Colorado Springs Neighborhoods

THE PIKES PEAK REGION

The Pikes Peak Region is the area south of Denver astride the front range of the Rocky Mountains surrounding Pikes Peak, a dominant terrain feature of over 14,000 feet. Most of the populated areas of the Region are in El Paso and Teller Counties and at the onset of 2008, the population of the Region is approaching 600,000. With a temperate climate and varied terrain, the Region offers many highly desirable lifestyles, especially for families. There are typically around 250 or more sunny days per year and living in a high altitude, low humidity climate generally has health befits for most residents. Mild weather, an active tourist trade with its associated restaurants and hotels, the natural beauty and characteristics of the mountains, and facilities such as the new World Arena, all combine to make the Region a most desirable place to live. As of the beginning of 2008, the average sales price in the Pikes Peak Region is about $260k and the median is around $226k.

COLORADO SPRINGS The heart of the Region

At an elevation of 6000 feet and close to the Front Range of the Rocky Mountains along I-25, the City of Colorado Springs lies in the western-central part of El Paso County with the rolling tree-covered hills of the Black Forest to the north, the open plains to the east, the foothills of the Rocky Mountains to the southwest and the mountainous areas of Ute Pass, Woodland Park, and Divide to the west.
While the population of the larger Pikes Peak Region exceeds half a million, Colorado Springs proper is a city of approximately 390,000 people and serves as home to many interesting and important activities. In addition to the active and growing business sector, Colorado Springs serves as host to the US Olympic Committee and Training Center, the US Air Force Academy, The US Space Command, Fort Carson, Cheyenne Mountain Air Base, and Focus On the Family.

The map shown below shows how the area neighborhoods are divided in the Multiple Listing Service. Simply pass your mouse over a neighborhood of interest and then click on it. It will take you to the write-up for that neighborhood. Hit the "back" button on your browser to return to the map.

CENTRAL (CEN)

This section of the city includes several types of residential areas from ranch-style 50's homes to stately and expensive victorian mansions downtown. Smaller victorians run alongside well-maintained park systems that residents can use to walk and jog. The Downtown area has lots of shops, parks, and restaurants. The Central neighborhoods are served by School district 11. Zip codes are 80903 & 80910.

NEIGHBORHOODS TO THE NORTH

These are the neighborhoods from the center of town north to the El Paso County line.

NORTHEAST (N/E)

The northeast neighborhoods are filled with a multitude of both well-established as well as newer neighborhoods. The terrain is typically hilly and some areas such as Vista Grande, have spectacular mountain views. The newer neighborhoods such as Norwood are dappled with schools, parks, and trail systems. All of these neighborhoods are within easy access to all the conveniences of Academy Blvd. The area is served by School District 11. The Zip code is 80918.

BRIARGATE (BRI)

This is a very large residential complex in the northern part of the city which features still-expanding new neighborhoods such as Pine Creek, Fairfax, and Charleston Place. These neighborhoods frequently offer beautiful views, but are sparsely treed. Some older parts of Briargate however, have more established vegetation. These neighborhoods are served by Academy, School District 20. The Zip code is 80920.

NORTHWEST (N/W)

This area includes the neighborhoods of Peregrine, Mountain Shadows, Rockrimmon and Woodmen Valley. These areas are to the west of I-25 with hills, some trees, some horse property, and city views. The northern part of the Northwest is served by School District 20 and the southern part by School district 11. The Zip Code is 80919. The Northwest neighborhoods are close to Garden of the Gods Park, MCI, and several hi-tech businesses such as Intel. There are both newer and older subdivisions nearby which make for an easy commute.

Northgate (NGT)

Located in the northwest portion of the county south of the Tri-Lakes area with the Pike National Forest on the west, Baptist Road to the north, Colorado Highway 83 to the east, and Woodmen Rd/AF Academy boundary to the south. This area consists of rolling hills, some with minimal vegetation affording spectacular views of Pikes Peak and the Air Force Academy and others with limited views but with the privacy and seclusion provided by numerous trees.

The area to the west of I-25 is almost exclusively property of the Air Force Academy. The area to the east consists of the residential communities known as Glen Eagle and Fox Run. Glen Eagle has both older custom homes on larger lots and newer homes on smaller lots. Fox Run is a relatively new development in a heavily-treed region with both semi-custom and custom homes of a half-acre or more lots. Commute times to Colorado Springs from this area are generally in the neighborhood of twenty to twenty-five minutes. These neighborhoods are served by Academy School Districts 20 in the south and Lewis-Palmer School District 38 in the north. The Zip code is 80921.

TRI-LAKES (TRI)

This area includes the northwestern corner of El Paso County bordering the Pike National Forest on the west, Douglas County to the north, Baptist Road and the Air Force Academy to the south, and Colorado Highway 83 to the east. The Front Range of the Rocky Mountains runs north-south through this area as does I-25, the major artery to Denver in the north and Colorado Springs to the south. The weather tends to be slightly more severe in this area as a result of the higher elevation (7000') and the geographic feature known as the Palmer Divide.
This area includes the communities of Palmer Lake, Monument, and Woodmoor and is characterized by more rural living with larger tracts of land. There are many rustic homes and horse properties with opportunities for golfing as well. The area also offers spectacular mountain views as well as rugged mountain living with views of the plains, increased privacy and seclusion. These neighborhoods are served by Lewis-Palmer, School District 38. The Zip Codes are 80132 & 80133.

Black Forest (BLA)

This area includes the north-central part of El Paso County generally outlined by County Line Road in the north, Colorado Highway 83 in the west, Woodmen Rd in the south and Eastonville Road in the East. It is a distinctive area of about 200,000 acres of rolling hills heavily forested with Ponderosa Pine. The Black Forest is an amalgamation of neighborhoods and contains no specific community. The area is unincorporated and offers a variety of lifestyles and homes. The weather here is slightly more severe than in other parts of the County with a higher elevation of 7000' and a higher average snowfall. Commute times to Colorado Springs vary but normally one would expect at least 30-45 minutes for most residents of this area. The Black Forest neighborhoods are served by Academy School District 20 in the south portion; Lewis-Palmer, School District 38 in the western portion; and Falcon, School District 49 in the eastern portion. The Zip code is 80908.

NEIGHBORHOODS TO THE EAST

The neighborhoods are shown from the center of town east to the plains communities.

EAST (EAS)

This section of town consists mostly of older larger homes of all sizes and prices and are typically in hilly and established neighborhoods. There are also some newer subdivisions. This section of Town offers a very easy commute to Peterson AFB. The area neighborhoods are served by School District 11. The Zip codes are 80917 and 80909.

POWERS (PWR)

The Powers neighborhoods include the neighborhoods along the eastside of Powers Blvd and offer a super convenient commute to Peterson AFB. New homes abound here with many options! The southern portion of Powers is served by Colorado Springs school district 11 and the northern portions by Falcon School District 49. The Zip code is 80922.

FALCON (FAL)

These neighborhoods run from Powers to the northeast and border the Black Forest in the east. They offer rural living with many new residential communities interspersed with ranches and farms. Rolling hills which are generally without trees provide an opportunity for very nice mountain views of Pikes Peak. The weather is slightly more severe than in Colorado Springs and the altitude is generally slightly less than 7000'. These areas are served by Falcon School District 49. The Zip code is

Eastern Plains...Peyton/Calhan/Ramah (PCR), Ellicott/Yoder (EYR) & Drennan/Truckton (DTE)

These areas from north to south in the order listed occupy the large eastern areas of El Paso County. These areas offer rural living with some residential communities interspersed with ranches and farms. Rolling hills which are generally without trees provide the base for enchanting mountain views highlighted by the dominating presence of 14,000' Pikes Peak. The weather is slightly more severe than in Colorado Springs which lies closer in to the protective mountains. The altitude is generally slightly less than 7000'. There are few limitations on what kind of home or amount of land that is available in these areas. It is common to find cows, horses, ostrich, etc. These areas are served by School Districts, 49, RJ1, RJ100, 22, and 60. The Zip codes are 80915, 80831, & 80929.

NEIGHBORHOODS TO THE SOUTH

The neighborhoods are shown from the center of town south to the Ft Carson.

SOUTHWEST (S/W)

The Southwest neighborhoods offer convenience to Downtown, Fort Carson, and Cheyenne Mountain AFB. The Broadmoor Hotel, a five-star resort, is the focal point of the Southwest. Neighborhoods surrounding the hotel offer many options in custom homes. Established neighborhoods with lush vegetation such as Lower Skyway and Cheyenne Canyon are filled with older ranch-style and bungalow-style homes. Neighborhoods south of the Broadmoor Hotel in the foothills offer newer homes, as well as older semi-custom and custom homes extending to the estates in the Broadmoor Resort, Broadmoor Proper, and The Preserve. Most of the southwest is served by Cheyenne Mountain School District 12 which is one of the leading districts in the State.

Also in the Southwest and convenient to Fort Carson, just east of Hwy 115, are the neighborhoods of Cheyenne Meadows and Cheyenne Hills. The homes in these neighborhoods have a minimum of 3 bedrooms and range in age from early 1980's to brand new. These neighborhoods are served by SD 11 in the north and SD 2 in the southern portions. The Zip code is 80906.

SOUTHEAST (S/E)

The Southeast includes nice-sized homes close to every convenience Academy Blvd. has to offer. The average sales price is $000k and the median is $000k and the area is served by School District 2. The Zip code is 80916.

Fountain Valley (F/V)

This Fountain Valley neighborhoods lie immediately southeast of Colorado Springs and east of Ft Carson. This area is bordered in the west by Ft Carson, in the northwest by the southeast neighborhoods in the east by Drennan/Truckton, and in the south by Pueblo County. The large Army post of Ft Carson is the most significant landmark in this area and I-25, the major artery to Denver in the North and Albuquerque to the south, runs north-south through this region. The principal communities of this area are Security, Widefield, and Fountain and they abound with newer and older homes. The neighborhoods in this area are served by school districts 3 and 8.School Districts 3 and 8. The Zip Codes are 80911, 80925, & 80817.

Rock Creek (RCK)

This area runs adjacent to the west side of Highway 115 and the front range of the Rocky mountains south of Colorado Springs in the southwestern corner of El Paso County. The area extends south to the Pueblo County line. The salient features of this area are Ft Carson's extensive training areas on the east side of Highway 115 and the mountainous terrain on the west side both serving to make this a north-south corridor to the Florence/Canon City area to the south. This area is characterized by slightly drier weather giving the area a more "southwestern" feel. The rolling foothills leading to the mountains are covered with scrub oak and are frequented by outcroppings of red rock. Rock Creek includes the developments known as Rock Creek Mesa, Rock Creek Park and Red Rock Valley. Land is normally divided into larger plats. These neighborhoods are served by School District 8. The Zip code is 80926.

NEIGHBORHOODS TO THE WEST

The neighborhoods are shown from the center of town west to the high plains.

WEST (WES)

The West neighborhoods are an eclectic combination of unique older homes in well-established neighborhoods. These neighborhoods are served by School district 11. The Zip codes are 80905, & 80904.

OLD COLORADO CITY (OCC)

Similar to the neighborhoods of the West, Old Colorado City has many Victorians and the Downtown area has many historic buildings. There are numerous shops and restaurants and Mary Calvert & Co has it's office located there. Home prices and age vary greatly depending on the location. School District 11. The Zip codes are 80907 & 80904.

MANITOU SPRINGS (MAN)

The mountain community of Maniotu Springs has many Victorians and the Downtown area has many historic buildings. There are estates with views of Garden of the Gods and sweet victorians lining the streets just west of town. Of special interest is the gated mountain community of Crystal Park which offers the unusual opportunity to reside in the mountains and yet be close to town. There are numerous shops and restaurants , historic sites of interest, and tourist attractions. Home prices and age vary greatly depending on the location. Manitou springs is serviced by School District 14. The Zip code is 80829.

TELLER COUNTY

Teller County lies adjacent to El Paso County to the west and includes smaller mountain communities which generally sit astride Highway 24. While there are small mountain communities along Highway 24 such as green Mountain Falls, the major town in the area is Woodland Park with outlying residential areas in Divide and Florissant. An additional residential area exists surrounding the mining/gambling town known as Cripple Creek.

WOODLAND PARK (WPK)

Woodland Park presents an interesting combination of ranch, mining, and tourist activities and affords a quicker and more scenic avenue to some of Colorado's best skiing. Some major grocery, retail, and restaurant chain stores exist in Woodland Park. This area has a strong appeal to most people as it offers a mountain-living life style somewhat removed from the normal characteristics of city/suburban living. Differences in weather conditions, vegetation, higher elevations, as well as limited sunlight in some areas, present a considerable range of living conditions. For residents who choose to live in these communities and work in Colorado Springs, the commute is a minimum of twenty minutes from Woodland Park through the well-maintained mountain pass (Ute Pass) down to the intersection of Highway 24 and I-25. The school district serving the Woodland Park neighborhoods is Woodland Park RE2, The Zip Code is 80863.

Divide (DIV)& Florrisant (FLO)

Divide and Florissant offer the opportunity for more property and seclusion with the trade-off of a longer commute. The high-plains countryside here tends to be more open and consists of rugged beautiful hills with lovely rock formations and occasional forest areas along creeks and valleys. The area consists of numerous rural subdivisions with the opportunity for tracts of land of one-third acres or more with a newer modular home or perhaps an older home. The Zip Codes is 80814 for Divide and 80816 for Florrisant.

NOTE: Specific Neighborhoods and/or Boundaries and/or price ranges are based on our opinion and the demarcations used here are largely derived from the Residential Listing Book published by the Real Estate Information Service and the Pikes Peak Board of Realtors, together with our knowledge and experience. Further, recent economic expansion in the region has created a dynamic situation making accuracy and currency difficult. Sketches have been provided to use in conjunction with area descriptions. The information provided here is for convenience only and is not represented in any way as an official or authoritative document.