Greeley, CO vs Windsor, CO: Development Impact Fees Compared (2026)
A single-family home pays about $46,126 in Greeley vs $33,057 in Windsor — Greeley is $13,069 (40%) higher. Every figure below is normalized per dwelling unit by category, with links to each jurisdiction’s official sources.
City
Greeley, CO
$46,126
Total per single-family home
impact + connection fees
$19,726
Impact / development fees
roads, parks, schools…
$26,400
Water & sewer connection
tap / capacity / SDC
—
Per multifamily unit
total fees / unit
Impact / development fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Transportation / roads Transportation Development Impact Fee — VERIFIED 2026-06-17 against source 0; row reads 'Residential 1,801 square feet or more of heated living space ... 2025 Fee $8,609'. City impact fee is tiered by heated living space, not by land-use type. Representative single-family row uses the largest tier (1,801+ sq ft), typical for a 2,000-2,500 sq ft home. Effective March 1, 2025 - Feb 29, 2026. | per dwelling unit | $8,609 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Parks & recreation Park Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Park Development Fee, 1,801+ tier = $6,449). 1,801+ sq ft tier (representative SFD). Tiered by heated living space. | per dwelling unit | $6,449 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Open space Trails Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Trails Development Fee, 1,801+ tier = $967). Greeley levies a separate Trails impact fee (trail/open-space network). 1,801+ sq ft tier. | per dwelling unit | $967 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Fire / EMS Fire Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Fire Development Fee, 1,801+ tier = $869). 1,801+ sq ft tier (representative SFD). | per dwelling unit | $869 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Police Police Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Police Development Fee, 1,801+ tier = $334). 1,801+ sq ft tier (representative SFD). | per dwelling unit | $334 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Drainage / stormwater Storm Drainage Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Storm Drainage Development Fee, Impervious Area, Per Impervious Square Foot, 2024 $0.292 +7.88% = 2025 $0.315). Charged per impervious square foot of the site, NOT a flat per-dwelling-unit amount; excluded from the per-unit total. The 2026 Water/Sewer Rate Manual narrative still cited $0.29/sq ft; the 2025 official impact-fee schedule computed $0.315 for 2025. excludeFromTotal flag confirmed correct. alternative · not added to total | per sq ft | $0.32 | City of Greeley, Colorado - Finance Department Mar 1, 2025High |
Schools School Land Dedication Fee-in-Lieu (Greeley-Evans School District 6) — VERIFIED 2026-06-17 against source 4 (Figure 6, Scenario #8, A5 Cost Per Unit by Level - SFD = $2,498.02) AND independently against source 5 (NoCo Optimist: single-family detached $2,498). Fee-in-lieu of land dedication for Weld County School District 6, adopted via City Council intergovernmental agreement approved June 2025 (5-2 vote confirmed in source 5). Developer may dedicate 0.0159 acres/unit instead of paying. This is NOT a school impact fee (CO does not authorize one) but a developer school-land obligation a Greeley residential builder must satisfy. Underlying study internally dated 1/12/2020; effectiveDate reflects June 2025 IGA adoption; medium confidence retained. | per dwelling unit | $2,498 | Greeley-Evans School District 6 / Western Demographics, Inc. Jun 1, 2025Medium |
Water & sewer connection fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Water connection (tap / SDC) Water Plant Investment Fee (PIF) - 3/4-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 3/4" -> Water PIF $16,900.00). Base residential 3/4-inch tap; representative for single-family. For SF lots the PIF is a proportion of the tap-size value by lot size/irrigation - a Standard Lot (6,000-13,000 s.f.) at potable irrigation = 100% = full $16,900 (confirmed in residential proportion table). Table header in PDF printed 'March 1, 2025 - Feb 28 2026' but values are the updated 2026-manual figures (2025 manual source 2 showed $15,000). | per meter | $16,900 | City of Greeley Water & Sewer Department Jan 1, 2026High |
Sewer connection (tap / SDC) Sewer/Wastewater Plant Investment Fee (PIF) - 3/4-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 3/4" -> Sewer PIF $9,500.00). Base residential 3/4-inch tap (2025 manual source 2 showed $8,650). | per meter | $9,500 | City of Greeley Water & Sewer Department Jan 1, 2026High |
Water connection (tap / SDC) Raw Water Dedication - Cash-in-Lieu — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual, Cash-In-Lieu section: 'The cash-in-lieu of raw water fee is $57,000 per acre-foot of water'). PER ACRE-FOOT, not per dwelling unit. New residential development must dedicate 3 acre-feet of native water per ACRE of land (or pay cash-in-lieu). On a per-acre basis this is ~3 x $57,000 = ~$171,000/acre of residential land - a very large but land-area-driven cost. Excluded from per-unit total because it is not a flat per-DU amount. excludeFromTotal flag confirmed correct. alternative · not added to total | per acre | $57,000 | City of Greeley Water & Sewer Department Jan 1, 2026High |
Water connection (tap / SDC) Water Plant Investment Fee (PIF) - 1-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 1" -> Water PIF $28,200.00). Larger-meter variant of water PIF; 3/4-inch is the base residential primary. Mutually exclusive by meter size. excludeFromTotal correct. alternative · not added to total | per meter | $28,200 | City of Greeley Water & Sewer Department Jan 1, 2026High |
Sewer connection (tap / SDC) Sewer Plant Investment Fee (PIF) - 1-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 1" -> Sewer PIF $15,100.00). Larger-meter variant; 3/4-inch is the base residential primary. Mutually exclusive by meter size. excludeFromTotal correct. alternative · not added to total | per meter | $15,100 | City of Greeley Water & Sewer Department Jan 1, 2026High |
Town
Windsor, CO
$33,057
Total per single-family home
impact + connection fees
$16,895
Impact / development fees
roads, parks, schools…
$16,162
Water & sewer connection
tap / capacity / SDC
$5,345
Per multifamily unit
total fees / unit
Impact / development fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Transportation / roads Road Impact Fee (Single-Family Detached) — Town of Windsor Road Impact Fee, WMC Chapter 17 Article XV (Res 2024-35). Fees effective June 1, 2023; reproduced unchanged in the Feb 1, 2026 master Fee Schedule (page 9). Flat per single-family detached dwelling. VERIFIED verbatim on page 9 of master schedule. (Note: the older June 2023 notice PDF, sourceIndex 1, lists a superseded prior-cycle figure of $6,715; the current adopted amount is $8,245 per the master schedule, which governs.) | per dwelling unit | $8,245 | Town of Windsor, CO Jun 1, 2023High |
Parks & recreation Park and Trail Development Fee — WMC §15-15-50 (Ord 2018-1563), required at final plat approval, paid with building permits (page 7). Schedule notes 'CCI for 2024 rate was 3%' indicating annual Construction Cost Index escalation — confirm the current-year figure with the Planning Dept for permits issued later in the year. Single $8,650 figure applicable to residential dwellings (no separate SFD/MF split published). VERIFIED verbatim on page 7. | per dwelling unit | $8,650 | Town of Windsor, CO Feb 1, 2026High |
Water & sewer connection fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Sewer connection (tap / SDC) Sewer Plant Investment Fee (3/4" meter) — Sewer Plant Investment Fee (PIF), WMC §13-1-10 (Res 2024-77), page 4. Charged by water meter size; standard residential 3/4" meter (ratio 1.00) is the representative single-family connection. Larger meter sizes are mutually-exclusive variants (see excluded rows). VERIFIED verbatim on page 4. | per meter | $7,454 | Town of Windsor, CO Feb 1, 2026High |
Water connection (tap / SDC) Water Plant Investment Fee (3/4" meter) — Water Plant Investment Fee (PIF), WMC §13-2-70, page 5. The res/ord number printed on the schedule reads 'Res 2027-76' — an evident typo in a Feb-2026 document (no 2027 resolution can exist yet); does not affect the amount, which is confirmed as printed. Standard residential 3/4" meter is the representative single-family connection; larger meters are mutually-exclusive variants (excluded rows). NOTE: separate from RAW WATER FEES, which 'vary by subdivision — consult Engineering Department' and can add substantial water-dedication cost not reducible to a flat per-unit number. VERIFIED verbatim on page 5. | per meter | $8,708 | Town of Windsor, CO Feb 1, 2026High |
Sewer connection (tap / SDC) Sewer Plant Investment Fee (1" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" sewer PIF primary (Res 2024-77, page 4). Ratio 1.62 to 3/4". VERIFIED verbatim on page 4. alternative · not added to total | per meter | $11,975 | Town of Windsor, CO Feb 1, 2026High |
Sewer connection (tap / SDC) Sewer Plant Investment Fee (1.5" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" sewer PIF primary (Res 2024-77, page 4). Ratio 3.82. VERIFIED verbatim on page 4. alternative · not added to total | per meter | $28,474 | Town of Windsor, CO Feb 1, 2026High |
Sewer connection (tap / SDC) Sewer Plant Investment Fee (2" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" sewer PIF primary (Res 2024-77, page 4). Ratio 6.29. VERIFIED verbatim on page 4. (Note: the 3" sewer row carries ratio 13.86 but the same printed amount $45,854.00 as the 2" row — an apparent table error in the source; 3" not reported as a row.) alternative · not added to total | per meter | $45,854 | Town of Windsor, CO Feb 1, 2026High |
Water connection (tap / SDC) Water Plant Investment Fee (1" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" water PIF primary (WMC §13-2-70, page 5). VERIFIED verbatim on page 5. alternative · not added to total | per meter | $28,686 | Town of Windsor, CO Feb 1, 2026High |
Water connection (tap / SDC) Water Plant Investment Fee (1.5" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" water PIF primary (WMC §13-2-70, page 5). VERIFIED verbatim on page 5. alternative · not added to total | per meter | $67,640 | Town of Windsor, CO Feb 1, 2026High |
Water connection (tap / SDC) Water Plant Investment Fee (2" meter variant) — Mutually-exclusive larger-meter variant of the 3/4" water PIF primary (WMC §13-2-70, page 5). VERIFIED verbatim on page 5. alternative · not added to total | per meter | $111,377 | Town of Windsor, CO Feb 1, 2026High |
What drives the difference
Greeley’s $46,126 per single-family home is $13,069 (40%) above Windsor’s $33,057. The largest single difference is in water connection (tap / sdc): Greeley charges about $16,900 there versus $8,708 in Windsor — a $8,192 swing that accounts for much of the overall gap. The two also differ in how much falls on water and sewer connection charges: $26,400 in Greeley versus $16,162 in Windsor.
Keep comparing
Greeley vs Windsor impact fees — FAQ
- Which has higher impact fees, Greeley or Windsor?
- Greeley, CO is higher. A single-family home pays about $46,126 per unit in Greeley versus $33,057 in Windsor, CO — $13,069 (40%) more, as of 2026.
- How much more does it cost to build a home in Greeley than in Windsor?
- About $13,069 more per single-family home — $46,126 in Greeley, CO versus $33,057 in Windsor, CO, a difference of 40% in total development impact and connection fees.
- What's the difference between impact fees in Greeley and Windsor for a single-family home?
- Greeley, CO charges about $46,126 per single-family home ($19,726 impact + $26,400 water/sewer connection), while Windsor, CO charges about $33,057 ($16,895 impact + $16,162 connection). Figures are normalized from official sources for 2026.