Neighborhoods and Communities… 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. Average sales price $302k, median $319k. 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. Zip code 80908.

Northgate (NGT)

Boundaries … 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.

Characteristics… The Front Range of the Rocky Mountains runs north-south through this region as does I-25, the major artery to Denver in the North and Albuquerque to the south. The 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.

Neighborhoods and communities… 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 brand 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 of twenty to twenty-five minutes. Average sales price $323k, median $348k School Districts 20 & 38. Zip code: 80921

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

Boundaries … These areas from north to south in the order listed occupy the large eastern areas of El Paso County.

Characteristics… 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 not quite 7000'.

Neighborhoods and Communities… There is no limitation on what kind of home or amount of land is available in these areas. It is common to find cows, horses, ostrich, etc. Average sales prices range from $108k to 213k, and the median ranges from $108k to $226k. School Districts, 49, RJ1, RJ100, 22, and 60. Zip codes: 80915, 80831, 80929.

Ute Pass (UTE)

Boundaries… The area of western El Paso County along U.S. Highway 24 west of Manitou Springs to east of Woodland Park which is in TellerCounty.

Characteristics… Mountain living in the heavily-treed small communities which dot the valley along the four-lane highway which leads to Ute Pass from I-25.

Neighborhoods and Communities… Cascade, Chipita Park, Green Mountain Falls, and Crystola. Homes tend to be older chalet-type homes with smaller lots and frequently with no garage. Most however, are larger, newer, and of contemporary construction. 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 15 minutes from Woodland Park through the well-maintained mountain pass (Ute Pass) down to the intersection of Highway 24 and I-25. Average sales price $192k, median $185k

Fountain Valley (F/V)

Boundaries… This area lies immediately southeast of Colorado Springs and east of Ft Carson in the southwestern part of El Paso County. It is bordered in the west by Ft Carson, in the northwest by Colorado Springs, in the northeast by Falcon and in the east by Drennan/Truckton, and in the south by Pueblo County.

Characteristics… 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.

Neighborhoods and communities…The principal communities of this area are Security, Widefield, and Fountain and abound with newer and older. Average sales price $141k, median $139k. School Districts 3 and 8. Zip Codes: 80911, 80925, 80817.

Rock Creek (RCK)

Boundaries… 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.

Characteristics… 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.

Neighborhoods and Communities….includes the developments known as Rock Creek Mesa, Rock Creek Park and Red Rock Valley. Land is normally divided into large plats. Average sales price $270k, median $270k. School District 8. Zip code: 80926.

Teller County

Teller County lies adjacent to El Paso County to the west and includes smaller mountain communities which generally sit astride Highway 24. The major town 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 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. Average sales price $228k, median $219k. Zip Code: 80863.

Divide & 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. Average sales price $224k, median $163k in Divide and average sales price $141k, median $117k in Florissant. Zip Codes: 80814, 80816.

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.

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