Growing southern Colorado city with a Wild West history
Settled in the mid-1800s, Colorado Springs has had many nicknames over the years: “Little London” because of its early British inhabitants, “Olympic City” because it’s now the home to the U.S. Olympic and Paralympic Committee, and “The Springs,” a shortened name used by locals. Civil War veteran General William Jackson Palmer officially founded the Springs in 1869 and envisioned it as a resort city at the base of the scenic Pikes Peak Mountain region. Over the years, more people—who call themselves “Springsters”—have flocked to the area for the stunning topography of grassy, rocky mountains, outdoor attractions like those found in Garden of the Gods , and many trail-filled parks.
In the 1890s, gold was discovered on the western side of Pikes Peak, and soon after, mining became a major industry in the region. Later in the 1940s, the U.S. Army opened Camp Carson, the birth of a now significant military presence in the city. Today, there are five military bases in Colorado Springs, including three Air Force installations. Many of the city's more than 480,000 residents work at bases or other major employers like Lockheed Martin, Oracle Software and UCHealth.
Colorado Springs is a growing city, with younger adults being the main group moving to the area. Katie Ely, Realtor at The Cutting Edge who’s lived in the area for nearly a decade says the high-rated schools and acres of hilly parkland draws people to the Springs, but what makes them stay is the strong communal vibe. “People truly care for their neighbors here," Ely says. "I’m on these local Facebook groups, and people will go on there anonymously and be like, ‘I don’t have food for my kids,’ and most will respond with, ‘Where are you located? Can I bring you something?’”
The Kissing Camels neighborhood has stunning views of Garden of the Gods Park.
The Hillside/East Lake neighborhood is adjacent to Downtown Colorado Springs.
The Air Force Academy is just north of the Rockrimmon neighborhood.
Downtown Summer Fest attracts hundreds of people from all over Colorado.
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Multiple neighborhoods with a demand for housing
The Springs is home to more than 70 neighborhoods, all not far from city shopping, expansive parks and school districts. Local realty company Great Colorado Homes published a Colorado Springs Housing Market report in September 2024 and found that the median home price was around $485,000, a 2% increase since last year.
Neighborhoods like Knob Hill and Stratton Meadows near Downtown Colorado Springs have a large collection of midcentury ranch-style homes and bungalows that can range between $200,000 to $400,000. Places further north, like Stetson Hills and Village Seven , have a mix of ranch-style houses and two-story stucco homes built in the late 20th century, with prices ranging between $450,000 and $650,000. Ely says one of the more popular areas is Patty Jewett filled with a variety of early 20th-century properties—some with Craftsman and Victorian elements—within walking distance of the beloved Patty Jewett Golf Course, the third oldest public golf course on the West Coast. Briargate is a northern suburb with modern homes and access to Academy School District 20, one of the highest-rated city school districts according to Niche. Properties on the western side of Colorado Springs tend to price in the $900,000 to $1.5 million range because of their larger size and proximity to Pikes Peak and the Cheyenne Mountains. Ely says more housing developments are popping up on the far eastern side of the city like Banning Lewis Ranch and Wolf Ranch , and city officials have also planned for more apartment units in new and existing buildings downtown.
Homes that feature gazebos are in the Knob Hill neighborhood.
Sidewalk lined streets are commonplace in Stratton Meadows.
Large homes with established surrounding trees are here in Downtown Colorado Springs.
Large trees are common in the Patty Jewett neighborhood.
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Sight-seeing at Garden of the Gods and hiking the Manitou Incline
One of the biggest perks of living in Colorado Springs is the access to more than 9,000 acres of parkland and 500 acres of trail networks. From exploring the several million-year-old red rock formations in Garden of the Gods to checking out Palmer Park 's 730-acre preserve, locals enjoy getting outside to explore mountain peaks, green spaces and prairie land. The most challenging hike is the mile-long Manitou Incline, located in Manitou Springs at the start of the 13-mile Barr Trail. “It’s not for the faint of heart,” Ely says. “It’s a well-known climb, and people are always trying to better their time.” Memorial Park, in the Hillside/East Lake area, is one of the city’s most visited recreational spaces. Visitors can access the 10,000-square-foot U.S. Olympic Velodrome, which is used as the official training venue for the U.S. Olympic and Paralympic cycling teams. The city is home to a handful of museums that detail its Old West roots, like the Western Museum of Mining and Industry and the Colorado Springs Pioneer Museum.
Enjoy the day with the family at Garden of the Gods Park.
Get ready for a time you won't forget riding the Pikes Peak Cog Railway.
The winding roads are perfect for a bike ride in Palmer Park.
The Manitou Incline has 2,744 steps.
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An artsy community with city events
Colorado Springs is known for its arts and music community. The Colorado Springs Fine Arts Center at Colorado College puts on Broadway performances in its 400-seat theater. The Ent Center for the Arts, located on the University of Colorado-Colorado Springs campus, hosts contemporary dance and classical music performances at its facility facing the Front Range mountains. In 2024, the city opened the Ford Amphitheater, filled with 8,000 seats in a lower bowl and lawn. Nationally renowned artists like OneRepublic have already performed at the theater, and more comedy shows and concerts are in the works for the rest of 2024.
Ely says the city hosts tons of events throughout the year. In September, residents gather at Memorial Park to celebrate Labor Day Lift Off. Hundreds of people bring fold-up chairs and blankets to sit on while watching brightly colored hot air balloons float in the sky. During spooky season in October, Ely says tons of people get together near Red Mountain in Manitou Springs to celebrate the Emma Crawford Coffin Races. Folks dress in costumes, build coffin-like carts to race each other in and later in the evening, march in a parade down Manitou Avenue.
The Colorado Springs Switchbacks Football Club is a second-tier professional soccer team based in the city, and residents can catch games at Weidner Field downtown. The city also has a minor league baseball team, the Rocky Mountain Vibes.
The Día de Muertos Celebration happens inside the Fine Arts Center in Colorado Springs.
All ages will be amazed of the sights at the Labor Day Lift Off.
Watch the dragons come alive at Chinese New Year Festival.
See the giant puppet Charles at the Carnivale Parade in Manitou Springs.
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Large selection of school districts in Colorado Springs
The city is home to 18 public school districts, with Cheyenne Mountain School District Number 12 and Academy District 20 ranked in the top 25 best school districts in the state by Niche. Cheyenne is rated an A-plus by Niche and has a strong communal atmosphere; parents can look into the Elevate Cheyenne program, which is led by the Elevate Cheyenne District Committee and addresses food and emergency needs for district students. The A-rated Academy District 20 offers several enrichment opportunities for students, such as its collaboration with Opera Theatre of the Rockies, a non-profit organization where participants learn more about the art of opera singing. Kids in Colorado Springs can also choose from a handful of private institutions like Fountain Valley and The Colorado Springs School, both rated an A-plus by Niche.
For post-grad plans, the city is home to the high-attended University of Colorado-Colorado Springs, which offers over 140 degree programs and a faculty-to-student ratio of 1:16. The United States Air Force Academy, located north of the city limits, offers a variety of studies, including the Department of Astronautics, where cadets can major in Space Operations and Astronautical Engineering.
Palmer High School is west of the Hillside/East Lake neighborhood.
Cheyenne Mountain Elementary School is a highly rated school.
North Middle School is just north of Hillside/East Lake.
Cheyenne Mountain Junior High School has 557 students.
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A walkable downtown and shopping districts in the north and east
Hugged by Interstate 25, Downtown Colorado Springs is a walkable hub for local cafes, boutiques and restaurants, all in Neoclassical-styled and rust-colored brick buildings. In 2020, Four by Brother Luck, which cooks up Southwestern-style cuisine, was a semifinalist for the James Beard Award for Best Chefs. The Rabbit Hole is a popular, underground cocktail lounge on Tejon Street serving fine dining and drinks; the Alice-in-Wonderland-inspired establishment was voted Best Upscale Bar, Late Night Dining and Overall Bar by the The Gazette, Colorado Springs’ local newspaper.
In the northern community of Briargate, residents can shop retail brands like Eddie Bauer and Free People at the Promenade Shops at Briargate. Springs Ranch , to the east, is home to First and Main Town Center, which has a Super Target, chain restaurants and the Cinemark Carefree Circle XD and IMAX Theater.
Manitou Springs is about a 6-mile drive west of Downtown Colorado Springs, offering western-themed shops selling Colorado souvenirs, Native American jewelry and crafts and various wellness products.
Pizza and biscuits are waiting for you at Atomic Cowboy, it's in Downtown Colorado Springs
Enjoy time with friends in the beautiful Manitou Springs neighborhood.
Manitou Springs neighborhood is fun for the whole family.
Get out and enjoy the stores in The Promenade Shops in the Briargate neighborhood.
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An active police department and local non-profits combating homelessness
According to FBI data from December of 2023, the Colorado Springs Police Department reported a violent crime rate that was slightly higher than the state rate and lower than the national rate. The reported property crime rate was higher than both the state and national rates. The Colorado Springs Police Department’s data showed a 12% decrease in overall reported offenses between 2021 and 2024.
Homelessness has been a prevailing issue in the Colorado Springs area for the last few years. Ely says the Springs Rescue Mission is a large resource in the Springs where people can get hot meals, clean clothes and guidance on finding transitional housing. Unlike many other places, the organization even offers a pet shelter for visitors who have cats and dogs.
The weather in Colorado Springs is moderate, with an average summer high temperature of 72. Winters can get snowy depending on how far up in the mountains someone lives. The far western side of the city is more prone to wildfires, especially from May through September. Over 140 neighborhoods in the city partner with the department’s Chipping Program to help residents get rid of large piles of tree branches and shrubs through their industrial woodchipper.
Car-dependent city with transportation projects in the works
Colorado Springs is largely a car-dependent city. Interstate 25 travels north-south in the area, giving access to Denver 70 miles north and Pueblo 43 miles south. Academy Boulevard and Powers Boulevard are major thoroughfares that travel throughout the southern and eastern parts. City officials want to build more bike-friendly areas through the Bike Master Plan, an ongoing project with different phases expected to be completed by 2025. This will include building safer bike routes along Pikes Peak Avenue and in Downtown Colorado Springs.
Traffic is typically calm throughout the city except for areas near I-25 in the mornings and early evenings when people are going to and from work. Mountain Metropolitan Transit buses service the community and have routes across the city into outlying areas like Manitou Springs and Security-Widefield. Residents can also take advantage of PikeRide, the local nonprofit bike share program. For medical needs, the UCHealth and CommonSpirit-St. Francis Hospital systems are some of the most utilized. Colorado Springs Airport is located near the southwestern pocket and offers nonstop flights to other major cities like Chicago, Atlanta and Las Vegas.
Alan has 33 years experience in residential home sales in the Denver area and has been with The Kentwood Company since 1988. Alan earned his Bachelor of Science Degree in Chemical Engineering from Arizona State University. He has been a Realtor since 1984. He is an active member of the Denver Board of Realtors, the Colorado Association of Realtors, and the National Association of Realtors. In addition, he is a Certified Relocation Specialist.
Alan’s honest, no-nonsense approach to the real estate market has made him a top producer year after year. Of his approximately $20 + Million in sales annually, 85% comes from past clients and friends, and their referrals. His philosophy in his business is a straight-forward, simple approach, whether it is listing a home or finding a home for clients. As Alan says, “The purchase of a home is most persons’ largest investment and it needs to be treated with caring and professionalism. My job is to help my clients find the best home for them, while protecting that investment. And when it comes time to sell that home, my job is to get them the highest price in the shortest amount of time.”
Alan and his wife Suzanne have 3 children. He has a married daughter, Kara, who lives in Parker with her husband and triplet baby girls, and 29-year old twin sons, Michael and Christopher. Michael and his wife live in highlands ranch with their baby girl and Christopher lives in Germany. Besides family, Alan enjoys traveling, playing golf and relaxing in the Colorado outdoors. He has been active in the Youth Sports Leagues and several local charities.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
