill property tax and higher sales taxes from day one.
This framing implies there's something wrong with Niwot's current status. But Niwot has thrived as an unincorporated community for its entire history. We have a charming downtown, community parks, good schools, and a strong identity — all without a municipal government. The question isn't whether other places have incorporated, but whether incorporation would make Niwot better. That's far from proven.
Incorporation is an expensive way to address road concerns. Public Improvement Districts (PIDs), such as the one created by Burgundy Park, are a more effective way for neighborhoods to care for their roads to their satisfaction. The PID approach targets the actual problem directly, while incorporation brings roads along with a host of new responsibilities, costs, and risks.
Local control sounds appealing in theory, but it cuts both ways. A five-member town council would have the authority to annex land, rezone property, and approve development — decisions currently subject to the broader checks of county government. Niwot's design review process and the LID advisory committee already provide community input on local matters. With incorporation, those existing structures go away and are replaced by whatever the new town council decides.
County budget challenges are real, but they affect all county residents, not just Niwot. If the county reduces services, an incorporated Niwot would need to provide those same services itself — at a much smaller scale and likely higher per-capita cost. Small towns face their own budget pressures, and without the county's tax base to draw from, Niwot would have far less financial cushion if revenues fall short of the committee's projections.
The incorporation effort is led by a small committee of motivated residents — and we respect their dedication. But "community-led" should mean the whole community has been fully informed, not just those who attend town halls organized by proponents. That's why we exist: to make sure every neighbor has heard both sides before this goes to a ballot.
If this goes to the November 2026 ballot, only residents within the proposed boundaries will vote. That means every conversation, every informed neighbor, and every voice counts.
Whether you're firmly opposed or just want to make sure both sides are heard, there's a place for you.
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