A practical relocation guide from a local team of realtors that has represented buyers moving into the Pikes Peak region since 2005. The market, the altitude, the commutes, and the paperwork, all broken down for you.
Who moves to Colorado Springs, and why.
Colorado Springs sits at the base of Pikes Peak, about 70 miles south of Denver, and is one of the most consistently in-migration-heavy metros in the Mountain West. A large share of arrivals come with orders or a job offer already in hand: the region is home to 5 military installations, a dense aerospace and defense sector, 2 major hospital systems, and a growing base of remote workers who chose the Front Range on quality-of-life grounds.
That mix shapes the housing market. Demand arrives year-round rather than only in spring, remote and video-first transactions are routine, and a meaningful portion of buyers purchase before they have ever spent a night in town. Our team is built around exactly that kind of move.
A PCS to Colorado Springs.
Colorado Springs is one of the largest military markets in the country. Our team has represented active-duty and retired clients here since 2005, teaches home-buying classes on base, and handles remote PCS purchases as a normal part of business: scheduled video walkthroughs, electronic documents, and power-of-attorney or mobile-notary closings where permitted.
South of the city. Nearby areas include Fountain, Security-Widefield, and southwest Colorado Springs.
East side, adjacent to the airport. Home to NORAD and USNORTHCOM headquarters.
East of the city near Falcon. Satellite operations. Falcon, Peyton, and the Powers corridor are common commutes.
North side along I-25. Northgate, Gleneagle, Monument, and Briargate sit at its gates.
Inside Cheyenne Mountain, southwest of the city. Broadmoor-area and southwest neighborhoods are closest.
VA financing can allow 0 percent down for eligible buyers, and many clients buy against their BAH before arrival. BAH rates are set by the Department of Defense by rank and dependency status, and loan eligibility is determined by the VA and the lender. We share the process knowledge; the numbers come from your lender.
Our Hometown Heroes program may provide a closing benefit to eligible active-duty service members, veterans, teachers, first responders, and medical workers. Terms and eligibility are confirmed in writing per transaction. This is a team program, separate from any government program.
Healthcare, aerospace, and remote work.
The metro's major campuses, UCHealth Memorial in the central city and CommonSpirit Penrose-St. Francis on the north and central sides, anchor clinical hiring. Where a shift starts matters here: a north-campus commute and a downtown-campus commute point to different parts of town, and we plan searches around the actual drive.
Contractor and civilian-defense roles cluster near the installations they support, along the Powers corridor, near Peterson and Schriever, and in the north-side office parks. Clearance timelines often mean firm start dates with short house-hunting windows. Remote video tours before the trip, then a focused in-person tour, is the pattern that works.
Bringing a job with you changes the checklist: fiber availability, a dedicated office, flight access for occasional headquarters trips, and time-zone fit. Mountain Time overlaps both coasts' working hours, and the airport's nonstop map keeps growing. We flag internet providers and airport logistics as part of any remote-worker search.
How school districts work here.
The Pikes Peak region is served by many separate public school districts rather than one metro district, and boundaries thread through neighborhoods in ways that are not obvious from a map. Two houses on the same street can sit in different districts. Colorado also has statewide open enrollment, so families may apply to schools outside their assigned boundary, subject to each district's capacity and process.
Our role is to share the facts: which district serves a specific address, where the boundary lines run, and links to each district's own published information. Assignments are set by the districts and change over time, so we verify by address on every property a client is considering. Judgments about fit belong to each family; the districts publish the data to make them.
Boundaries and assignments are set by each district. Verify any specific address with the district directly.
Cost of living and Colorado taxes.
Colorado Springs consistently prices below Denver for comparable housing, which is a primary reason relocating buyers, and buyers priced out of the Denver metro, land here. Housing is the biggest line item that moves; groceries, fuel, and services track closer to national norms. Third-party cost-of-living comparisons are published by the Council for Community and Economic Research, the U.S. Census, and the Bureau of Labor Statistics, and we can share current references for a specific comparison city on request.
One local nuance worth knowing early: many newer master-planned communities fund infrastructure through metro-district mill levies that appear in the property tax bill, so two similarly priced homes can carry different effective tax rates. We flag the structure on every property a client considers.
General references only, not tax advice. Confirm current rates with the Colorado Department of Revenue and a tax professional.
Weather, altitude, and living at 6,035 feet.
The region is commonly cited among the sunniest metros in the country. Winter snow arrives in bursts and usually melts within days. The gray, weeks-long winter of the Midwest and Northeast does not happen here.
At 6,035 feet, most newcomers feel it for the first weeks: more water, less alcohol, easier workouts at first. Baking changes, sunscreen matters year-round, and pets adjust too.
Late-spring and summer hail is a Front Range fact of life. It shows up in roof ages, insurance premiums, and inspection reports. We check roof and claim history on every purchase.
Monument at 7,000 feet gets meaningfully more snow than the southeast side. Foothill and Black Forest properties add wildfire-mitigation and insurance considerations. Elevation is a real search criterion here.
Where relocating buyers land.
Which part of the region fits depends on your commute, budget, and priorities. These are the broad zones, with links to our full community guides covering school district facts, HOA structures, and typical price ranges for each.
Newer master plans, golf communities, and established treed lots between the Air Force Academy and the Palmer Divide. Common for Academy-area assignments and Denver-direction commuters.
The city's biggest span of newer construction and master-planned amenity communities, positioned between the north-side employers and Peterson and Schriever.
Treed hillside neighborhoods, red-rock views, and trail access inside city limits, from Rockrimmon's 1970s streets to Peregrine's custom homes.
Victorian and Craftsman streets near downtown, Colorado College, and the city's walkable core. Finite inventory, character housing, older-home checklists.
From the Broadmoor area's estate streets to Fountain and Security-Widefield's accessible price points near Fort Carson's gates.
True mountain-town living within commuting range: Woodland Park at 8,500 feet up Ute Pass, and Palmer Lake at the top of the Divide.
Healthcare, the airport, and getting around.
Two hospital systems cover the metro: UCHealth, anchored by Memorial Hospital's central and north campuses, and CommonSpirit's Penrose-St. Francis campuses. Children's Hospital Colorado operates a Colorado Springs hospital on the north side. Military families access care through the installations' clinics and the TRICARE network.
Colorado Springs Airport sits on the east side of the city, roughly 15 to 20 minutes from most neighborhoods, with a growing list of nonstop destinations. Denver International, one of the busiest airports in the world, is about a 90-minute drive and covers everything else.
Most in-town commutes run 15 to 30 minutes. I-25 carries the north-south load and Powers Boulevard the east side. Downtown Denver is about 70 miles north; Monument-based commuters reach the Denver Tech Center in roughly 50 minutes outside of peak traffic.
From 90 days out to your first week.
- Discovery call: timeline, budget, commute, criteria
- Get pre-approved with a licensed lender
- Narrow to 2 or 3 areas using the community guides
- Video walkthroughs of candidate homes
- Plan an in-person market tour if you can visit
- Book movers; peak summer dates fill early
- Under contract: inspection, appraisal, final walkthrough
- Set up Colorado Springs Utilities and internet for closing day
- Arrange remote or in-person closing with the title company
- Colorado driver's license, commonly referenced at 30 days after establishing residency
- Vehicle registration, commonly referenced at 90 days
- Voter registration, USPS forwarding, trash service (private haulers in most areas)
DMV windows and requirements are set by the State of Colorado and change over time. Verify current rules at dmv.colorado.gov.
Moves like yours.
★★★★★"They are the ultimate military-friendly real estate team. Since they teach home buying classes on base, their knowledge of the military relocation process is unmatched. They handled our closing while we were still stationed out of state, making our transition to Peterson Space Force Base incredibly smooth."
★★★★★"We had an outstanding experience working with the Treasure Davis Team. We purchased our home while living out of state, which could have been stressful, but the team made the entire process seamless from start to finish. Communication was top-notch and we were always kept in the loop."
★★★★★"Buying a house from out of state is a very daunting, complicated task to do. The Treasure Davis Team lined up a lot of houses to view for us while in Colorado for only 2 days. We are so fortunate to find our dream house on our first day thanks to the hard work done prior to our arrival. Always available for the tons of questions we had throughout the whole process!"
Questions relocating buyers ask us.
What should I know before moving to Colorado Springs?
The essentials: the city sits at 6,035 feet, so plan for an altitude adjustment period. The region is served by many separate school districts, so verify the district for any specific address. Housing costs run below Denver for comparable homes. And the market moves year-round because military and job-driven relocations arrive in every season, not just spring.
What military bases are in Colorado Springs?
The region has 5 installations: Fort Carson (Army) to the south, Peterson Space Force Base on the east side, Schriever Space Force Base east of the city near Falcon, the U.S. Air Force Academy on the north side, and Cheyenne Mountain Space Force Station to the southwest. Which gate you report to is usually the first filter on where to live.
Can I buy a home in Colorado Springs before I move there?
Yes, remote purchases are routine in this market. The typical pattern is scheduled video walkthroughs and recorded tours during the search, third-party inspections under contract, electronic documents throughout, and a mobile-notary or power-of-attorney closing where the title company and lender permit. The Treasure Davis Team handles relocations this way regularly, including full PCS purchases completed from another state.
How does a VA loan work for a Colorado Springs PCS?
VA loans can allow eligible buyers to purchase with 0 percent down, and many PCSing buyers shop against their BAH. The program is administered by the Department of Veterans Affairs and originated by approved lenders, who determine eligibility and entitlement. VA appraisals also review Colorado-specific items, and an agent experienced with VA transactions will build those into the contract timeline.
How do school districts work in Colorado Springs?
The Pikes Peak region is covered by many separate districts, including Academy District 20, Colorado Springs District 11, District 49, Cheyenne Mountain District 12, Harrison District 2, Lewis-Palmer District 38, Fountain-Fort Carson District 8, and Widefield District 3. Boundaries thread through neighborhoods, and Colorado's open-enrollment law lets families apply outside their assigned boundary subject to capacity. Verify any specific address with the district directly.
How does the cost of living compare to Denver?
Housing is the main difference: comparable homes in Colorado Springs have generally priced below the Denver metro, which is why many buyers priced out of Denver relocate south. Everyday costs like groceries and fuel track closer to national norms. Current third-party comparisons are published by C2ER, the U.S. Census, and the Bureau of Labor Statistics.
What are taxes like in Colorado?
Colorado uses a single flat state income tax rate, and effective residential property tax rates are among the lower in the country. Two local nuances: newer master-planned communities often carry metro-district mill levies that raise the effective property tax on that home, and annual vehicle registration includes an ownership tax that is highest on newer vehicles. Confirm current rates with the Colorado Department of Revenue and a tax professional.
How hard is the altitude adjustment at 6,035 feet?
Most newcomers feel it for the first few weeks: quicker fatigue, more dehydration, stronger effects from alcohol and sun. The standard advice is more water, more sunscreen, and patience with workouts. Note that elevation varies within the region, from about 6,000 feet in the city to 7,000 feet in Monument and 8,500 feet in Woodland Park.
How far is Colorado Springs from Denver and the airports?
Downtown Denver is about 70 miles north on I-25, typically a 70 to 90 minute drive depending on traffic. Colorado Springs Airport, on the east side of the city, serves a growing nonstop map and is 15 to 20 minutes from most neighborhoods. Denver International Airport is roughly a 90-minute drive.
What do I need to do at the DMV after moving to Colorado?
New residents commonly reference a 30-day window to obtain a Colorado driver's license after establishing residency and a 90-day window to register vehicles, which includes Colorado's annual ownership tax. Voter registration can be completed at the same time or online. Requirements are set by the State of Colorado and change over time; verify current rules at dmv.colorado.gov.
Which Colorado Springs neighborhoods should I look at when relocating?
It depends on your commute, budget, and priorities rather than any single "best" area. The broad zones are the north I-25 corridor, the northeast Powers corridor, the west side and foothills, the central historic core, the south and southwest, and the Tri-Lakes and mountain communities. Our community guides cover 16 areas with school district facts, HOA structures, and typical price ranges for each.
Why do relocating buyers work with the Treasure Davis Team?
The team has closed more than 3,578 homes in the Pikes Peak region since 2005, holds RealTrends' #1 large-team ranking for Colorado Springs by volume and sides, and has more than 1,800 five-star reviews. Relocation is a core specialty: remote video tours, coordination with a listing agent in your departure market through the eXp Realty referral network, and a 20+ agent team matched to your situation.
Tell us about your move to Colorado Springs.
A discovery call covers your timeline, budget, commute, and criteria. From there we set up video walkthroughs, plan your visit, and coordinate everything that can happen before you arrive.
The Treasure Davis Team · 5155 N Academy Blvd, Suite 200, Colorado Springs, CO 80918 · Brokered by eXp Realty
Equal Housing Opportunity. The Treasure Davis Team supports the principles of the Fair Housing Act and the Colorado Anti-Discrimination Act. We do business in accordance with federal and state fair housing laws and do not discriminate on the basis of race, color, religion, national origin, sex, familial status, disability, sexual orientation, gender identity, marital status, source of income, ancestry, creed, or any other protected class.
The information on this page is provided for general informational purposes only and does not constitute legal, tax, financial, or appraisal advice. Loan program details, tax rates, DMV requirements, school district boundaries, and government program information are subject to change and should be verified with the issuing entity. Neighborhood references describe location, housing stock, and commute facts, not the suitability of any area for any group of people. Clients are encouraged to consult independent professionals before making any real estate decision.
The Treasure Davis Team is a real estate team operating under eXp Realty, LLC. All real estate services are provided in accordance with the rules of the Colorado Real Estate Commission and the Division of Real Estate. Office: 5155 N Academy Blvd, Suite 200, Colorado Springs, CO 80918.
