Homes For Sale in Zip Code 80118

Halfway Between Denver and Colorado Springs: 80118 Zip Code Homes for Sale in Larkspur

Zip Code 80118 covers Larkspur, an unincorporated community in Douglas County tucked between two metros along I-25, roughly 35 miles south of downtown Denver and 38 miles north of Colorado Springs. The address is Douglas County, the zip code is 80118, and the commute goes whichever direction your job happens to be. That geographic location is what most buyers are actually buying when they search here, along with lot sizes, red rock scenery, and golf course access, which do not appear together at this price point anywhere else on the Front Range.

The listing feed above shows what is currently for sale in 80118 and filters by price, number of bedrooms, acreage, and property type. The clickable zip code map on this page also makes it easy to compare neighboring zip codes without starting a new search. Nearby zip codes buyers often compare include 80132 (Monument), 80133 (Palmer Lake), and the 80863 Woodland Park corridor to the west.

Three Neighborhood Pockets Drive the 80118 Search

The 80118 zip code reads differently depending on which part of Larkspur a buyer ends up in. Perry Park, Sage Port, and the Valley Park acreage corridor are the three areas buyers usually compare. Each involves different lot situations, price points, and daily routines.

Perry Park: red rock lots, one private road, a private golf club

Perry Park is the most visually distinctive neighborhood in the zip code. Red rock formations run through the community, most lots are around an acre and set among ponderosa pines, and the Perry Park Country Club is a private, member-owned course that has operated since 1969. Social memberships are available, and many residents use the clubhouse year-round rather than just during golf season. The neighborhood is accessed via one road, Red Rock Drive off Highway 105, which keeps it quiet but means every resident uses the same point of entry. Homes here range from 1970s ranch properties to newer custom builds, and prices span from the mid-$800s to well above $1.5 million depending on lot position, views, and condition. The Sandstone Ranch Open Space sits adjacent to the community with about 12 miles of multi-use trails including horse trailer parking.

Sage Port and Bear Dance: the golf-adjacent pine forest alternative

Sage Port is a covenant-protected neighborhood of roughly 240 one-acre lots in a ponderosa pine forest, developed in the 1980s and located close enough to Bear Dance that some lots back directly to the golf course property. The Golf Club at Bear Dance is a public par-72 championship course at 7,726 yards. Unlike Perry Park Country Club, no membership is required to play. Sage Port's HOA is voluntary. Buyers abide by the covenants but not necessarily the bylaws, which makes the community structurally different from a standard metro-area HOA. Homes in Sage Port tend to be larger than the lot size suggests, with many properties in the 3,000 to 4,500 square foot range and list prices most commonly between $900K and $1.6 million. Castle Rock is under 15 minutes from most Sage Port addresses.

Valley Park and east-side acreage: bigger lots, longer driveways

Valley Park lies farther into the zip code and attracts buyers who want five acres or more rather than a one-acre pine lot. Parcels of 5, 10, and occasionally 35-plus acres show up in the listing feed here, with prices that reflect lot size and custom build quality more than neighborhood proximity to amenities. The east side of 80118 includes ranch-style properties and larger land holdings where the landscape opens up and the red rock character gives way to meadow and mesa. Buyers shopping the Valley Park and east corridor usually make a separate trip from the Perry Park or Sage Port showings because the commute feel, the road quality, and the scale of the property are different enough to warrant it.

Water, septic, and the Perry Park Water District

Most Perry Park and Sage Port homes receive water through the Perry Park Water and Sanitation District rather than a private well, which sets 80118 apart from more remote acreage zip codes to the south and east. That said, not every parcel in the zip code is on district water, and the east-side acreage properties and some larger lots in the outer areas of the zip code may have private wells or septic systems. Ask for the utility confirmation early, before inspection deadlines get tight, because the answer changes the showing conversation depending on where the property sits.

Schools: Douglas County RE-1 throughout, Castle View as the high school

Every address in 80118 falls under Douglas County School District RE-1, which means no district boundary hunting the way buyers face in split-district zip codes. Larkspur Elementary School serves K through 6 in the community, Castle Rock Middle School handles grades 7 and 8, and Castle View High School is the assigned high school for most 80118 addresses. All three are part of Douglas RE-1. Because the middle and high schools are in Castle Rock, the school commute for older students typically involves a bus or a parent driving north on Highway 105 to I-25, which should be accounted for in the daily schedule. Verify the current assignment for any specific address directly with the district before making plans around a particular campus.

The commute trade-off is the real decision

Larkspur is genuinely equidistant between Denver and Colorado Springs in a way few communities on the Front Range are. The Denver Tech Center is about 40 minutes north on I-25, Colorado Springs is roughly the same time south, and Castle Rock sits about 15 to 20 minutes up the highway. Buyers commuting to Peterson Space Force Base or Fort Carson run south; buyers working at the DTC or in downtown Denver run north. Highway 105 connects I-25 to the Perry Park and Sage Port neighborhoods and is a two-lane road that adds a few minutes to the I-25 leg, which matters more in winter than in summer. I usually encourage buyers to drive the commute route at the actual time they would leave in the morning before deciding which pocket of the zip code fits best.

Let the Commute Direction and the Pocket Guide the Search

Zip Code 80118 does not pick a direction for you. The right address depends on whether you want the private golf club, the public course, or the big acreage lot, and on whether commuting north toward Denver or south toward Colorado Springs fits the job better. If you are moving to Colorado and still sorting out which part of the Front Range works for your commute, Larkspur tends to come up early in that conversation because it keeps both metros in range.

I work with buyers searching in Larkspur and across the I-25 corridor between Colorado Springs and Castle Rock. If you want help comparing the three main pockets in 80118 or understanding how the commute plays out week to week, call me at 719-357-7366. Great Colorado Homes is based in Colorado Springs and covers the full stretch of the Front Range between the two metros.