10 Things You Need to Know Before Moving to Colorado Springs

 

Thinking about moving to Colorado Springs?

Before you pack the moving truck or start saving homes on Zillow, there are a few things you should know. Some of them could affect where you buy, what house you choose, and how much that home actually costs you each month.

Colorado Springs is a fantastic place to live, but it isn't the right fit for everyone. And even when the city itself is a great fit, choosing the wrong area or overlooking something specific to Colorado real estate can turn an exciting move into an expensive mistake.

Here are 10 things to understand before moving to Colorado Springs, plus what you can do about each one.

 

1. Colorado Springs Is Much Bigger Than You Might Think

One of the biggest mistakes relocation buyers make is thinking of Colorado Springs as one big housing market.

It isn't.

Colorado Springs covers a large geographic area, and where you live can completely change your day-to-day experience.

You could live near Northgate and the Air Force Academy, northeast in Briargate, farther east toward Banning Lewis Ranch, Falcon, or Peyton, southwest near The Broadmoor, northwest around Rockrimmon, or closer to Downtown or Old Colorado City.

Then there are surrounding communities such as Monument, Fountain, Black Forest, Palmer Lake, Woodland Park, and Manitou Springs.

These areas don't all feel the same.

That's why asking, "What's the best neighborhood in Colorado Springs?" usually isn't the most helpful question.

A better question is:

What's the best part of Colorado Springs for the life I want to live?

Before choosing a house, think about:

• Where you'll work
• How much of a commute you're comfortable with
• Whether schools matter to your household
• New construction versus established neighborhoods
• Mountain views
• Lot size or acreage
• Trail access
• Shopping and restaurants
• Proximity to a military installation

If schools are an important part of your decision, our guide to choosing a home around Colorado Springs school districts explains why lifestyle, commute, budget, and your family's priorities should all be part of the conversation.

The solution: Choose your lifestyle first and your house second.

2. Housing Isn't as Cheap as It Used to Be

If you remember Colorado Springs from 10 or 15 years ago, you're coming back to a very different housing market.

As of July 2026, the median sales price reported through the local Pikes Peak Association of REALTORS® was around $460,000.

That doesn't mean every home costs $460,000. You'll find properties well below that number and plenty substantially above it.

What matters is understanding what your money buys in different areas.

A $500,000 budget could look very different in Monument or Northgate than it does in Fountain, southeast Colorado Springs, Falcon, or Peyton.

Instead of searching based on price alone, think about your total housing objective.

Would spending a little more give you a dramatically shorter commute?

Would moving farther out give you the space or yard you're looking for?

Would an older home give you mature trees and a larger lot?

Would newer construction reduce some immediate maintenance concerns?

Could a townhome put you in the location you want without stretching the budget?

If you're building your budget for a move, our 2026 Colorado Springs cost of living guide can help you think beyond the home's purchase price.

The solution: Don't focus only on spending more or less. Understand the trade-offs you're making for your money.

3. Property Taxes Can Vary Significantly Between Neighborhoods

This one can surprise buyers, particularly those considering newer construction.

Two homes with nearly identical purchase prices can have noticeably different monthly payments because they don't necessarily have the same property tax structure.

Some newer Colorado Springs developments are located within metropolitan districts, commonly called metro districts.

These districts can levy property taxes that help pay for infrastructure and improvements within the community.

That doesn't automatically make a metro district good or bad. A community may include newer infrastructure, parks, trails, amenities, or other improvements.

The important thing is understanding what you're paying.

If you're comparing two $600,000 homes, don't stop at:

$600,000 versus $600,000.

Compare the estimated:

• Mortgage payment
• Property taxes
• Homeowners insurance
• HOA expenses
• Metro district-related costs
• Overall cost of ownership

Our guide to the real monthly cost of buying near Fort Carson or Peterson Space Force Base takes a closer look at why similarly priced homes can have very different monthly costs.

The solution: Before you get attached to a house, understand its tax structure and estimated total monthly payment.

4. Homeowners Insurance Deserves Attention Early

Colorado's weather can be hard on houses.

Hail, strong winds, and wildfire exposure in certain areas can all make homeowners insurance an important part of the home-buying conversation.

Don't wait until a few days before closing to investigate it.

Factors such as the home's roof, previous claims, location, and other property-specific characteristics may affect your insurance options and cost.

If you're seriously considering a property, get an insurance quote early and talk with your insurance professional.

Don't assume your insurance premium will look like a friend's or family member's just because their home is similarly priced.

And when you're looking at an existing home, pay close attention to the roof. A newer roof can have meaningful value in Colorado.

The solution: Do your insurance homework before you buy, not after.

5. Colorado Springs Has Geological Conditions You Should Understand

This isn't the most exciting part of buying a house, but it's an important one.

Colorado has expansive soils.

Certain clay soils can expand when they absorb moisture and contract as they dry. Over time, that movement can potentially affect foundations, driveways, sidewalks, and other parts of a property.

That doesn't mean buyers should panic every time they see a crack in concrete.

It does mean inspections matter.

Pay attention to:

• Drainage
• Grading
• Gutters
• Downspouts
• Foundation conditions
• Signs of unusual movement

If something appears concerning, additional evaluation from the appropriate professional may be worthwhile.

The solution: Get a thorough home inspection and know when it's appropriate to bring in additional expertise.

6. Radon Is Common in Colorado

Radon is another issue that can surprise buyers relocating from other parts of the country.

Radon is a naturally occurring gas that can enter a home from the soil. Colorado officials report that approximately 50% of homes in the state test above the EPA's recommended action level.

That's why buyers in Colorado may want to consider radon testing during the inspection process.

The good news is that radon can typically be mitigated. A mitigation system can pull gas from underneath the home and vent it outside.

This is a good example of something that sounds intimidating when you first hear about it but has a practical solution.

The solution: Test for radon, understand the results, and address mitigation when necessary.

7. Water and Landscaping Work Differently Here

If you're moving from a humid climate and picturing a huge green lawn being watered every afternoon, Colorado may require an adjustment.

Colorado Springs has a semi-arid climate, so water conservation is part of living here.

For Colorado Springs Utilities customers, outdoor sprinkler watering is generally limited to three days per week. Between May and October 15, sprinklers also cannot operate between 10 a.m. and 6 p.m.

That's one reason you'll see plenty of:

• Xeriscaping
• Native plants
• Rock landscaping
• Drought-tolerant yards

A thoughtfully designed Colorado yard can still be beautiful while requiring less water and maintenance.

When you're looking at homes, don't just look at whether you like the yard today.

Check the irrigation system, drainage, landscaping design, and what it may take to maintain the property the way you want it.

The solution: Choose a home and landscaping style that works with Colorado's climate instead of constantly fighting it.

8. Colorado Springs Snow Isn't Necessarily What You Expect

People relocating from Texas, Florida, California, and other warmer climates sometimes picture Colorado winters as months of nonstop snow.

Colorado Springs usually isn't like that.

We absolutely get snowstorms, but we also get plenty of sunshine, and snow can melt relatively quickly.

There is another detail homebuyers should consider, though.

During snow events, major roads, emergency routes, and school routes receive priority. Your residential street may not immediately be plowed.

Even the orientation of your house can matter.

A steep, north-facing driveway may hold snow and ice considerably longer than a sunny, south-facing driveway across the street.

When touring homes, look at:

• Driveway slope
• Which direction the house faces
• Winter sunlight
• Street conditions
• Areas where snow and ice may linger

These aren't necessarily reasons to reject a home. They're things to understand before you own it.

The solution: Think about how the specific property will function during winter, not just how it looks on a sunny showing day.

9. The Altitude Is Real

Colorado Springs sits at approximately 6,035 feet above sea level.

If you're coming from somewhere close to sea level, you may notice the difference.

Walking upstairs may feel harder at first. Your first Colorado hike might be more challenging than you expected.

Give yourself time to adjust, stay hydrated, and don't expect to arrive on Friday and conquer Pikes Peak on Saturday.

Altitude also connects to one of the biggest reasons people choose Colorado Springs in the first place: the lifestyle.

Living here can put you close to trails, parks, mountains, Garden of the Gods, Pikes Peak, and hundreds of miles of outdoor recreation opportunities.

Our Colorado Springs Fall Bucket List gives you a glimpse at how much the surrounding area becomes part of everyday life here.

The solution: Give yourself time to acclimate, then get out and experience what makes living along the Front Range so unique.

10. Military Buyers Shouldn't Choose a Home Based Only on "Colorado Springs"

If you're PCSing to Colorado Springs, this point is especially important.

Colorado Springs has a major military presence, and your assigned installation can dramatically affect where you may want to live.

Someone stationed at Fort Carson could make a completely different housing decision than someone assigned to Peterson Space Force Base, Schriever Space Force Base, or the United States Air Force Academy.

A house can look perfect online and create a commute you don't want to make every day.

At the same time, living farther from your installation might give you the neighborhood, schools, acreage, floor plan, or lifestyle you really want.

There isn't one answer that works for every military household.

Our guide to buying a home near Colorado Springs military bases goes deeper into balancing your duty station, commute, budget, and housing goals.

You can also explore our guide to Colorado Springs neighborhoods for military families for a closer look at areas near the different installations.

If you're eligible for VA financing, your options could include a traditional single-family home, new construction, a property with an assumable VA mortgage, or even certain multifamily properties depending on your circumstances and financing.

The important thing is to build your housing strategy around your PCS, finances, expected timeline, and long-term goals.

The solution: Don't simply search for whatever is closest to the gate. Start with the bigger picture.

So, Is Colorado Springs Right for You?

Colorado Springs isn't right for everyone.

That's worth saying.

Moving isn't just about finding a beautiful house online. You're choosing what your daily life will look like.

Maybe you're PCSing here.

Maybe you received a new job opportunity.

Maybe you're moving closer to family.

Maybe you're retiring.

Or maybe you visited Colorado Springs, looked at Pikes Peak, and started wondering what it would be like to call this place home.

Your goal shouldn't simply be to move to Colorado Springs.

Your goal should be to make a move that works for your family, your finances, and the life you want to create.

That's also why choosing a home should start with your priorities rather than someone else's definition of the "best" neighborhood.

Practical Takeaways Before Moving to Colorado Springs

Before you begin seriously shopping for a home:

1. Decide what kind of lifestyle and commute you want.
2. Compare total monthly housing costs, not just purchase prices.
3. Verify property taxes and understand any metro district.
4. Get homeowners insurance quotes early.
5. Take inspections, drainage, grading, and expansive soils seriously.
6. Consider radon testing.
7. Understand Colorado's water and landscaping realities.
8. Think about driveway slope and winter sunlight.
9. Give yourself time to adjust to the altitude.
10. If you're military, build your home search around your duty station, PCS timeline, finances, and long-term plans.

The right house isn't simply the prettiest one you find online.

It's the one that fits the bigger picture.

Frequently Asked Questions About Moving to Colorado Springs

Is Colorado Springs expensive to live in?

Housing costs have increased considerably compared with Colorado Springs 10 or 15 years ago. Your actual cost of living will depend on your housing choice, location, taxes, insurance, commute, utilities, and lifestyle. For a broader breakdown, read our Cost of Living in Colorado Springs 2026 Guide.

What should I know before buying a home in Colorado Springs?

Look beyond the home's price and appearance. Property taxes, metro districts, homeowners insurance, roof condition, drainage, expansive soils, radon, landscaping, winter conditions, and commute can all affect your experience and overall cost of ownership.

What part of Colorado Springs should I live in?

There isn't one area that's right for everyone. Your ideal location depends on your commute, budget, schools, housing preferences, military installation if applicable, desired amenities, and lifestyle. Consider your daily life first, then narrow down the neighborhoods that support it.

Are metro districts common around Colorado Springs?

You'll encounter metro districts in a number of newer developments around the Colorado Springs area. They can help fund infrastructure and community improvements, but buyers should understand how a specific property's tax structure affects the total monthly cost before purchasing.

Should I test a Colorado Springs home for radon?

Radon is common in Colorado, and buyers may want to consider radon testing as part of the inspection process. If elevated levels are found, mitigation systems are commonly used to address the issue.

Where should military families live in Colorado Springs?

That depends heavily on where you're stationed and what matters most to your household. Someone assigned to Fort Carson may approach their search differently than someone stationed at Peterson Space Force Base, Schriever Space Force Base, or the Air Force Academy. Commute, budget, schools, home type, and long-term plans should all be considered.

Planning a Move to Colorado Springs?

You don't need someone to convince you that Colorado Springs is the right place for you.

You need accurate information, local perspective, and someone who can help you understand the trade-offs so you can make an informed decision.

Whether you're moving next month, six months from now, or you're still trying to decide whether Colorado Springs makes sense, The Peña Team can help you compare neighborhoods, understand the local housing market, and start building a plan around your priorities.

You don't have to be ready to buy a house to start asking questions.

The Peña Team
Phone: (719) 204-5246
Email: homes@thepenateam.com
Website: https://thepenateam.com