The Neighborhoods of Colorado Springs Area

North

The TRI-LAKES area (TRI, zip 80132 & 80921) includes the small towns of Monument and Palmer Lake, and the community of Woodmoor and their namesake lakes. The natural beauty of sandstone rock formations set against the mountains is breathtaking. Many of the north end residents find the commute to Denver acceptable. Houses here sold for an average of $336,522 during 2002, but upper scale custom homes are quite a bit more. Also calling this home is Lewis-Palmer school district 38.

The US Air Force Academy is home to about 4000 cadets. The campus and surrounding wildlife sanctuary is one of the largest contiguous uses of property in Colorado Springs. The average priced home in this civilian NORTHGATE area (NGT, zip 80921) was $313,414 in 2002. Also included in this area are the communities of Gleneagle, Middle Creek Manor, Trail Ridge, Liberty Heights, Kettle Creek, and Interquest.

The area just east of I-25 is known as BRIARGATE, and Pine Creek subdivision (BRI, zip 80920). They are home to school district 20. This area boasts great shopping at Chapel Hills Mall and our newest mall, Briargate Shopping Center. But the main draw to this area is the Business Campus'. We are seeing many new homes offering easy access to adjacent firms and typical suburban amenities. These master-planned communities provide all the hip conveniences for the rapid growth stretching eastward.

The BLACK FOREST (BLA, zip 80908), is a large sprawling forest of pine trees intersected by an occasional sandstone rock formation, or dry riverbed. Many homes are on lots of five-acre parcels; and of course, other sizes are available. Average sale price in 2002 was $288,712. The existing neighborhoods and country communities are home to many intimate horse stables, and gentlemen's ranches. Generally, the deeper into the forest you go, the higher the prices go. Many custom homes on small acreage dot the countryside and sell in the $500,000 + range.

The area just south of the Air Force Academy and west of 'The I' is known as the NORTHWEST (N/W, zip 80919, 80918, & 80819). Single-family homes average $278,566. Over the years this area has seen quite a bit of growth, the most dramatic being between 1960 & 1990. Apartments, town houses, as well as single-family homes make up the various rolling-hill and bluff subdivisions of Rockrimmon, Discovery, Oak Hills, Pinecliff, and Point of the Pines. Further west adjacent to the Pike National Forest is, Mountain Shadows (Home of the Flying W Ranch), Peregrine and Oak Valley Ranch. And north of Woodmen Road an area boasting larger lots is Woodmen Valley, Thunderbird Estates, and Pine Creek Estates. Housing choices along Centennial Blvd. are typical suburban tract homes. As always, the larger upscale house prices rise with the elevation and splendor of the views. Semi-custom and custom homes in the Upper Mountain Shadows and Peregrine sell in the $500,000 range.

The NORTHEAST (N/W, zip 80918) lays claim to many neighborhood parks including Pulpit Rock Park and the north half of Palmer Park. The average sale price in 2002 for this area was $202,408. The established subdivisions of Garden Ranch, Vista Grande, Falcon Estates, Yorkshire, and Pulpit Rock enjoy the many businesses that line Academy Blvd. The developments of Columbine Estates, Newport Heights, Wagon Trail Ridge, Canyon View, Antelope Creek, Sundown North and Sundown all surround Austin Bluffs Pkwy. And new construction is ever reaching east. The great Front Range views along with suburban affordability made this the 2002 fastest selling area in El Paso County.

West

The WEST area (WES, zip 80907 & 80904) is famous for its Garden of the Gods Park. Houses in this area averaged $247,083 in 2002. Quite a variety can be seen here. The established neighborhoods of Venetian Village, Mesa, and Holland Park offer a modest mix of bungalows and split-levels in $100,000 range. And as always, the closer you get to a great view, the more the price rises. Homes in parts of Kissing Camels and Pleasant Valley are just such neighborhoods in the $300,000 range. Then there's the secretly tucked away neighborhood of Cedar Heights that over look the Garden of the Gods in all its grace; homes here are in the $700,000 - $1,000,000+ range.

OLD COLORADO CITY and Westside (OCC, zip 80904 & 80905) extend from Colorado College west to Manitou Springs. Picturesque homes stand proudly all around the quaint old downtown established in 1859. Festivals and parades abound in this historic rich, beautifully preserved neighborhood. The average home sale price in 2002 was $154,233.

MANITOU SPRINGS with its subdivision of Crystal Park (MAN, zip 80829) is a delightful Victorian town nestled in a canyon visited by thousands every year. This tourist town has many attractions like the Cliff Dwellings, Cave of the Winds, Cog Railway, Miramont Castle and of course the Mineral Springs themselves. The average sale price of a home here was $226,178 in 2002; keeping in mind that many are small bungalows dating back to the turn of the century, and we don't mean the one 2 years ago!

Central

The CENTRAL area (CEN, zip 80907,80903,80909, & 80910) is our Downtown. The average sale price was $154,208. Here you will find a beautiful skyline, punctuated by parks and golf courses and all the hustle and bustle of a big city, yet the charm of a small town. Also downtown is The Colorado College uniting our community with its sports and activities. Proudly restored mansions distinguish Nevada Ave. built by those who found their fortunes in the Cripple Creek and Victor gold rushes in the 1890s. Many of these start in the $500,000 range. The homes east of downtown are smaller in stature, but have a long history too. Memorial Park and the Union Printers Home have provided a hub and safe haven for over a century. A smattering of Single-family homes, apartments, condos, and town homes serve up a variety, but most single-family homes do start at $200,000. Also in the Central area is Spring Creek, which over the past year has seen a huge influx of new construction most start at $200,000.

East

The EAST communities (EAS, zip 80909, 80917, & 80915) mostly built over the past couple of decades includes Palmer Park, Village Seven with its Carefree Center, Rustic Hills with its Shopping Center, Villa Loma, Old Farm, and Park Hill with its Citadel Mall. This quadrant's home sale average price in 2002 was $171,639. Like so many areas of Colorado Springs, this area too boasts fabulous views of Pikes Peak and the Front Range.

The POWERS area (PWR, zip 80922, 80915, 80914, & 80916) wants the fastest growing construction award, and 2003 may be their year! Homes in this sprawling master planned community averaged $175,220 in 2002. This 11 mile long by 2 mile wide Eastern Plains area stretches from Powers Blvd. east to Marksheffel Rd., and Woodmen Rd. south to Drennan Rd. and is well known for its rolling hills and picture worthy views of the Front Range. This region is recognized for its organized street layout, and neighborhood development. At the far north end of this PWR area; at the most southern tip of the Black Forest, one can still find small acre parcels of land in the Horseshoe Rancheros, Hale's Hearty Acres, and A.A. subdivisions. Single-family home prices in this area are in the $200,000s to $400,000s or so. Parks, golf courses, shopping centers, and the triple-A team, "Sky Sox" weave throughout the newer homes in the Ridgeview at Stetson Hills, Stetson Hills, The Fairways, Springs Ranch, Northcreast, Cimarron Hills, and Hillcrest Acres suburban tracts. From these homes south lies the military installation, Peterson Air Force Base, and Colorado Springs Airport. Just to the west of the airports; up on a ridge, are the developments of The Villages at Sand Creek, and Southborough. Both of these areas have a stock of modest older homes, and apartments mixed in with newer blocks of homes, condos, and town homes.

FALCON (FAL, zip 80915,80929) is truly the Plains area. Ranches are prevalent here in the Toy Ranches Estates, D-Cross-D, Hadden Hights, and numerous others. New subdivisions are popping up in the Meadow Lake area, near its namesake Airport. And basic amenities can be found along Hwy 24. Also in this area is Schriever Air Force Base located just off Hwy 94. Beautiful sunrises and big open spaces invite antelope to graze at dawn. The average price of a single-family home in Falcon in 2002 was $173,954; vacant land average sale price was $101,336. Custom airport homes in the $300,000 offer easy access for pilots.

South

SOUTHEAST (S/E, zip 80910, 80916, 80909) is the gateway to our Colorado Springs Airport, which lies just east of this area. To the west is Circle Dr. The north is defined by Platte Ave./Hwy 24, and the south boundary is Drennan Rd. This area has a huge mix of homes from the 60s, apartments from the 70s, condos new & old, newer town homes with more being built daily, high rise hotel apartments, and brand new concept homes in specially designed communities. Older strip malls and newer grocery store chains are on the brink of updating this consumer poised hodge-podge of Academy Blvd. Industrial, manufacturing, research, and customer service firms are all neighbors in the community. The inventory here of dwellings varies so greatly that many neighborhoods are defined by the street's name. Single-family homes went for an average of $133,713 in 2002, a condo/town home $102,055 on average.

The SOUTHWEST area (S/W, zip 80906) showcases upscale neighborhoods against a proud Cheyenne Mountain. Towering Pines, majestic Aspens and abundant wildlife add testimony to the splendor of this region. Perfectly preserved and maintained Broadmoor mansions near the five-star Broadmoor Hotel and Resort have routinely changed hands for seven-figures. Newer custom-built homes with magnificent views in the Spires, Broadmoor Oaks, Broadmoor Bluffs, Neal Ranch, and Broadmoor Hills line the Bluffs above the lake and golf course of The Country Club of Colorado start in the price range of $400,000 and go up with the altitude. NORAD and a new State Park (proposed for 2006) are the neighbors to the south. The stellar homes in Skyway and Stratton Forest Heights overlook downtown and backup to The North Cheyenne Canon Park and Bear Creek Canyon Park. These homes are similarly priced. In the foothills just west of Hwy 115, and priced more modestly are The Reserve, Broadmoor Glen, and Country Broadmoor. The area's sought after school district 12, roughly described: draws its lines west of Hwy 115, and south of Bear Creek Regional Park all the way to the rocky face of the mountain. Lower Skyway, Cheyenne Canyon, and Ivywild offer a more affordable alternative. Amazing rock formations, pristine foliage, lovely lakes and cascading waterfalls are co-mingled throughout these neighborhoods. The area east of Hwy 115 offer stunning views of the mountains, but are priced in the $200,000 range. Many condos and apartments add to the Cheyenne Hills, Stratmoor Hills, and Stratmoor Valley, mix too. The 2002 reported average sales price in the S/W was $305,960.

ROCK CREEK (RCK, zip 80913) is home to Fort Carson. Military personnel come from all over to participate in special operations and training missions here. Also the communities of Rock Creek Mesa, Golden Eagle Ranch, and Turkey Creek are special treasures found tucked away in this incredible canyon. The average sales price for a single-family house in 2002 was $291,666.

FOUNTAIN VALLEY (F/V, zip 80911& 80925) is composed of the small cities of Fountain, Security, and Widefield. The average sale price here was $145,000 in 2002. Mostly ranchers and split level homes make up the older tree lined neighborhoods. Big growth starts here and is moving east! Bringing with it new houses, new sports complexes, new shopping strips, new diversity and new opportunity. The F/V area is the second fastest growing area in El Paso County.

This Information deemed accurate but not guaranteed. Statistics from Pikes Peak Association of Realtors.