Hidden Valley Farms – Severance, CO Neighborhood
Hidden Valley Farm is part of the broader market for new construction homes in Severance — see how it compares to other new construction homes in Northern Colorado before you decide.
Community Overview
Hidden Valley Farm (often referred to casually as “Hidden Valley Farms”) is an active new-construction neighborhood in Severance, CO (80550), positioned east of Fort Collins and generally oriented around the Timber Ridge Parkway / Forest Canyon Rd area of Severance growth. It’s a planned subdivision feel—newer streets, consistent architecture, and a family-forward setup rather than an infill pocket with established trees. The product is primarily detached single-family, with more than one production builder operating under the same neighborhood name. In the NoCo new-build landscape, Hidden Valley Farm competes as “Severance value + newer homes,” where the lifestyle win is newer systems and neighborhood parks/trails—not being walkable to an old-town core.
About the Community
Hidden Valley Farm is actively selling and still building, with community marketing emphasizing parks, trails, and outdoor gathering areas that are either already in place or being delivered as the neighborhood completes. Expect availability to feel “wave-based”: there may be periods with multiple homes available and periods where choices are tighter depending on what each builder is releasing and what’s already under construction. Meritage is explicitly positioning Hidden Valley Farm around move-in-ready homes and a faster close timeline promise, which is meaningful if you need a more dependable move window. LGI’s marketing leans into a smaller set of floorplans in an amenity-forward setting, which typically means fewer moving parts—but also fewer “custom” levers once you’re in contract. The practical reality is that your day-to-day environment will depend on which block you buy in: some areas feel settled, and others still live with construction traffic and changing views as nearby lots fill in.
Builder & Inventory Behavior
Hidden Valley Farm is being marketed by LGI Homes and Meritage Homes, and buyers should treat those as two separate buying experiences that just happen to share a neighborhood name. Meritage is advertising packaged inclusions (washer, dryer, fridge, blinds) and a “60 days or less” close guarantee structure with a stated reimbursement if they cause delays—very inventory-leaning behavior. LGI emphasizes a defined set of floorplans and community features; in practice, that often means the process is streamlined, but buyers should still be ready for builder pacing: what’s released is what you can buy, and “waiting for the perfect one” can mean missing the best timing. Either way, plan for a contract process that rewards preparedness—financing lined up, clear must-haves vs. nice-to-haves, and a written understanding of what’s included vs. upgraded on the specific home you’re writing on.
Community Video Tour
Mark's Insight
"Buyers should expect a community that’s still building in parts with a range of home sizes and styles. Most homes back onto private yards — but exact yard size varies by lot. Fencing isn’t guaranteed (check lot details), and though many pets live here comfortably, HOA or district guidelines might influence fence requirements, so verify before buying. The trail systems and parks make it nice for daily walks with dogs, and the vibe leans relaxed and community-oriented. (Zillow)"
Mark Leavitt
Nixon Team at RE/MAX Alliance
Costs & Fees to Know
Many new construction communities in Northern Colorado use metro districts to finance infrastructure like roads, utilities, and amenities. This can add $150–$500+ per month to your housing costs depending on the mill levy. Understanding your true monthly payment—including metro district taxes, HOA dues, and property taxes—is essential before you buy.
HOA Information
Hidden Valley Farm governance is closely tied to the neighborhood’s metro district structure (more on that below), and the Town of Severance is very clear that HOAs and metro districts can both exist and affect your day-to-day responsibilities differently than “normal town services.” I do not have a clean HOA dues schedule or full covenant packet in the sources above that spells out every restriction by filing, so I’m not going to pretend those details are uniform. What you should assume in a community like this is that exterior items buyers care about—fencing, landscaping standards/timelines, visible exterior changes—are governed by recorded rules and/or an approval process somewhere in the neighborhood’s documents. The buyer-protective move is to read the governing documents tied to the exact lot/address before you commit, especially if you plan to fence quickly or do major backyard work right after closing.
Metro/Tax District Info
Hidden Valley Farm is served by Hidden Valley Farm Metropolitan District Nos. 1–4, with a district website that publishes transparency and operational information. The Special District Association transparency notices also show district activity related to fees and services, and a posted mill levy reference appears in their notices—signals that district structure is not theoretical here. The Town of Severance’s own guidance explains why this matters: metro districts are separate entities from the Town’s services and can affect residents through taxes/fees and governance. Practically, this is the #1 place buyers get surprised—so have your lender underwrite taxes using the exact address-level tax profile for the specific home you’re buying, not a generic estimate. Base price is not the affordability story in a metro-district neighborhood; the monthly payment is.
Is This Community Right for You?
Great Fit If You...
Buyers who want newer single-family construction in Severance (80550) and are comfortable with a planned-subdivision feel rather than in-town character Buyers who value parks/trails and a neighborhood layout designed for outdoor use (paths, parks, picnic/gazebo-style amenities) Buyers who can shop based on all-in monthly cost, including metro district impacts, instead of relying on base price alone Buyers who like having two builder options inside the same neighborhood name (LGI and Meritage) and are willing to compare inclusions/process carefully Buyers who want the option of faster-close inventory when available (especially if timeline certainty matters)
May Not Be Ideal If You...
Buyers who are actively trying to avoid metro district tax/fee layers and want the most predictable escrow/payment math Buyers who expect semi-custom flexibility and late-stage change freedom (production-builder timelines and “lock points” can feel rigid) Buyers who want mature landscaping and a fully finished streetscape immediately (some pockets will still feel like active buildout) Buyers who are HOA/covenant-averse and will be frustrated if fencing/landscaping/exterior projects require rules and approvals Buyers shopping only by “from” pricing and not budgeting for post-close completion costs (yard, fence, window coverings, storage)
Nearby Comparable Communities
Tailholt (Severance) — Buyers compare for Severance new builds; key difference is Tailholt is D.R. Horton–driven with its own metro district/ARC structure, so the process and monthly cost math can land differently than Hidden Valley Farm. Timnath Ranch (Timnath) — Compared by buyers who want newer homes near I-25; key difference is a larger amenity/master-plan ecosystem and a very different location/commute pattern than Severance. West Greeley US-34 corridor new builds (e.g., Westgate/Promontory) — Compared by commuters who prioritize Hwy 34 access; key difference is you’re trading Severance’s smaller-town growth pattern for a different metro district structure and proximity to Greeley retail/medical corridors.
Location
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Near 841 Emerald Lakes St, Severance, CO 80550
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Neighborhood Context
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Builders in Hidden Valley Farm
Meritage Homes
Meritage Homes builds new construction homes across Northern Colorado, offering a range of floorplans, price points, and community styles depending on location. Availability, pricing, and incentives can vary by community and market conditions.
LGI Homes
LGI Homes builds new construction homes across Northern Colorado, offering a range of floorplans, price points, and community styles depending on location. Availability, pricing, and incentives can vary by community and market conditions.
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