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New - 1 Hour Ago
$525,000
Active
4
Beds
4
Baths
2792
Sqft
0.1818
Acres
6610 Battle Mountain Rd, Colorado Springs, CO 80922
MLS#: 3181072
If you're considering moving to Colorado Springs, this article will explain the main pros and cons of the area. Colorado Springs has a unique personality, unlike any other city in the country. Let's dive in.
I operate a real estate brokerage in Colorado Springs and am a Realtor who works in every part of this city. I've worked in every neighborhood and have boots-on-the-ground experience with the area lovingly called "The Springs." My family and I relocated to Colorado Springs from Houston, TX, in 2014. We began visiting and researching the area in 2008. I've also lived in several other states, which gives me a unique perspective.
Here is a quick reference to all the topics that we'll cover. You can use the reference guide below to jump to the parts that interest you the most.
Topics Covered
Colorado Springs is a city amid change. As a result, The Springs is continually evolving and adapting to its growing popularity, which brings us to our first point.
Rapid Growth Causes Rapid Change
Colorado Springs has experienced an explosion of growth over the last six decades. The population continues to grow with no end in sight. As a result, this city has changed a lot every year. The popularity of the town helps increase the demand for people moving to Colorado Springs.
Colorado Springs is located in El Paso County, which is home to over 750,000 people. It has grown by 14% over the last 10 years, over twice as fast as the national average of 6%. The Springs has steadily increased at this rate since the 1970s. It's the second-largest city in Colorado, just behind Denver.
Here's a chart showing Colorado Springs' population growth over the past 100 years.
El Paso County includes cities like Fountain, Manitou Springs, Monument, Falcon, and Peyton, all suburbs of Colorado Springs. As the Springs area gets closer to 1,000,000 residents, the dynamics change from a small town to a big one. El Paso County is in the midst of this change right now.
This explosion of growth has been fascinating to observe. When I moved here in early 2014, Interstate 25 at Baptist Road converted from a four-lane to a six-lane highway. Then, a few years later, they widened it to an eight-lane highway and continued this expansion to Denver.
Popular neighborhoods that are commonly known areas didn't even exist when we moved here. Now that the freeway expansion to Denver is complete, we expect even more growth over the coming decades. As the population grows, many parts of the town will also change. The area has experienced real estate price increases, but specific neighborhoods have appreciated much faster than others.
To see a map of the areas that have experienced the highest real estate appreciation during the previous five years, click here or on the image below.
Neighborhoods Vary Dramatically
Neighborhoods in Colorado Springs offer very different experiences based on their elevation and proximity to the mountains. For example, the snow often takes a month longer to melt in the Black Forest than it does in Fountain.
In Falcon, you may need to water your grass more than in the Broadmoor area because it gets less rain and has shallow soil. These different experiences happen within a few minutes' drive from each other. Colorado Springs is unlike any other city I know.
The average elevation is around 6,000 feet above sea level. However, it can vary by over 1,500 feet as you travel from the Southside (near Fountain) to the Northside (near Monument). It only takes 45 minutes to make that drive. That is a substantial elevation change in such a short distance, but it's gradual, so you don't notice it when driving around.
There are not many parts of the county where residents deal with extreme elevation changes, which gives each part of El Paso County a unique feel.
Here's a map showing the different elevation changes around town. These areas are all within 45 minutes of each other.
I currently live on the Northeast side of town. In the Springtime, I can drive to Fountain and see plants starting to bloom. However, when I go home, the temperature will drop 10 to 15 degrees, and the vegetation in my neighborhood is still dormant. Being in the middle of seasonal changes and experiencing them at different times throughout the day is surreal.
As you study neighborhoods in Colorado Springs, notice how different they are from each other. Choosing a part of town that you like the best may take additional research. Experienced real estate agents can offer the best insights into each community. We also have videos of most neighborhoods on our YouTube channel and on the neighborhood pages of this website.
It's Extremely Dry Here
As you read articles about life in Colorado Springs, you'll notice that "dry air" is mentioned quite a bit. People visiting from lower elevations need to drink water every hour to prevent elevation sickness. Dry air has its pros and cons. I personally love it.
The air is clean and crisp in Colorado. I'll never forget the first time I flew into town and the airport doors opened to the outside. The temperature was the same outside as it was in the airport.
Coming from Houston, this was a brand-new experience. The humidity and heat in Houston are extreme and oppressive in most seasons. People rush from their cars to a building to be saved by climate-controlled air. However, I immediately fell in love with the crisp, calm atmosphere outside.
I was also amazed by how fast ice melts at higher elevations. It sounds strange, but it vanishes within a few minutes when you put ice in a glass of water. When you leave the shower and hang up your towel, it will dry within hours or minutes.
Hanging a towel in a humid climate would take more than a day to dry. Dry air also helps take the chill out of the winter air, so you'll often see people in shorts during 40-degree weather.
The downside to the dry climate is that water evaporates quickly. When it rains here, the surface water doesn't stay as long as it does at lower elevations. This dryness causes severe water issues in Colorado, which I'll cover in the next section.
Water is Complicated
Much of Colorado’s water starts as snow in the high mountains. When spring comes, melting snow fills streams and rivers.
Most people live on the Front Range, like Colorado Springs, far from these water sources. This means water travels many miles, sometimes through huge pipes and tunnels, to reach homes. This long trip is important because water supplies can be limited. The city and nearby areas must plan well to make sure everyone has enough. Water rules also change often, especially for people with private wells.
In El Paso and Teller counties, water laws can vary by town or even by neighborhood. Many new neighborhoods have metro districts that set their own water fees. Some residents find that these fees rise quickly or feel unfair. Most of Colorado Springs is served by Colorado Springs Utilities, but neighborhoods on the city’s edge or in the foothills might have a different water district or use wells.
Water rights are constantly changing here. Before buying a home, make sure you know if water service is included, who supplies it, and if new rules might affect your area. Some neighborhoods may have tighter cuts during drought or higher prices, while others remain stable.
If you are moving to Colorado Springs, learning about who manages your water and how secure your supply is can make a big difference.
The Snow is Not Bad
When I told people I was moving to Colorado Springs in 2014, everyone worried about snow.
I honestly thought I would spend months stuck inside. But after living here for years, I have only been snowed in for one day at a time, and that is rare!
Colorado Springs sits along the Front Range, not deep in the mountains, so we actually get less snow than most people expect. When it does snow, it usually does not last long. Our city enjoys over 300 days of sunshine every year. The sun melts the snow fast, and road crews work quickly after a storm. Most of the time, you are back to your normal routine by lunch.
Because winters are pretty dry, the roads are not very icy. Most people drive with regular tires, but many like all-wheel drive for extra peace of mind. Some winters are so mild, we barely see any snow at all.
People here enjoy the outdoors every winter. Locals hike, bike, and even go to work as usual all season. Some of my best hikes have been in the middle of winter, right after fresh snow. For most people who move here, our sunny winters are a happy surprise.
Mountain Life is Hard
Many people who move to Colorado Springs imagine their new home will sit right in the middle of the mountains.
The truth is, Colorado Springs is at the edge of the mountains on what is called the Front Range, not tucked inside them. Living here still lets you wake up to big mountain views every day, but your home will be close to schools, stores, and major roads.
A lot of newcomers arrive hoping for the “mountain life.” Some even start searching for cabins near Woodland Park, thinking about cozy snow days and peaceful woods. But staying through a whole winter in the mountains can be tough, especially if you like seeing friends or being around people often.
I have helped couples sell their mountain dream home after just a year or two because the long winters were more than they could handle. Up in the high country, people might go weeks without good sun or a clear road out. Spring comes much later in the mountains, and the snow can stick around while the city below is already warming up.
Houses on the north side of a mountain lose sunlight much earlier in the day, sometimes as early as 3:30 p.m. This early darkness can make folks feel down, especially in winter. Many people do not realize how hard that is until they experience it all season long. That is why living on the Front Range is so popular.
You get easy access to parks, trails, and mountain adventures, but you still enjoy level land, sunnier days, and a strong sense of community year-round. The lower elevation makes life simpler and more comfortable for most people, especially if you want to stay active all winter.
Fashion is Not A High Priority
Many people notice that Colorado Springs often shows up on lists of the worst-dressed cities.
Most people here care more about comfort and being ready for quick weather changes than about high fashion.
The city does not have as many famous clothing stores as big cities. You will not see lots of designer brands on the streets. Most residents pick outfits that work for hiking or running errands, not for modeling trends.
If you are coming from a place like Houston or New York, you might be surprised by local styles. In winter, you will see coats, hats, and boots. In summer, you will find people in shorts, t-shirts, and outdoor gear.
Locals enjoy this relaxed approach to clothes. They like dressing for comfort and adventure. If you do not want to feel judged for what you wear, you might love it here. Colorado Springs is a great place for people who value comfort and an active, outdoor lifestyle.
We Dress in Layers
Many people in Colorado Springs dress in layers, and new arrivals often notice this right away.
Our weather can change a lot in a single day, starting as low as 30 degrees before sunrise and rising to 80 degrees or more in the afternoon. Because of this, most people care more about staying comfortable than looking well-matched.
If you are thinking of moving here, bring clothes you can wear on top of each other. Light jackets, fleece pullovers, and easy-off sweatshirts are very useful here. Heavy coats and leather jackets are not common in this high, dry mountain air. Instead, folks rely on soft layers that can come on or off as needed, so you may see people with a sweater in the morning and a T-shirt by lunch. Humidity is low year-round, so cotton dries fast, and wool sweaters do not feel sticky.
Once you get used to this way of dressing, keeping up with the local weather is easy. Many people who move from warm or humid states often find they need to buy new clothes better suited to the dry, changing climate. Dressing in layers helps everyone fit in, stay comfortable, and enjoy Colorado Springs no matter the season.
You May Smell Marijuana
If you are visiting from a state where marijuana is not legal, smelling weed in public can feel surprising at first.
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Walking downtown or near busy streets in Colorado Springs, you might catch a whiff from time to time. The first time I noticed it was when my kids and I were visiting Breckenridge. A door swung open, and a cloud of marijuana smell floated out. I worried at first, but it faded quickly, just like most strong street smells do.
In Colorado Springs, locals barely pay attention now, and most people do not talk much about it. Now that recreational marijuana is legal in Colorado Springs city limits, it's just part of life. Studies show that Colorado has not seen large negative effects from legalization.
For families, it is usually just a momentary smell before you walk on and forget about it. Overall, marijuana is not a big topic for most folks living here, and it does not seem to change the feel of neighborhoods or the city’s outdoor lifestyle.
Our Restaurant Scene is Behind the Times
Many people think of big cities as having endless food choices. In places like Houston, you can find famous Mexican restaurants almost everywhere you look. Colorado Springs is a little different. Most people get in the car and drive to find great food. You usually cannot just walk a few blocks and stumble on the perfect meal.
There are some local favorites, but not a huge number of hidden gems. For example, one of the best places for Mexican food is a tiny spot in Fountain. It does not even have a dining area. If you want lots of different food choices, you may have to search a bit. Finding real, authentic dishes can be tricky. Still, things are changing.
In the last couple of years, new places to eat have opened, including some popular restaurants from Denver. Areas like Northgate are now filled with new dining options. Ten years ago, there were not nearly as many restaurants as you see now. As more people move to Colorado Springs, the food scene keeps getting better, and there are more flavors to try every year.
Pikes Peak Never Stops Inspiring
You can spot Pike’s Peak from almost anywhere in Colorado Springs. Every day, its tall, snow-capped peak shines above the city. After a while, Pike’s Peak starts to feel like an old friend you see all the time. Locals call it “America’s Mountain,” and it truly shapes the way the city feels to everyone who lives here.
Few cities in the world have a beautiful mountain as their backdrop. Places like Mount Fuji in Japan are some of the only close matches. This view makes Colorado Springs stand out from other cities in the United States. People who move here say they take more photos of Pike’s Peak than anything else. If you check social media, you will find new pictures of the mountain almost every day. These come from parks, backyards, and popular hiking trails near Garden of the Gods or downtown.
Pike’s Peak is not just part of the view. It is a real part of life in Colorado Springs.
Colorado Springs City Council has done a great job of protecting the views here. They do not allow buildings to develop above a certain height. They have been bullish on maintaining the natural sights for everyone, something I sincerely appreciate. As the population grows, it's harder to maintain that level of protection. Eventually, larger buildings will be a part of the skyline.
Real Estate is Complicated
Colorado Springs used to be voted the third most popular place to live by US News and World Report. Now it's way down the list. Throughout the COVID pandemic, our real estate market dominated others. Colorado Springs' popularity took off, and the demand has affected the housing market.
I've added a screenshot of the last 10-year price increases below. This image was taken from our Market Insider Report for June 2025. You can CLICK HERE to see the current market stats for the El Paso County area at any time.
Today, the median home price in Colorado Springs is $495,000. Home prices have been flat for over three years. As inventory levels rise, home buyers have much more to choose from, but they struggle with high-interest rates.
If you're planning to buy a home in Colorado Springs, be sure to use a licensed real estate agent with at least five years of experience in the area. We currently have over 6,000 agents in our MLS and only sell about 1,000 homes a month as a city.
Many real estate agents only sell 3 to 4 homes per year. They may have a more challenging time getting you the home you want due to a lack of experience. Be careful who you hire as your realtor.
People Enjoy Being Healthy
Colorado Springs is often named one of the healthiest places to live in the United States. Big organizations like the Olympic Training Center call this city home, and you will see local gyms full of friendly faces who care about health and fitness. Many people here cheer each other on as they reach their personal goals.
The city is loved for its wide-open spaces, fresh mountain air, and endless trails. Every day, you will spot groups exploring parks, riding bikes, or climbing steep paths. The high elevation here, about 6,000 feet above sea level, means your heart and lungs work a bit harder, which helps you get in shape faster. The dry, sunny weather makes it easy to head outside year-round, while also reminding everyone to drink plenty of water.
Moving here can truly change your life. I lost 50 pounds in just six months after arriving, mostly from spending so much time hiking, running, and being active in nature. At first, I struggled up the hills and watched older people run past me on the trails. Now, with steady progress, I am one of those runners, covering long miles each week even after a doctor once said I might never run again.
The spirit of Colorado Springs is to keep moving, keep trying, and get outside. This city can be a fresh start for anyone ready to live healthier and feel inspired by nature.
We Love Our Military
Colorado Springs is home to a massive military community.
Over 40,000 active-duty service members and about 80,000 veterans call this city home, making it one of the largest military populations in the country. You will notice pride in the military just about everywhere you go.
The city fills with booming parades, fireworks, and family events at parks and bases for Independence Day, Memorial Day, and Veterans Day. Many shops and restaurants offer military discounts and sometimes free meals during big holidays.
The city’s military bases, like Fort Carson, Peterson, Schriever, and the Air Force Academy, give the area both national importance and a welcoming feel. Meeting military families is one of the biggest surprises for new residents. You will hear stories about travel and teamwork from people who have lived all over the world.
Because military families move often, Colorado Springs always feels full of fresh beginnings. If you are looking for a place where new friends arrive all the time, this is a great spot.
Most New Development is North of Downtown
If you check a map of Colorado Springs, you will see very few new buildings south of Downtown.
The land gets wide and empty as you head south towards Pueblo. Fort Carson Army Base and Fountain are the last busy spots. After that, it is open land for miles. People moving here often notice this right away.
North of Downtown is where most of the city’s new homes and shops are popping up. From the edge of Downtown all the way north to Monument, new neighborhoods are being built every year. Briargate and Northgate are now the main hot spots for new developments.
Falcon and the Powers Corridor are also growing quickly, giving people even more choices for new homes and schools. The award-winning Academy District 20 school district is located North, which is a big draw for families. North Colorado Springs is filled with parks, shopping centers, and top-rated schools, making it the most popular place for people moving to the area.
Traffic is Not Bad, In Comparison
Traffic in Colorado Springs is a big relief for most people moving from bigger cities.
On a normal day, it takes much less time to get anywhere than in places like Denver, Los Angeles, or Chicago. Even when the city is busy, most drivers only wait about 5 to 10 extra minutes in traffic.
The busiest spot is Interstate 25, especially during rush hour or when special events happen, like the big Air Force Academy graduation. During that event, the freeway sometimes shuts down for a few hours when the President visits. Most of the year, though, traffic jams are rare, and you can get across town with very little hassle.
For people used to spending lots of time stuck in jams, living here feels like getting time back in your day. This is one reason so many people from Houston, Chicago, and even California are happy to make Colorado Springs their new home.
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We're Not a "Mini Denver"
Many suburbs near big cities look and feel just like their larger neighbors, but that is not true for Colorado Springs. You'll discover a city very different from Denver.
Colorado Springs has grown fast, with its population rising by about 11 percent over the last ten years. Even with all this growth, many neighborhoods keep that welcoming, small-town feel. Places like Old Colorado City and the Westside have friendly shop owners who remember your name and neighbors who wave hello from their porches.
Unlike Denver, you will not find malls or big shopping centers every few miles. It only takes a couple of months to learn about all the distinct areas of Colorado Springs, so you do not need years to feel like a local. People here notice the growth, but many long-time residents actually hope the city stays calm and cozy.
Colorado Springs attracts those who love the outdoors, mountain views, and family-friendly events like the Labor Day Lift-Off. Every September, for three days, colorful hot air balloons fill the sky, and families love gathering to watch them rise.
Downtown Colorado Springs is not like Denver’s downtown at all. Areas like Northgate, where you see new developments, feel special to this city because they are new and different. Colorado Springs might borrow a few ideas from Denver, but its spirit is laid-back, independent, and welcoming. If you move here, you will quickly notice that Colorado Springs feels more like a big neighborhood than a busy metro area, making it an easy place to feel at home. Not so great for busy nightlife, though.
The Roads Are Always Under Construction
Winter in Colorado Springs can be tough on drivers because the roads take a real beating from ice and snow. In warm states, roads can last many years without any trouble.
It is common to see fresh repaving every two or three years, especially after big storms. Each winter, the freeze and thaw cycles make cracks, and by spring, some roads have dozens of deep potholes. Sometimes the potholes get so big they can bend your car’s wheel or mess up your truck’s shocks in one trip.
Locals often joke about the roads, but it is a serious issue for anyone new to town. Many people are surprised by the number of rough streets and how fast they wear out. If you come from a place with mild weather, you might not expect needing to watch every bump or swerve around big holes.
The city works hard to fix damage, but winters in the Front Range keep repair crews busy all year. Before you move here, it is smart to budget for regular tire checks and plan for spring road repairs, no matter where you settle in the city.
We Love Our Dogs
In Colorado Springs, dogs are more than just pets; they are part of the family.
Most people here keep their dogs indoors, and it seems like nearly every home has at least one furry friend. You rarely see dogs left outside for long, as families want their pets to be safe and comfortable no matter the season.
Neighbors watch out for animals in this city. If a dog is kept outside too long, people will often talk about it on local Facebook groups or on the Nextdoor app. The community cares deeply about animal welfare, and many locals will speak up if a pet’s needs are not met.
You will often spot happy dogs hiking alongside their owners or playing in one of the city’s popular dog parks, such as Bear Creek Dog Park or Palmer Park. These parks are great places for pets to play and make new doggy friends. Colorado Springs is truly a place where dogs are loved and treated with respect by everyone.
Plan for Wind
I watched a PBS show about “sprites”, which are special lightning flashes that jump high above big storms. To see them, scientists fly airplanes along the Rocky Mountains, especially over Colorado Springs, which is famous for wild weather changes. Since moving here, I have seen the weather go from sunny to stormy in just minutes.
The Front Range is where warm air from the Great Plains meets cool air from the mountains. When this happens, we get strong winds and sudden storms in every season. If you travel east to towns like Peyton or Calhan, the wind blows even harder. That is why you see long rows of wind turbines spinning across the plains. This area is one of the best in the United States for wind power.
Homes on the bluffs give you big views, but also strong gusts almost every day. I found out quickly that living in Colorado Springs means you can wake up to blue skies and end the day with wild winds and rolling storms. The weather always keeps life exciting here. Ironically, they rarely have tornadoes on the Front Range.
Landscaping is Difficult in Some Areas
If you are new to Colorado Springs, you might be surprised by how much the land changes across the city.
The elevation in town climbs by as much as 1,500 feet from east to west. Near the foothills, neighborhoods are full of tall pines and wild grasses.
People living close to the mountains often discover deer coming right up to their front yards. Many neighbors share funny stories about deer eating their new flowers overnight. Before you start planting, talk with folks around you to learn which plants actually survive.
On the east side of Colorado Springs, yards look different. You see more open land with lots of sunshine and strong winds. Grass dries out fast, and it is common for people to add fresh sod every few years. The hot sun and dry air mean you have to pick tough grass and landscaping if you want it to last.
As you drive around, you will see just how much landscaping changes in every part of the city. Local experts and neighbors are usually happy to share tips for keeping your yard beautiful, wherever you live in town.
Yes, We Have Bears
Bears do live in Colorado Springs, but real bear attacks almost never happen. I checked the records and have not found a single story of someone being killed by a bear in the city.
At first, my family was very worried about seeing a bear when we moved here. Local people talk about bears and love to share photos online each time one is spotted.
You might see a bear walking through the neighborhood or wandering past a backyard, but most are just looking for food and not interested in people. Some folks even plant berry bushes to try and attract them for fun. I don't recommend this, though.
Over time, my family learned that bears are more curious than dangerous. The chance of having a real problem is super small here. Most people find bears beautiful and a little exciting to see, but there is almost no risk of living near them if you use basic caution.
Colorado wildlife experts say being bear-aware is smart, but the true threat is much smaller than most new residents expect.
Summary
Living in Colorado Springs brings a new adventure every day. My family and I have watched mountain sunsets from our own backyard and explored hiking trails that start right in the city. The area is growing fast, adding new restaurants, fun events, and beautiful parks each year. Colorado Springs sits right near Pikes Peak, so stunning nature is always just minutes away.
Neighbors here truly look out for each other; most neighborhoods feel safe and welcoming. Winters can be a bit cold, but we soak up lots of sunshine. Our downtown keeps improving with new shops and local festivals. Many communities have strong schools, and families enjoy different activities all year long.
If you are thinking about calling Colorado Springs home, I would be happy to answer your questions. My team and I know the area well, and we love sharing honest advice about moving and living here. For us, Colorado Springs has turned every day into something to look forward to. We hope you will find the same joy if you move here.
