Banning Lewis Ranch
in Colorado Springs, CO
Banning Lewis Real Estate Statistics
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Available Homes for Sale in Banning Lewis Ranch
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Banning Lewis Ranch: Colorado Springs’ Fastest-Growing Neighborhood
Would you be surprised to know that Banning Lewis Ranch had the highest number of homes sold in 2024 in our local MLS? The Banning Lewis neighborhood was slow to grow in the 2010s, but it has truly taken off in the 2020s. Now it's the fastest-growing neighborhood in Colorado Springs. While some mention small yards and limited privacy, those are just a small part of the story. Banning Lewis Ranch offers a resort-style water park, top-notch gyms, miles of scenic trails, weekly food trucks and events, and one of the area’s most impressive 55+ gated communities. Let’s take a closer look at what really makes Banning Lewis Ranch stand out in Colorado Springs real estate.
Location
Banning Lewis Ranch is located near Woodmen and Marksheffel Road, on the far northeast edge of Colorado Springs. It’s part of the city’s rapidly expanding eastern corridor, offering convenient access to major routes. I-25 is about twelve minutes away, and Powers Boulevard just five minutes from the neighborhood. The area sits slightly farther east than Wolf Ranch and Cordera but remains close to essential services, including grocery stores and St. Francis Medical Center, both within a five-minute drive. Commutes to Peterson Space Force Base take around eleven minutes, and Schriever Space Force Base is about twenty minutes away. Downtown Colorado Springs is roughly a 20-minute drive, giving residents easy access to shopping, healthcare, and major employers.
Size & History
The original area of Banning Lewis Ranch spanned more than 30,000 acres. When Colorado Springs annexed the land in 1988, the plan was to house over 175,000 residents, about a third of today’s city population. Those plans proved too ambitious, and the community filed for bankruptcy in 2010. Since then, multiple developers have shaped its current form. Oakwood Homes became a major developer in 2012, building many homes and amenities. Nor’wood Development Group and Walton, a global real estate investment group, also own and develop large portions of the property. Today, Banning Lewis Ranch covers about 2,400 master-planned acres, with just over 10% of the original land built out. Over 12,000 residents now call it home, making it the largest neighborhood in El Paso County as of 2025. The pace of growth is remarkable: the number of occupied homes has doubled in just five years, now totaling more than 5,000 homes.
Unique Traits & Amenities
Banning Lewis Ranch is built around connection, recreation, and convenience. The neighborhood features private recreation centers run by the YMCA, a junior Olympic pool, a splash park, hot tubs, and courts for tennis and pickleball. The main Recreation Center is equipped with modern exercise machines, free weights, and a multi-purpose room for community activities or private gatherings. The outdoor fire pit is a popular spot for evening relaxation.
Pools are a major draw, including a junior Olympic-sized pool for laps, a kid-friendly splash zone, and the Vista Water Park, complete with a water slide, squirt guns, tipping buckets, and a shallow beach-style entry. Lifeguards are on duty for safety.
The community boasts over 75 acres of trails, parks, and open spaces. Northtree Park is a hub for sports with soccer and baseball fields, while Briarwood Park offers pickleball courts, a dog park, BBQ grills, and community gardens. Headwaters Park and Cottonwood Preserve provide peaceful trails and open spaces, and Fit & Fun Park features outdoor exercise structures for all ages. The extensive trail system connects neighborhoods, parks, and amenities, making it easy to get around on foot or bike.
The Ranch House serves as the neighborhood’s social hub, hosting Food-Truck Thursdays, summer concert series, and July 4th fireworks. Events like farmers markets and holiday light contests foster a vibrant, tight-knit community.
Living Experience & Community
Residents enjoy a resort-style atmosphere with year-round events and amenities that encourage social interaction. The community is especially popular with families due to highly rated schools, newer homes with energy-efficient features, and fast fiber internet. Pools, parks, and fitness centers are always active, making it easy to meet neighbors and get involved. However, some residents note drawbacks such as small yards, split-rail fences that limit privacy, high metro-district taxes, and ongoing construction that can cause noise and traffic delays, especially near Powers and Dublin. Despite these challenges, most agree that the sense of community and amenities outweigh the negatives.
Homes & Architecture
Homes in Banning Lewis Ranch are modern, with the average build year around 2020 and an average size of 2,300 square feet, typically offering three bedrooms and three bathrooms. Options range from cozy bungalows and townhomes to spacious ranch-style and custom builds, with square footage from 1,000 to over 6,000. Popular builders include Oakwood Homes, Covington Homes, and Richmond American Homes, each offering energy-efficient designs, open-concept floor plans, and customizable features. Split-rail back fences are required, maintaining open views but reducing backyard privacy. Newer sections offer more backyard space in response to resident feedback.
The Retreat – 55+ Community
The Retreat at Banning Lewis Ranch is a private, gated 55+ community featuring a 10,000-square-foot clubhouse called “The Barn.” Amenities include a fitness center, movement studio, golf simulator, spa, beach-entry pool, event center, and demonstration kitchen. Outdoor features include pickleball and bocce ball courts, a patio with fire pit and BBQ, and direct trail access. The Retreat emphasizes an active, social lifestyle with a full calendar of clubs, classes, and events managed by a Lifestyle Director.
Landscaping
Landscaping guidelines encourage water-saving xeriscaping, ideal for Colorado’s dry climate and helping reduce water bills. Tree-lined streets, parks, and trails enhance the scenic charm, especially with Pikes Peak views. While guidelines maintain neighborhood cohesion, they may feel restrictive to some, and xeriscaping can cost more upfront despite long-term savings. The climate may also limit lush green lawns.
HOA & Metro District Fees
Banning Lewis Ranch uses a metro-district model with several special districts that issue bonds for large projects. HOA fees typically range from $84 to $129 per month, though some sources cite a wider range depending on home type and district. These fees cover landscaping, parks, trails, pools, fitness centers, and community events. Metro district fees, separate from the HOA, are usually around $100 per month and fund roads, water, and major infrastructure. While some residents feel these fees are high and wish for more transparency, most agree the amenities and community benefits justify the cost.
Reputation & Lifestyle
Banning Lewis Ranch attracts a diverse mix of military families, young professionals, and “move-up” locals seeking top amenities without Northgate prices. The median household income is around $108,900, nearly half of all homes have children, and about 86% are owner-occupied, creating a stable, family-friendly environment. Safety is a key advantage, with low crime rates and private security patrols funded by the metro district. While some locals joke about “cookie-cutter east-side sprawl,” the amenities and value are widely recognized in Banning Lewis real estate.
Schools
Families have access to a full K-12 charter school system within the neighborhood. Banning Lewis Ranch Academy (K-8) is known for its caring staff and walkable location, though some parents note crowded pick-up lines and average academic ratings. Banning Lewis Preparatory Academy (6-12) receives strong reviews for its dual-credit classes and low student-teacher ratio but faces challenges with rapid enrollment growth. Inspiration View Elementary (District 49) offers a tech-forward environment but has a limited catchment area. Inspiration Elementary, located on the northeast edge, uses an arts-integrated approach to foster creativity and engagement. Parents should review current feedback and class sizes as the area continues to grow.
If you’re looking for a vibrant, amenity-rich lifestyle in Colorado Springs, connect with a Banning Lewis Realtor to explore your options in this thriving community.
Interactive Map of the Powers Corridor
Neighborhood Pages: Banning Lewis Ranch | Cimarron Hills | Claremont Ranch | Colorado Springs | Constitution Hills | Forest Meadows | Indigo Ranch | Old Farm | Powers Corridor | Ridgeview at Stetson Hills | Rustic Hills | Springs Ranch | Stetson Hills | Wagon Trails.
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The real estate listing information and related content displayed on this site are provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. This information and related content is deemed reliable but is not guaranteed accurate by the Pikes Peak REALTOR® Services Corp.