Gratitude Village FAQs

This page covers most of the questions we get asked frequently. It is also available as a .pdf document. Reach out if you would like us to email it to you.

Building / Construction Questions

What does NetZero mean? NetZero means the community produces all (or more) of the energy it uses through renewable resources. In the case of Gratitude Village this will be solar.

What does LEED stand for? Leadership in Energy and Environmental Design. LEED certification reflects our commitment to sustainable building — from construction to daily operations. Both buildings and the community as a whole can be LEED certified and that is the goal of GVCO.

What is a Passive House? Passive House is a building standard focused on achieving high energy efficiency by prioritizing a well-insulated, airtight thermal envelope and utilizing passive solar gains and internal heat to minimize heating and cooling needs. The goal is to create a comfortable and healthy indoor environment with minimal reliance on mechanical heating and cooling systems.

Is this an HOA or what? Most cohousing communities form an LLC when they have their founding families and keep that legal structure until the community is built out. Once families move in, the community converts to an HOA and all residents are a member of the HOA. Gratitude Village enhanced this model by starting as a charitable corporation (non-profit) so we can obtain grants, donations and low-cost loans to help subsidize some of our costs. When we purchase land, an LLC will be formed (either separate from the non-profit or under it depending on our legal advice) & proceed like a traditional cohousing development.

Will I own my own home? Yes. All of the homes are owned just like in a traditional neighborhood. Some of the subsidized units may be owned by a community land trust which means the house itself is owned by the homeowner but the land underneath the house is owned by the land trust helping to keep the cost of home ownership affordable.

Can I make improvements to my house? Yes! Just like in any traditional neighborhood, you can make improvements to your home. Exterior improvements may or may not be guided by the HOA (that will be determined by the residents once the community is built out) but all interior improvements can be made at any time by the owner.

Can I sell my home? Yes. The resale is handled by the individual owner(s) with or without the help of a realtor. If you live in one of the subsidized homes, there may be some restrictions on how much profit you can make on the resale of your home but you can still sell your home normally.

What is an ADU and can I build one? ADU stands for Accessory Dwelling Unit, or more commonly called a mother-in-law apartment, and any of the single family homes whether attached or detached will likely have the option to add an ADU. These might be in the basement or backyard depending on the size of the lot.

Can I rent out my ADU? Yes, you can rent your ADU. Renters do have the same responsibilities for participation in workdays and community meetings as owners.

Will I have my own kitchen? Yes, each home typically has a private kitchen, but meals are often shared in the common house. This allows for families to self-select the amount of interaction and socialization they experience.

How much privacy will I really have? As much as you need! The houses are designed so that active areas like the kitchen or home office face into the community (most people don’t care if someone sees them washing their dishes) and living areas such as the family room and bedrooms are at the back. Additionally, window coverings will be considered that can be used to indicate someone is open to a neighbor popping by or they are busy with a project and really can’t talk right now.

Community / Membership Questions

Do Exploring and Founding Families get together as the community is developing? Yes! In the early phases of development, the Founding & Exploring families will get together in person at least quarterly. They are also welcome to attend the monthly Board Meetings (Founders have voting privileges). As the community grows, we will likely meet monthly via Zoom with additional in person or hybrid meetings for design workshops (community, home and landscape).

Will there be other families with children? Yes. We already have several Exploring families with children and a Founding family with children. Our intent is to have a multi-generational, mixed income, inclusive community and families with young children are one of the groups we desire to support with our subsidized units.

If I am an introvert will I fit in? Absolutely! Surprisingly, a majority of residents in cohousing communities identify as introverts. Being in a supportive community with people you know, like and trust helps introverts feel safe, and in some cases, more outgoing. Plus, you get to choose the activities you participate in for your monthly work requirements so you can elect to do more solitary tasks (turning the compost pile, working on marketing at midnight, feeding the chickens in the early morning, etc.) according to your interests.

How do I know if cohousing is right for me? This is important! We suggest visiting as many existing cohousing communities as you can. Also do a deep dive on yourself and consider your needs, preferences and how well you can set personal boundaries.

What if I don’t like everyone in the community? That’s OK! We don’t expect everyone will like every person in the community, however, we have all come together under a shared vision so we already have commonalities. We’re creating space for real relationships — the kind that grow in everyday moments and deepen over time. Additionally, we’ll strengthen our bonds through shared meals, community workdays, and hands-on workshops that bring us all together.

What kind of people will live at Gratitude Village? Gratitude Village is for everyone —Young families. Retirees. Artists. Teachers. Entrepreneurs. Musicians. Elders aging in place. Adults with disabilities and more! What brings us together isn’t our age, our income or our background — it’s our shared desire to live with purpose, with people and with the planet in mind.

I am looking for support as a parent, can I get that in Gratitude Village? Very likely. As we have a multi-generational community there will be other parents who are also looking for help (watching kids, driving car pools, play dates, etc.) and we have several retired residents (including a couple of teachers) who would probably love to help out with the youngsters.

Does Gratitude Village allow pets? Yes! We are a very pet-friendly community and intend to have a dog park as part of our shared amenities.

Can I homeschool my children? Absolutely! In fact several of our founding members are or have been involved in homeschooling and are looking forward to the wide-range of learning and mentorship opportunities the community will offer its youngest residents.

Governance / Participation Questions

How is the community managed once people move in? GVCO has elected to use the Sociocracy model of governance which prioritizes consent, equal voice and a shared commitment to create psychologically safe and productive environments. Residents manage the community through a homeowners association (HOA). Residents form committees to carry out the work of the community.

What is sociocracy & how does it work? Sociocracy is a way of organizing and governing that emphasizes collaboration, participation, and a shared sense of ownership to achieve a common goal. It aims to design a system where all members of a group feel heard and have an equal opportunity to contribute. This is achieved through a structured decision-making process that encourages participation and ensures that everyone's input is considered. Instead of majority rule, sociocracy relies on obtaining consent from all members involved in a decision. This means that a decision is only made when all members agree that it's acceptable, or are willing to go along with it. Every member of the group has an equal opportunity to express their views and participate in the decision-making process. This fosters a sense of fairness and ownership among members. Sociocracy uses specific tools and procedures to facilitate communication, gather input, and make decisions. These tools include structured meetings, two-way links (delegates acting as liaisons between different levels), and a focus on continuous improvement

How much do I have to participate? Most cohousing communities require 6-10 hours of community-related work/month plus monthly meetings. There are typically an additional 6-10 scheduled workdays per year that include repairs, groundskeeping and heavy-duty cleaning. Under the Sociocratic model of governance, teams or circles are created for big themes such as facilities, administration or community which are then subdivided into smaller pods or circles like bookkeeping, marketing, event planning, systems maintenance, common house or gardens. As GVCO is still in the development phase, these details will be decided by the Founding members and residents.

What if I can’t do physical labor or have an odd schedule? In a community the size of Gratitude Village there are plenty of ways to contribute that aren’t just physical (taking notes at the meetings, planning events, working on marketing and outreach). Those with odd schedules are considered an asset. Residents around during the day can let in repair people, accept deliveries,

What if someone is not “pulling their weight” in the community? One way to avoid the problem is to educate potential residents. To that end, the resale/rental circle or pod, the subgroup in charge of finding suitable new residents, stresses the importance of community work. Another helpful point is realizing that perception may not be reality. People participate in different ways, some in ways you don't always see. Because some work is done individually or not during prime time, people may not realize it's being done or that a certain neighbor has been putting in the time. Again, the residents of GVCO will determine how or if to enforce this as the community is built and settles into the rhythm of life.

How does Gratitude Village handle conflict? Some cohousing communities have a formal dispute resolution group. The founders of Gratitude Village will determine our process as the community develops. It is recommended that residents participate in communication workshops both early on and on an on-going basis.

What if I don’t want to eat five meals a week in the common house? That’s OK. Participation in common meals is voluntary; residents take part as often or as seldom as they want.

Do I have to attend a lot of meetings? There are more meetings at the beginning of the community’s development and families move in. Once the community settles into its rhythm, there is typically one community wide meeting held once a month with smaller committee (or circle or pod) meetings held as needed.

Does everyone have to agree on everything? No, the beauty of the governance model we have selected is that the community can move forward with decisions even if not everyone is gung-ho for the project or idea. As long as no one objects, the decision can be made.

Will Gratitude Village be able to handle dietary restrictions? Yes since community meals are optional and planned in advance dietary restrictions can be accommodated. Several of our founding residents are vegetarian, some are celiac and one is a functional medicine doctor who is very focused on healthy eating.

Money Questions

How do I get involved? There are 4 ways to get involved with Gratitude Village Colorado (GVCO).

1. If you believe in our mission but don’t see yourself living here, you can make a tax deductible donation to Gratitude Village Inc.

2. If you are excited about the community, but aren’t ready to make the full financial commitment, you can join as an Explorer (or Exploring Family). At $150/family you’ll stay connected to our progress and take part in business meetings where key decisions are made. It’s a chance to get to know the community, meet future neighbors and dig deeper into the project — all while securing your place in the home selection queue. Becoming an Explorer lets you proceed at your own pace. Take a few months to engage, learn, and imagine yourself living here — before making the bigger commitment.

3. If you’re excited to start creating a life filled with connection, sustainability, and belonging, you can join us as a Founding Member. It’s a $5,000 deposit that goes directly toward your future home — and if you join by May 31, 2025, you receive a $3,500 early adopter credit. This brings the total value of your initial investment to $8,500 (normally there is a $2500 credit for a total value of $7,500). As a Founder, you’ll help shape the vision, guide key decisions and get first choice of homes and homesites. This is your chance to be part of something meaningful — from the very beginning.

4. Maybe you are called to be an Angel Investor? Angel investors make bold visions real. With your support, we can secure the land, launch construction and create a model community others can follow. Your investment doesn’t just build homes — it helps families thrive, supports climate-smart living and contributes to a healthier, more connected city and region. This is your opportunity to be part of something transformational — to help shape the future of housing, sustainability and human connection. If this calls you, reach out to suzie@gratitudevillageco.com. She is happy to set up a meeting at your convenience to discuss the possibilities.

What happens to the money I invest if I change my mind? You’ve made your deposit(s) and you’re excited to move into Gratitude Village! Then, life throws you a curveball. Maybe you have to move back home (not Denver) to care for an elderly parent. Possibly you have heard of (or experienced yourself) other cohousing or intentional communities not making it! Or perhaps you’ve just gone through a nasty divorce and your finances are now a shambles. For whatever reason you have to back out of the community, we’ve got you covered!

😱 Worst case scenario: GVCO doesn’t make it (we don’t find land or get enough residents to buy in or the country gets taken over by alien space invaders). Your deposits become tax deductions. As a 501c3 charitable corporation, funds paid into the non-profit are tax deductible (you can’t double dip by taking the tax deduction AND counting your deposits toward the cost of your house) so if for any reason GVCO doesn’t make it, you’re covered in that you can take the tax deduction.

😬 Mid case scenario 1: You have to pull out for some reason before your house is completed. Your deposits are converted into “loans” to the community and as such are paid back with interest (10%) starting from the date you withdraw. You don’t get paid back until the community is built but there is a line item on the proforma (see the Potential Resident Handbook page 9 point 5, profit & distributable cash) that covers this possibility. Note: the community is not set up to make a profit, however, bankers like to see a line item for “profit” on the pro forma. Should the community have leftover funds after paying back loans and other commitments, that money will be returned to the residents or used toward HOA dues.

🙂 Mid case scenario 2: You build your house, you’re excited to move in but life has happened and GVCO is no longer a viable option for you and/or your family. You sell your finished home, make whatever appreciation your home has gained and move on with your life. We will miss you, of course, and wish you all the best!

🥰 Best case scenario: Your house is built, the community is developed, you’ve moved in and you LOVE living in Gratitude Village! There’s nothing more to say.

How does owning a home in GVCO work financially? Each household owns its house (the building), the land it sits on (unless it is one of the subsidized, permanently affordable units and part of the community land trust) plus its prorated share of the common facilities. Individuals will be responsible for financing the purchase of their unit and paying their property taxes. Additionally, households are responsible for paying their monthly HOA fees.

How much will the HOA dues be? That will be determined once the community is built and will depend on what shared amenities the Founders decided to build as well as all expenses associated with the ongoing operation and maintenance of Gratitude Village Colorado. The dollar amount of this fee is yet to be determined, however, comparable cohousing communities’ fees range from $325/month to $800/month depending on what is included. In addition to operating and maintenance expenses, HOA contributions also provide access to common areas and facilities. In the case of GVCO we are considering including the following in our HOA fees: Management & operations, maintenance, community upkeep, utilities (water, electric, trash, internet & snow removal) and shared community expenses.

Is cohousing more expensive than traditional housing? Yes and no. Upfront costs can be higher than market rate homes because of the shared property and common facilities (common house, playground, gardens and greenhouse, swimming pool, etc.). The larger the piece of land the community owns (and the less dense the housing is) plus the more extensive the shared amenities, the more a home will cost upfront because a portion of those costs are divided among all households. As an example, let's say the common house costs $1,000,000 to build. The additional cost per home in a 56 home community would be $17,857.14 ($1,000,000/56). On the other hand, a community like GVCO that is strongly committed to NetZero and sustainable living will reduce the monthly living costs of its residents. This results in long term savings, especially given that most cohousing residents live in their homes for 15 years or longer (compared to an average of 7 years in a traditional urban or suburban neighborhood) will be extensive. For example, a Passive House certified home in Canada (think very cold winters) will use 70-90% less energy to heat and cool the house than a traditionally built home. Most of a home’s energy costs go towards heating and cooling so combining Passive House design with super efficient methods of heating and cooling results in significantly lower costs. The 1734 sq foot, 3 bed/2 bath Glengarry model from Passive Design Solutions in Canada (www.passivedesign.ca) anticipates an annual savings of $2730 compared to a similar sized home built to the Canadian National Building Codes Standards. The anticipated total energy costs for the Glengarry model would be $1270/year or about $107/month versus $4000 for the year or about $333/month for a traditionally built home.