Colorado Springs Military Retirement Relocation: Complete Strategic Guide

How Should Military Members Retire to Colorado Springs?

Military retirement to Colorado Springs requires a 3-phase approach: Pre-retirement planning (12-18 months out), transition execution (final 6 months), and post-retirement optimization (first 2 years). Most successful retirees coordinate VA benefits, healthcare access, housing strategy, and lifestyle priorities before final PCS.

Discuss your Colorado Springs situation: Book a free call at https://askweldonhobbs.com (20+ years serving El Paso County families)

In my 20+ years helping hundreds of families navigate military retirement to Colorado Springs, I've worked as a Certified Financial Coach coordinating housing, VA benefits, and financial planning. I'm Weldon Hobbs, a United States Air Force Academy graduate, and one pattern stands out: military retirees who execute all three phases of the transition framework save $30,000-$80,000 and avoid the common mistakes that force costly housing changes within 24 months.

Most military members retiring to Colorado Springs focus entirely on house hunting. That's like planning a cross-country move by picking a hotel at the destination—important but missing the strategic preparation that determines success. As a USAFA graduate who's navigated both military transitions personally and helped hundreds of families through retirement relocations, I understand the unique considerations for Peterson Space Force Base, Schriever Space Force Base, and Fort Carson retirees.

This guide provides the complete Colorado Springs military retirement framework with local market data, VA benefit optimization, and neighborhood matching strategies specific to El Paso County.

The 3-Phase Colorado Springs Military Retirement Framework

Successful military retirement to Colorado Springs operates through three sequential phases—most families only execute one.

Phase 1: Pre-Retirement Strategic Planning (12-18 Months Out)

The foundation phase happens before retirement orders. Strategic decisions made here determine your Colorado Springs lifestyle and financial outcomes:

VA Benefits & Healthcare Strategy

• VA disability rating: File disability claim 180-90 days before retirement. Colorado Springs has VA Eastern Colorado Health Care System with clinic at Peterson SFB. Rating determines property tax exemption eligibility (50%+ disability = $200K exemption in El Paso County)[1]
• TRICARE Prime vs Select: Colorado Springs has limited TRICARE Prime network. Most retirees use TRICARE Select with Evans Army Community Hospital or UCHealth Memorial as primary providers. Prime requires PCM assignment at military facility—difficult for non-Fort Carson retirees
• VA Home Loan Certificate: Request COE during transition. Colorado Springs median home price $475,000 (November 2024). VA loan eliminates PMI, saving $2,850-$4,750 annually[2]

Local insight: Many Peterson SFB and Schriever SFB retirees mistakenly assume they'll keep military healthcare access post-retirement. Unless you're at Fort Carson (which has Evans Army Community Hospital accepting retirees), you'll use TRICARE Select and civilian providers. Factor this into housing location—north Colorado Springs has better specialist access than Security-Widefield area.

Retirement Financial Preparation

• Cost of living adjustment: Colorado Springs is 8-12% higher than national average but 15-25% lower than Denver. Median household income: $78,100. Budget $50-65/square foot annually for utilities (high elevation = heating costs)[3]
• Property tax planning: El Paso County effective rate 0.48% (among lowest in Colorado). $475K home = $2,280 annual property tax. With 50%+ VA disability exemption, drops to $1,320
• State tax consideration: Colorado has flat 4.40% income tax—military retirement pay is fully taxed (unlike some states that exempt it). $60K retirement pay = $2,640 annual state tax[4]
• TSP/401(k) coordination: Plan withdrawal strategy with CPA before retirement. Colorado Springs has active military retiree community—coordinate with MOAA Colorado Springs chapter for financial planning resources

Colorado Springs Lifestyle Assessment

Different base communities have distinct Colorado Springs preferences:

• Peterson SFB/Schriever SFB retirees: Often prefer north Colorado Springs (Briargate, Flying Horse Ranch, Woodmen Hills) for newer construction, higher-end amenities, proximity to I-25, and better school districts. Median price: $525,000-$650,000
• Fort Carson retirees: Split between Fountain/Security-Widefield (south, closer to base, lower cost, median $375,000) and west Colorado Springs (Cimarron Hills, Old North End, median $425,000) for mountain proximity
• Academy retirees: Heavily favor north Colorado Springs near USAFA (Monument, Black Forest, Woodmoor, median $575,000-$725,000) for school district and community connections

Critical Phase 1 decision: Are you retiring FOR Colorado Springs (lifestyle, family, outdoor recreation) or retiring TO Colorado Springs (cost, familiarity, veteran community)? This determines neighborhood priorities. The "retiring FOR" group invests in amenities and location; the "retiring TO" group optimizes for cost and base access.

Navigating military retirement to Colorado Springs requires both understanding El Paso County procedures and knowing the local market. As a USAFA graduate with 20+ years serving Colorado Springs military families, I understand both the transition framework and the local market. Book a free 30-minute Transition Strategy Call to discuss your specific situation.

Phase 2: Transition Execution (Final 6 Months Before Retirement)

Execution phase converts strategic planning into action. Timeline coordination is critical—Colorado Springs real estate market has distinct seasonal patterns.

Colorado Springs Housing Market Timing Strategy

El Paso County real estate follows predictable seasonal cycles:

• Spring (March-May): Peak inventory, highest competition, prices 5-8% above winter baseline. Best time for buyers with school-age kids (settled before fall semester)
• Summer (June-August): Continued strong market, inventory stabilizes, prices plateau. PCS season drives military buyer activity
• Fall (September-November): Inventory drops 25-35%, prices soften 3-5%. Better negotiation leverage, fewer buyers, but limited selection
• Winter (December-February): Lowest inventory (40-50% below spring), prices 5-8% below peak. Best values but extremely limited selection[5]

Strategic military retirement timing: If your retirement date is flexible by 60-90 days, retiring October-January gives you late winter/early spring house hunting (February-April)—good inventory before peak competition. Retiring April-June means summer house hunting (high competition, peak prices).

Colorado Springs Neighborhood Deep Dive for Military Retirees

Based on 20+ years of data, here are the neighborhoods where military retirees concentrate in Colorado Springs:

• North Colorado Springs - Briargate: Median $550K, 2,400-3,200 sq ft, built 1990-2010. Large military retiree community (18% of residents). Excellent schools (D-20). 25 min to Peterson SFB, 40 min to Fort Carson. HOA $50-$120/month. Best for: Peterson/Schriever retirees with school-age kids
• Flying Horse Ranch (North): Median $675K, 2,800-4,000 sq ft, built 2005-2020. Growing military retiree population (12%). Top-rated schools (D-20, Lewis-Palmer). 30 min to Peterson SFB. HOA $150-$250/month. Best for: Higher-income retirees prioritizing amenities
• Fountain/Security-Widefield (South): Median $375K, 1,800-2,600 sq ft, built 1975-2005. Highest military retiree concentration (35% of residents). Schools average (D-3). 10-15 min to Fort Carson. HOA $0-$75/month. Best for: Fort Carson retirees prioritizing affordability and base access
• Powers Corridor (East): Median $425K, 2,000-2,800 sq ft, built 1980-2015. Strong military presence (22%). Mixed schools (D-20, D-49). 20 min to Peterson SFB, Schriever SFB. Lower HOA $0-$100/month. Best for: Space Force retirees wanting value and base access
• West Side - Old Colorado City: Median $450K, 1,600-2,400 sq ft, built 1950-1990. Smaller military retiree presence (8%) but growing. Unique character, mountain views. Schools vary. 25 min to bases. Best for: Retirees prioritizing lifestyle over military community

Warning for out-of-state buyers: Colorado Springs home photos often don't show the significant variation in neighborhood quality within 1-2 miles. Security-Widefield (south) has pockets ranging from well-maintained military family areas to economically struggling zones. Visit in person or hire experienced buyer's agent familiar with micro-neighborhoods.

Colorado Springs VA Home Loan Process

Timeline for Colorado Springs home purchase with VA loan:

1. Day 1-7: Pre-approval with VA-experienced lender. Colorado Springs has 15+ VA-approved lenders—use one familiar with El Paso County appraisals. Get pre-approval before house hunting
2. Day 8-30: House hunting (typically 10-20 showings over 2-4 weekends). Median days on market: 28 days (Q4 2024). Competitive offers often need escalation clauses or appraisal gap coverage
3. Day 31: Offer accepted. Include VA loan addendum, standard Colorado inspection objection deadline (10 days), appraisal contingency
4. Day 32-42: Home inspection ($400-$600), radon testing (required in El Paso County, $150-$250), negotiate repairs
5. Day 43-60: VA appraisal ($600-$800). El Paso County appraisers are conservative—expect appraisal at/below contract price in 30% of cases. Plan for potential appraisal gap
6. Day 61-75: Final loan processing, underwriting, clear-to-close
7. Day 75-80: Final walkthrough, closing (typically at title company downtown Colorado Springs)

Phase 3: Post-Retirement Optimization (First 24 Months)

Optimization phase ensures your Colorado Springs retirement meets lifestyle and financial goals. Many retirees skip this phase—then make costly housing changes within 24 months.

Colorado Springs Military Retiree Community Resources

• Military Officers Association of America (MOAA) - Pikes Peak Chapter: Monthly meetings, financial planning seminars, social events. Strong networking for Peterson/Schriever retirees
• Colorado Springs Military Retiree Activities Office: Located at Peterson SFB, provides ID card services, retiree benefits information, activity passes
• Fort Carson Retirement Services Office: Coordinates pre-retirement briefings, retiree benefits, SBP counseling
• Pikes Peak Veterans Chamber of Commerce: Business networking, veteran employment resources, quarterly socials
• USAFA Association of Graduates - Pikes Peak Chapter: Monthly events for Academy graduates (active, guard, reserve, retired)[6]

First-Year Financial Adjustments in Colorado Springs

Common first-year financial surprises for military retirees in Colorado Springs:

• Heating costs: High elevation (6,035 ft) = winter heating bills $150-$300/month (November-March). Budget $1,200-$1,800 annually beyond summer costs
• Property maintenance: Dry climate causes wood shrinkage, deck weathering. Budget $2,000-$4,000 first-year maintenance beyond normal repairs
• Vehicle registration: Colorado requires annual registration + emissions testing. $100-$200 annually plus sales tax on vehicle value when registering (2.9% first-time Colorado registration)
• HOA fees: If applicable, often increase 3-5% annually. Review HOA meeting minutes for planned special assessments
• State income tax: First state tax payment (April after retirement) surprises many retirees from tax-free states. Budget $2,500-$4,500 for $60K-$80K retirement income

I've worked with retirees who underbudgeted first-year Colorado Springs costs by $8,000-$15,000. Build 10-15% buffer into first-year budget for unexpected local cost adjustments.

24-Month Colorado Springs Lifestyle Evaluation

At 24 months post-retirement, conduct honest lifestyle assessment:

• Housing match: Does neighborhood meet retirement lifestyle needs? Many retirees discover they prioritized "what military families do" (focus on schools, base access) over "what retirees actually want" (recreation, healthcare, social community)
• Healthcare satisfaction: Is TRICARE Select network meeting needs? Switching from Evans Army Community Hospital to UCHealth or Penrose often improves specialist access
• Financial sustainability: Are you living within retirement income without eroding savings? Colorado Springs cost of living surprises many retirees—particularly those from lower-cost duty stations
• Social integration: Have you built non-military social connections? Retiree identity often struggles when 100% of social circle is military-connected
• Recreation utilization: Are you using Colorado outdoor recreation? If not, you're paying mountain living costs without mountain lifestyle benefits—consider whether plains states offer better value

Real example: Fort Carson retiree purchased Fountain home ($385K) for base access and cost. After 18 months, realized they visited base once weekly but drove to north Colorado Springs daily for recreation, shopping, medical. Sold Fountain home, moved to Powers Corridor—15-minute commute improvement, better lifestyle match, minimal cost increase.

Common Colorado Springs Military Retirement Relocation Mistakes

1. MISTAKE: "I'll retire to Colorado Springs because my last assignment was here" REALITY: Your last assignment lifestyle (working full-time, frequent TDYs, military social circle) differs dramatically from retirement lifestyle. What worked at age 35-45 may not work at 45-55 in retirement
2. MISTAKE: "I need to be near my base for retiree benefits" REALITY: Besides healthcare (which most retirees access via TRICARE Select civilian network), base proximity offers minimal retiree value. Commissary savings: $50-$100/month. Not worth housing location compromise
3. MISTAKE: "I'll buy the biggest house my VA loan allows" REALITY: Colorado Springs property taxes are low, but maintenance, utilities, and upkeep costs increase with square footage. Many retirees downsize within 36 months after realizing 3,500 sq ft is expensive for two-person household
4. MISTAKE: "Colorado Springs is military-friendly, so all neighborhoods work" REALITY: Fountain/Security-Widefield caters to active duty. North Colorado Springs (Briargate, Flying Horse) caters to officers and retirees. Powers Corridor is mixed. Choose intentionally
5. MISTAKE: "I'll figure out the VA disability exemption later" REALITY: File disability claim 180-90 days BEFORE retirement. Retroactive exemption application is administratively complex in El Paso County. Early filing saves $500-$1,000+ first-year property tax

Key Takeaways: Colorado Springs Military Retirement Relocation

1. Execute 3-phase framework: Pre-retirement planning (12-18 months out), transition execution (final 6 months), post-retirement optimization (first 24 months)
2. File VA disability claim 180-90 days before retirement for property tax exemption (50%+ rating = $200K exemption in El Paso County)
3. Colorado Springs median home price: $475,000 (November 2024). Budget $2,280 annual property tax (or $1,320 with VA exemption)
4. Peterson SFB/Schriever SFB retirees concentrate in north Colorado Springs (Briargate, Flying Horse, median $550K-$675K)
5. Fort Carson retirees split between Fountain/Security-Widefield (south, median $375K) and Powers Corridor (east, median $425K)
6. Colorado Springs real estate peaks in spring (March-May), bottoms in winter (December-February). Retiring October-January enables spring house hunting
7. TRICARE Prime is limited in Colorado Springs—most retirees use TRICARE Select with civilian providers
8. Budget 10-15% first-year cost buffer for unexpected Colorado Springs expenses (heating, maintenance, vehicle registration, state income tax)
9. Conduct 24-month lifestyle assessment—many retirees discover housing priorities based on active-duty needs don't match retirement lifestyle

Ready to Discuss Your Colorado Springs Situation?

Every military retirement situation in Colorado Springs is unique, and your specific circumstances—whether it's Peterson SFB, Schriever SFB, Fort Carson, or USAFA connections—deserve personalized guidance from someone who knows this community.

Here's how the free 30-minute Transition Strategy Call works: We'll identify which of the 12 major life transitions you're navigating, map out how to optimize for wealth outcomes by coordinating with your local CPA/attorney/financial advisor, then figure out if real estate makes sense right now in the Colorado Springs market—and if so, exactly how to execute.

As a Colorado Springs specialist and USAFA graduate with 20+ years serving this military community, I personally guide clients through these transitions. Whether I represent you directly or help coordinate your overall strategy, you'll walk away with clarity.

[Book Your Free Transition Strategy Call] → https://askweldonhobbs.com

You deserve guidance from someone who knows Colorado Springs, understands military transitions, and puts strategy before sales. Let's talk.

Sources

• [1] El Paso County Assessor - "Property Tax Exemptions for Disabled Veterans" - https://epcassessor.elpasoco.com/
• [2] Zillow - "Colorado Springs Home Values November 2024" - https://www.zillow.com/colorado-springs-co/home-values/
• [3] Council for Community and Economic Research - "Cost of Living Index Colorado Springs 2024" - https://www.coli.org/
• [4] Colorado Department of Revenue - "Individual Income Tax Rates 2024" - https://tax.colorado.gov/
• [5] Pikes Peak Association of REALTORS - "Market Statistics Report 2024" - https://www.pparmls.com/
• [6] United States Air Force Academy Association of Graduates - "Pikes Peak Chapter" - https://www.usafa.org/