Trying to choose between Wheatlands, Southshore, Tallyn’s Reach, and Saddle Rock? On paper they look similar, but the day‑to‑day feel and the long‑term costs can be very different. In a few minutes, you’ll see how they compare on price, amenities, taxes, HOA patterns, and schools so you can build a short list with confidence. Let’s dive in.
The quick take: where they differ
- Wheatlands: typically mid to high $600Ks in late 2025 public snapshots, newer rec center feel, connected paths toward Southlands and the reservoir, and community programming through the metro district.
- Southshore: often higher than Wheatlands in late 2025 snapshots, lakeside living with two major facilities and multiple pools, and a district program centered on “life at the lake.”
- Tallyn’s Reach: generally above Wheatlands in late 2025 snapshots, mature tree canopy and clubhouse, and active district upkeep of parks and trails.
- Saddle Rock: wider price spread by sub‑neighborhood, golf course setting and larger lots in many sections, and multiple master/sub‑associations.
Prices reflect late‑2025 public snapshots and change over time. Ask for the latest numbers right before you write an offer.
Pricing and market signals to watch
Public snapshots through late 2025 show Wheatlands around the mid to high $600Ks for typical home value, with Tallyn’s Reach and Southshore commonly higher. Saddle Rock varies widely by sub‑area due to golf‑course frontage and lot size. To compare homes, look beyond list price and check these signals:
- Price per square foot compared to nearby closings
- Days on market and any price reductions
- Competing inventory near your target size and finish level
- Seller credits or rate buydowns that change your true cost
If you want a quick refresh of current medians and days on market, ask for a same‑day market pull before you tour.
Amenities and open space
Wheatlands
Wheatlands offers a community clubhouse, outdoor pool, parks, and a newer recreation center feel. The Wheatlands Metropolitan District operates and coordinates amenities and programs for residents. You can review the community’s resources on the Wheatlands Metropolitan District site.
Southshore
Southshore’s identity centers on lakeside living with miles of trails and a two‑facility program known as the Lakehouse and the Lighthouse. The Southshore Metro District runs the facilities and publishes budgets that outline operations and reserves. Explore the district’s updates on the Southshore Metro District budget page.
Tallyn’s Reach
Tallyn’s Reach is known for its mature ponderosa pines, a community clubhouse and pool, and ongoing trail and median enhancements. The metro districts and Authority maintain common areas and facilities. Project planning and budgets are posted on the Tallyn’s Reach Metro District site.
Saddle Rock
Saddle Rock is built around the golf course, with multiple community centers, pools, tennis and pickleball courts, and trail connections. Governance is split across metro and authority entities along with master and sub‑HOAs. Learn more on the Saddle Rock South Authority site.
Taxes, metro districts, and your total cost
Colorado’s metropolitan districts are quasi‑governmental entities that finance, operate, and maintain community infrastructure and amenities. They fund these services with a property tax mill levy, separate from any HOA dues. For a plain‑English overview, see the Tallyn’s Reach Metro District About page.
Here are examples from recent district documents. Always confirm the collection year when you evaluate a home:
- Wheatlands: recent certifications show separate levies for operations and debt. A 2024 budget resolution certifies a combined total near 68.72 mills. You can see the lines in the Wheatlands budget resolution.
- Southshore: the district set a 2026 mill levy of 64.068 mills and provides an example tax impact for a $900K home on its budget page. Review the details on the Southshore Metro District budget page.
- Tallyn’s Reach: multiple districts overlap. For example, District No. 2 budgeted a total levy around 7.118 mills in 2025, while District No. 3 listed a combined total near 38.344 mills in its 2025 tables. Check which districts apply to a specific address. See the posted budgets, including TRMD No. 2’s 2025 budget.
Practical tip: the mill levy often outweighs any master‑HOA dues. Your final tax bill also includes other taxing entities, so evaluate the full parcel record before you finalize a budget.
HOA patterns and typical dues
Each community blends metro‑district services with HOA covenants and, in some areas, sub‑associations. What you pay depends on the product type and sub‑neighborhood:
- Wheatlands: many single‑family lots show a monthly community fee in the ballpark of 65 to 75 dollars for services tied to the metro district program. Townhome pockets can run higher due to exterior maintenance, often in the low to high 300s per month. You can review community documents on the Wheatlands site.
- Southshore: a common pattern is a small master‑HOA fee around a few tens of dollars per month for administration and trash, while the metro district levy funds amenity operations.
- Tallyn’s Reach: many areas show a quarterly metro or Authority O and M charge, often around 220 to 260 dollars, plus a smaller annual master‑HOA fee. Some sub‑neighborhoods add their own dues.
- Saddle Rock: dues vary widely by sub‑association. Expect everything from modest master‑HOA charges to higher monthly amounts where exterior maintenance or additional amenities are included.
Always confirm the exact HOA and sub‑HOA schedule for the address you are considering and request the full association disclosures.
Schools and boundaries
Wheatlands, Southshore, Tallyn’s Reach, and Saddle Rock sit within Cherry Creek School District No. 5. School assignments vary by address and can change. Before you make a decision, verify with the district’s tool on the Cherry Creek Schools site.
Listings in these communities frequently reference neighborhood elementary options such as Altitude, Pine Ridge, Buffalo Trail, or Creekside depending on the sub‑area, with middle and high schools commonly including Fox Ridge, Liberty, Grandview, or Cherokee Trail. Use the district locator to confirm the current assignment for your specific parcel.
Which community fits your list?
- Choose Wheatlands if you want a newer recreation center feel, neighborhood trails, and a price point that often sits below Southshore and Tallyn’s Reach in late‑2025 snapshots.
- Choose Southshore if lakeside access and a two‑center amenity system are at the top of your list and you are comfortable with a district levy funding those operations.
- Choose Tallyn’s Reach if you like mature trees, established streetscapes, and a clubhouse and trail network maintained by active districts.
- Choose Saddle Rock if a golf‑course environment and larger‑lot options appeal to you and you are open to navigating multiple sub‑associations.
How to compare like a local
Use this simple checklist to make an apples‑to‑apples decision:
- Confirm the metro district(s) and certified mill levy for the current collection year. Link to the district budget page in your notes.
- List every HOA or sub‑HOA and the billing cadence. Add up monthly, quarterly, and annual charges.
- Note the flagship amenities you will use weekly. Pools, fitness spaces, trails, lake access, or golf often drive value for your household.
- Verify school assignments with the district locator. Do not rely on a map pin or an old flyer.
- Refresh market data the week you write an offer. Look at price per square foot and days on market for your size and finish level.
Ready to walk through the tradeoffs on a couple of addresses? If you want a side‑by‑side numbers check, a current tax and HOA estimate, and the latest market reads for each community, reach out to Jack Meyers. Let’s connect.
FAQs
What are typical property tax mill levies in Wheatlands and Southshore?
Who operates the pools, clubhouses, and parks in these Aurora master plans?
How much are HOA dues in Wheatlands, Southshore, Tallyn’s Reach, and Saddle Rock?
- Patterns vary by product and sub‑area. Wheatlands single‑family homes often show about 65 to 75 dollars per month, with townhome areas higher. Southshore commonly has a small monthly master‑HOA while the district levy funds amenities. Tallyn’s Reach frequently shows a quarterly metro charge around 220 to 260 dollars plus a smaller annual HOA. Saddle Rock varies widely by sub‑association. Always confirm for the specific address.
Which schools serve homes in Wheatlands, Southshore, Tallyn’s Reach, and Saddle Rock?
- All four communities are within Cherry Creek School District No. 5. Assignments are address‑specific and can change. Use the district’s tool on the Cherry Creek Schools site to confirm the current elementary, middle, and high schools for your parcel.
How do late‑2025 home prices compare across these Aurora communities?
- Public snapshots through late 2025 show Wheatlands typically in the mid to high $600Ks, with Tallyn’s Reach and Southshore often higher. Saddle Rock spans a broader range based on sub‑neighborhood and lot size. Ask for a fresh data pull before you tour.
