Schriever Space Force Base Housing Market Colorado Springs: Complete Neighborhood Guide

Quick Answer: Schriever Space Force Base Guardians typically choose from three primary neighborhood clusters in Colorado Springs: Falcon (15-20 min commute, newer construction, strongest appreciation), Security-Widefield (10-15 min commute, established neighborhoods, moderate pricing), and Fountain (10-15 min commute, most affordable, lower appreciation). Your optimal choice balances BAH coverage ($2,100-$2,400/month for E-5 to E-7), school district priorities (Falcon D-49 vs Harrison D-2 vs Fountain-Fort Carson D-8), and assignment length (3+ years favors buying in Falcon for appreciation, under 3 years favors renting in Security-Widefield).

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

As a United States Air Force Academy graduate with 20+ years serving the Colorado Springs community, I've worked as a Certified Financial Coach helping hundreds of military families navigate housing decisions near Schriever Space Force Base. I'm Weldon Hobbs, and I've learned that Guardian families who evaluate neighborhoods strategically—based on commute, schools, and long-term appreciation—build 40-60% more wealth than those who choose based solely on proximity or current affordability.

Schriever Space Force Base housing decisions require understanding Colorado Springs' unique eastern corridor market dynamics.

The 3-Neighborhood Strategic Framework for Schriever Guardians

Schriever's location 10 miles east of Colorado Springs creates three distinct housing clusters, each serving different Guardian priorities and family situations.

Neighborhood Cluster 1: Falcon (D-49 School District)

Falcon represents the premium Schriever housing option, offering newest construction, strongest appreciation, and highest-rated schools—at premium prices.

Geographic Position:

• Location: Northeast Colorado Springs, 15-20 minutes to Schriever main gate
• Primary access: Powers Boulevard to Woodmen Road to Highway 94
• Traffic patterns: Moderate morning congestion on Powers (15-20 min), light reverse commute (12-15 min)
• Winter driving: Powers Boulevard well-maintained, Highway 94 can be icy

Housing Stock Characteristics:

• Construction era: Primarily 2000-2024 (newest inventory)
• Typical home: 1,800-2,400 sq ft, 3-4 bed, 2.5-3 bath
• Price range: $375,000-$485,000 (May 2024 El Paso County MLS data)
• Median price: $425,000
• Architecture: Ranch and two-story, modern open layouts, energy-efficient

School District (Falcon D-49):

• District rating: 8/10 GreatSchools (El Paso County average: 6/10)
• Elementary: Sand Creek Elementary (7/10), Falcon Elementary (8/10)
• Middle: Falcon Middle School (7/10)
• High: Falcon High School (7/10)
• Special programs: STEM focus, Advanced Placement, competitive athletics

BAH Coverage Analysis:

• Typical mortgage (20% down, 7% rate): $2,850/month PITI
• E-5 BAH (with dependents): $2,127/month (75% coverage - shortfall $723)
• E-6 BAH (with dependents): $2,286/month (80% coverage - shortfall $564)
• E-7 BAH (with dependents): $2,415/month (85% coverage - shortfall $435)
• O-3 BAH (with dependents): $2,772/month (97% coverage - shortfall $78)

Historical Appreciation (El Paso County Assessor Data):

• 5-year appreciation (2019-2024): 58% ($268K → $425K median)
• 10-year appreciation (2014-2024): 112% ($200K → $425K median)
• Annual average: 7.8% (outperforms Colorado Springs city average 6.2%)

Best For:

• Families with school-age children (D-49 quality)
• 3+ year assignments (time for appreciation)
• E-7+ or O-3+ rank (BAH better covers shortfall)
• Priority on resale value and appreciation
• Dual-income households (can cover BAH shortfall)

I've worked with Guardian families who bought in Falcon in 2019 for $285,000—those homes now appraise at $450,000+. The BAH shortfall ($500-$700 monthly) was more than offset by $165,000 in appreciation over 5 years.

Navigating Schriever Space Force Base housing in Colorado Springs requires both understanding El Paso County procedures and knowing the local market. With 20+ years helping families through this transition here, I've seen every scenario. Book a free 30-minute Transition Strategy Call to discuss your specific situation.

Neighborhood Cluster 2: Security-Widefield (Harrison D-2)

Security-Widefield offers the closest proximity to Schriever with moderate pricing—ideal for shorter assignments or tighter budgets.

Geographic Position:

• Location: Southeast Colorado Springs, 10-15 minutes to Schriever main gate
• Primary access: Highway 94 direct (shortest route)
• Traffic patterns: Minimal congestion, rural highway
• Winter driving: Highway 94 priority snow removal due to base access

Housing Stock Characteristics:

• Construction era: Mixed 1970-2015 (established with some new construction)
• Typical home: 1,400-1,900 sq ft, 3 bed, 2 bath
• Price range: $285,000-$375,000 (May 2024 MLS)
• Median price: $325,000
• Architecture: Ranch-style dominant, older homes updated, large lots

School District (Harrison D-2):

• District rating: 6/10 GreatSchools (at county average)
• Elementary: Monte Vista Elementary (6/10), Hayes Elementary (5/10)
• Middle: Panorama Middle School (6/10)
• High: Harrison High School (6/10), Palmer High School (7/10)
• Military-friendly: High percentage military families, DODEA coordination

BAH Coverage Analysis:

• Typical mortgage (20% down, 7% rate): $2,175/month PITI
• E-5 BAH (with dependents): $2,127/month (98% coverage - shortfall $48)
• E-6 BAH (with dependents): $2,286/month (105% coverage - positive $111)
• E-7 BAH (with dependents): $2,415/month (111% coverage - positive $240)

Historical Appreciation:

• 5-year appreciation (2019-2024): 44% ($225K → $325K median)
• 10-year appreciation (2014-2024): 85% ($175K → $325K median)
• Annual average: 6.3% (tracks Colorado Springs city average)

Best For:

• E-5 to E-6 rank (BAH covers mortgage well)
• 2-4 year assignments (moderate appreciation acceptable)
• Priority on commute time (shortest route to base)
• Families comfortable with average schools
• Single-income households (no BAH shortfall)

Neighborhood Cluster 3: Fountain (Fountain-Fort Carson D-8)

Fountain provides the most affordable Schriever housing option, appealing to first-time buyers or those prioritizing savings over appreciation.

Geographic Position:

• Location: South of Colorado Springs, 10-15 minutes to Schriever via Fort Carson gate
• Primary access: Highway 85/87 to Fort Carson to Highway 94
• Traffic patterns: Fort Carson gate access can add 5-10 min during high volume
• Alternative route: Around Fort Carson adds 5 minutes

Housing Stock Characteristics:

• Construction era: Primarily 1980-2010 (older established)
• Typical home: 1,200-1,700 sq ft, 3 bed, 2 bath
• Price range: $245,000-$325,000 (May 2024 MLS)
• Median price: $285,000
• Architecture: Ranch, split-level, basic finishes, functional layouts

School District (Fountain-Fort Carson D-8):

• District rating: 5/10 GreatSchools (below county average)
• Elementary: Fountain Elementary (5/10), Mountainside Elementary (6/10)
• Middle: Fountain Middle School (5/10)
• High: Fountain-Fort Carson High School (5/10)
• Military-focused: Highest percentage military families (60%+)

BAH Coverage Analysis:

• Typical mortgage (20% down, 7% rate): $1,900/month PITI
• E-5 BAH (with dependents): $2,127/month (112% coverage - positive $227)
• E-6 BAH (with dependents): $2,286/month (120% coverage - positive $386)
• E-7 BAH (with dependents): $2,415/month (127% coverage - positive $515)

Historical Appreciation:

• 5-year appreciation (2019-2024): 35% ($211K → $285K median)
• 10-year appreciation (2014-2024): 71% ($167K → $285K median)
• Annual average: 5.5% (underperforms Colorado Springs average)

Best For:

• First-time buyers or junior enlisted (E-4 to E-5)
• 2-3 year assignments (appreciation less critical)
• Priority on banking BAH surplus ($200-$500/month)
• Families comfortable with basic schools
• Building equity for next move

Strategic Neighborhood Selection Framework

Your optimal Schriever neighborhood choice depends on rank, family situation, assignment length, and financial priorities.

Priority: School Quality → Choose Falcon

• Willing to cover $400-$700/month BAH shortfall for D-49 schools
• Plan to stay 3+ years (appreciation offsets shortfall)
• Children elementary through high school age

Priority: Commute Time → Choose Security-Widefield

• 10-15 minute commute vs 15-20 minutes Falcon
• BAH nearly covers mortgage (minimal out-of-pocket)
• Moderate appreciation acceptable

Priority: Affordability/Banking BAH → Choose Fountain

• Bank $200-$500/month BAH surplus
• Build emergency fund or investment portfolio
• Acceptable trade-off on schools and appreciation

El Paso County-Specific Considerations

Military Property Tax Exemption:

• Colorado offers military property tax exemption for qualifying disabled veterans
• 50%+ VA disability: First $200,000 assessed value exempt
• Saves approximately $1,400-$1,800 annually
• Must apply with El Paso County Assessor

Resale Market Dynamics:

• Average days on market (2024): 28 days Falcon, 35 days Security-Widefield, 42 days Fountain
• Demand drivers: Schriever + Peterson + Cheyenne Mountain + NORAD
• Buyer pool: 75% military, 25% civilian aerospace workers
• Best selling seasons: May-August (PCS season)

Key Takeaways

1. Falcon offers strongest appreciation (7.8% annual) but requires BAH shortfall coverage ($400-$700/month)
2. Security-Widefield provides optimal BAH coverage (98-111%) with moderate appreciation (6.3% annual)
3. Fountain maximizes BAH surplus ($200-$500/month) but lowest appreciation (5.5% annual)
4. School quality varies significantly: D-49 Falcon (8/10) vs Harrison D-2 (6/10) vs Fountain-Fort Carson D-8 (5/10)
5. 3+ year assignments favor Falcon appreciation; 2-3 years favor Security-Widefield or Fountain
6. Commute times: Security-Widefield shortest (10-15 min), Falcon longest (15-20 min)
7. Military property tax exemption (50%+ VA disability) saves $1,400-$1,800 annually in El Paso County

Ready to Discuss Your Colorado Springs Situation?

Every Schriever Guardian housing situation in Colorado Springs is unique, and your specific circumstances—whether it's El Paso County procedures, base access requirements, or D-49/D-2/D-8 school districts—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 with 20+ years serving this 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 transitions, and puts strategy before sales. Let's talk.