Schriever Space Force Base Area Homes: The Complete 2025 Buyer Guide

Quick Answer: Schriever Space Force Base area homes span from Peyton and Falcon communities east of Colorado Springs to Elbert and Calhan further east. Median prices range $380,000-$485,000 depending on specific area. Commute times are 20-40 minutes to Schriever's main gate. Key considerations include rural utility systems (wells/septic), limited commercial development, and BAH adequacy for the eastern El Paso County market.

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 military families navigate housing decisions in Colorado Springs, I've worked as a Certified Financial Coach specializing in the eastern El Paso County market. As a United States Air Force Academy graduate, I'm Weldon Hobbs, and I've seen Space Force and Air Force families make critical mistakes with Schriever area homes—particularly underestimating rural living adjustments and utility system implications for VA loan approval.

Schriever Space Force Base sits 10 miles east of Colorado Springs city limits in a transitional area between suburban development and rural ranch land. Understanding this geography is essential for making informed housing decisions.

Schriever Space Force Base Area Home Market Overview (2025)

The "Schriever area" isn't a single defined market—it's multiple communities at varying distances from the base [1]:

TIER 1: Falcon/Peyton Area (15-25 min commute)
Primary Communities: Falcon, Peyton, Meridian Ranch, Woodmen Hills

Median Home Price: $465,000-$485,000 (Q4 2024)
Typical Home: 2,000-2,600 sq ft, 3-4 bed, 2-3 bath, 0.25-0.5 acre
Utilities: Mix of city water/sewer and well/septic (varies by subdivision)
Schools: Falcon School District 49
Commercial: Falcon has gas stations, grocery (Safeway), limited restaurants
Average Days on Market: 28-35 days (Q4 2024)

This tier offers the best balance of commute time, amenities, and resale value for Schriever families.

TIER 2: Eastern Communities (25-35 min commute)
Primary Communities: Falcon east subdivisions, Peyton outer areas, parts of Elbert

Median Home Price: $410,000-$450,000 (Q4 2024)
Typical Home: 1,800-2,400 sq ft, 3-4 bed, 2-3 bath, 0.5-2 acres
Utilities: Predominantly well water and septic systems
Schools: Falcon District 49 or Peyton District 23
Commercial: Very limited—plan 20+ minute drives for shopping
Average Days on Market: 42-58 days (Q4 2024)

This tier offers larger lots and lower prices but requires acceptance of rural living conditions.

TIER 3: Rural Areas (35-50 min commute)
Primary Communities: Calhan, outer Elbert, Yoder area

Median Home Price: $380,000-$425,000 (Q4 2024)
Typical Home: 1,600-2,200 sq ft, 3-4 bed, 2 bath, 2-5+ acres
Utilities: Well water and septic systems (standard)
Schools: Calhan District RJ-1 or Peyton District 23
Commercial: Minimal—Calhan has basic services only
Average Days on Market: 65-95 days (Q4 2024)

This tier is truly rural—only suitable for families who want ranch-style living and don't mind substantial commutes.

As a USAFA graduate who's worked with hundreds of military families in this market, I've seen the Tier 1 Falcon/Peyton area offer the best combination of commute time, amenities, and resale value. Tier 2 and 3 properties work for specific family preferences but have longer market times when you PCS.

Schriever Commute Time Reality Check

Commute time is the primary housing decision factor for Schriever personnel. Here's what you actually face [2]:

From Falcon (North Gate Access):
Distance: 8-12 miles depending on subdivision
Morning commute (0630-0800): 20-28 minutes
Evening commute (1600-1730): 18-25 minutes
Route: Marksheffel Rd south to Curtis Rd east, or Highway 24 east

Commute quality: Generally smooth. Highway 24 can back up near Peterson SFB during peak times. Winter weather occasionally closes roads.

From Peyton:
Distance: 10-15 miles depending on location
Morning commute: 25-35 minutes
Evening commute: 22-30 minutes
Route: Primarily Curtis Rd east or Highway 24

Commute quality: Rural two-lane roads. Wildlife (deer, antelope) is a legitimate hazard, especially dawn/dusk. Budget extra time in winter.

From Elbert/Calhan:
Distance: 20-30+ miles
Morning commute: 35-50 minutes
Evening commute: 35-50 minutes
Route: Highway 24 or Elbert Rd

Commute quality: Fully rural. Weather significantly impacts commute time. Budget 60+ minutes in winter storms.

I've worked with Schriever families who bought in Calhan to save $50,000 on purchase price, then realized the 45-minute commute (each way) cost them 7.5 hours per week—390 hours per year—of family time. Calculate the true cost beyond just the mortgage payment.

Navigating Schriever Space Force Base area homes requires understanding both the Colorado Springs military market and the eastern El Paso County rural dynamics. As a USAFA graduate with 20+ years serving this community, I've seen every scenario. Book a free 30-minute Transition Strategy Call to discuss your specific situation—whether you're PCSing in, looking to buy, or preparing to sell.

The Well Water & Septic System Reality

The most critical factor many Schriever home buyers overlook: utility systems in eastern El Paso County [3].

Here's what you need to understand:

City Water & Sewer (Uncommon)
Availability: Limited to Falcon town limits and select newer subdivisions (Meridian Ranch, some Woodmen Hills sections)

Advantages:
→ Familiar system for most buyers
→ No maintenance responsibilities
→ Easier VA and conventional loan approval
→ Better resale to non-military buyers

Monthly Cost: $80-$140 for water/sewer combined

VA Loan: No issues—standard approval

Well Water & City Sewer (Rare)
Availability: Some transition-zone subdivisions

Advantages:
→ Lower monthly utility costs
→ VA lenders generally approve
→ Well maintenance only (not septic)

Challenges:
→ Well testing required for loan approval
→ You're responsible for well pump repairs ($800-$2,500)
→ Water quality varies (iron content can be high)

Monthly Cost: $40-$70 for sewer, minimal for well electricity

VA Loan: Requires well testing, flow rate verification, potability certification

Well & Septic (Common in Tier 2-3)
Availability: Most homes outside Falcon town limits

Advantages:
→ No monthly utility bills (just electricity for well pump)
→ Larger lots (septic requires space)
→ Lower purchase prices

Challenges:
→ Well testing required ($250-$400)
→ Septic inspection required ($300-$500)
→ You maintain both systems (major repairs can be $5,000-$15,000)
→ Some VA lenders won't approve well/septic properties
→ Harder resale to buyers unfamiliar with rural systems

Monthly Cost: $0 for utilities (but budget $100-$150/month for future repairs)

VA Loan: Many lenders require 6-month cash reserves, some won't approve at all. Pre-approval BEFORE house hunting is critical.

I've seen Space Force families fall in love with a Peyton home at $430,000, then discover their VA lender won't approve well/septic properties. Always verify your lender's well/septic policy BEFORE starting your home search in the Schriever area.

BAH Adequacy for Schriever Area Homes

Space Force personnel at Schriever receive Colorado Springs BAH rates (despite the base being outside city limits). Here's how 2025 BAH matches the market [4]:

E-5 with Dependents: $1,938/month
Can afford: $380,000-$420,000 homes (with minimal down payment)
Best fit areas: Eastern Falcon, Peyton, possibly Elbert
Challenges: Limited inventory in this price range with city utilities

Strategy: Focus on Tier 2 areas, accept well/septic systems, or consider townhomes in Falcon.

E-7 with Dependents: $2,316/month
Can afford: $460,000-$510,000 homes
Best fit areas: Falcon, Meridian Ranch, Woodmen Hills (Schriever side)
Challenges: This is the "sweet spot" for Schriever buyers—expect competition

Strategy: Pre-approval strong, move quickly on listings, consider new construction.

O-3 with Dependents: $2,583/month
Can afford: $515,000-$570,000 homes
Best fit areas: Falcon, Meridian Ranch, or consider central Colorado Springs
Challenges: At this price point, you have options beyond just Schriever area

Strategy: Decide if commute time matters or if you prefer central location with better amenities. Many O-3+ choose Powers corridor over Schriever area for lifestyle reasons.

These calculations assume 20% down payment and include property taxes ($2,200-$3,800/year typical) and insurance. With minimal down payment, affordable price range drops 10-15%.

School Districts Serving Schriever Area

Education is a significant factor for families with children. The Schriever area spans multiple districts with varying quality [5]:

Falcon School District 49 (Strongest)
Serves: Falcon, eastern Woodmen Hills, western Peyton areas

Strengths:
→ Established military-friendly district
→ Growing enrollment (handles PCS transitions well)
→ Multiple elementary/middle options
→ Falcon High School (rated 7/10 GreatSchools)

Weaknesses:
→ Rapid growth creating crowding
→ Facilities vary (older vs newer schools)

Military family feedback: Generally positive, understands frequent moves.

Peyton School District 23
Serves: Peyton and surrounding rural areas

Strengths:
→ Smaller class sizes
→ Tight-knit community
→ Lower student-teacher ratios

Weaknesses:
→ Very limited program offerings (small district)
→ One elementary, one combined middle/high school
→ Less diversity (predominantly rural families)

Military family feedback: Good for families seeking small-school environment, less suitable for families wanting robust programs.

Calhan School District RJ-1
Serves: Calhan and far eastern areas

Strengths:
→ Small school environment
→ Community-oriented

Weaknesses:
→ Very limited resources
→ Minimal extracurricular offerings
→ Academic performance below state averages

Military family feedback: Few military families choose this district—most commute from Falcon/Peyton instead.

I've worked with families where school district was the deciding factor—they paid $40,000 more for a Falcon home over a Peyton home specifically for District 49 access. If education matters, factor this into your location decision.

Resale Considerations for Schriever Area Homes

Military families PCS every 3-5 years on average. Your resale experience varies significantly by Schriever sub-market:

Tier 1 (Falcon/Peyton) - Strongest Resale
Average Days on Market: 28-42 days
Typical Buyer: Military families (60%), civilian Colorado Springs workers (40%)
Price Appreciation (2020-2024): 38-45% (strong)

Resale advantages:
→ Broad buyer pool
→ Commute works for Schriever, Peterson, and some Schriever SFB contractors
→ Sufficient amenities for most buyers

Resale challenges:
→ Competition from new construction
→ Some buyers prefer central Colorado Springs

Tier 2 (Eastern Areas) - Moderate Resale
Average Days on Market: 45-65 days
Typical Buyer: Military families (80%), rural lifestyle seekers (20%)
Price Appreciation (2020-2024): 32-38% (moderate)

Resale advantages:
→ Lower prices attract first-time buyers
→ Larger lots appeal to specific buyers

Resale challenges:
→ Well/septic systems eliminate some buyers
→ Longer commutes limit buyer pool
→ VA lenders vary on approval (some won't lend)

Tier 3 (Rural) - Slower Resale
Average Days on Market: 70-110 days
Typical Buyer: Rural lifestyle seekers (70%), military families (30%)
Price Appreciation (2020-2024): 28-35% (slower)

Resale advantages:
→ Unique properties for niche buyers
→ Acreage appeals to specific demographics

Resale challenges:
→ Very limited buyer pool
→ Long commute eliminates many military buyers
→ Limited comparable sales (pricing is harder)
→ Properties can sit 3-6 months in slower markets

In my 20+ years serving Colorado Springs military families, I've learned the Tier 1 Falcon area offers the best resale liquidity. Tier 2-3 properties work for specific family circumstances but require acceptance of longer market times when you PCS.

Ready to Discuss Your Colorado Springs Situation?

Every Schriever Space Force Base housing situation is unique, and your specific circumstances—whether it's BAH limitations, school district priorities, or PCS timeline—deserve personalized guidance from someone who knows this market.

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 in the Colorado Springs market, then figure out if real estate makes sense right now—and if so, exactly how to execute.

As a Colorado Springs specialist with 20+ years serving this community and a USAFA graduate who understands military transitions, I personally guide clients through these decisions. 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.

Key Takeaways

• Schriever area homes span three tiers: Falcon/Peyton ($465K-$485K), Eastern communities ($410K-$450K), Rural areas ($380K-$425K)
• Commute times: 20-28 minutes (Falcon), 25-35 minutes (Peyton), 35-50 minutes (rural areas)
• Well/septic systems are common outside Falcon—verify your VA lender's policy BEFORE house hunting
• BAH adequacy varies by rank: E-5 fits Tier 2-3 areas, E-7 fits Falcon sweet spot, O-3 has full market access
• Falcon School District 49 offers strongest educational options for Schriever area
• Resale liquidity strongest in Tier 1 (Falcon), moderate in Tier 2, slower in Tier 3 rural areas

Sources

[1] Pikes Peak Multiple Listing Service. "Eastern El Paso County Market Data Q4 2024."

[2] Google Maps distance/time calculations. "Schriever SFB commute analysis." November 2024.

[3] El Paso County Public Health. "Well Water and Septic System Requirements." https://www.elpasocountyhealth.org/

[4] U.S. Department of Defense. "2025 BAH Rates - Colorado Springs, CO." https://www.defensetravel.dod.mil/

[5] Colorado Department of Education. "School District Performance Frameworks 2023-2024." https://www.cde.state.co.us/