Which Colorado Springs neighborhoods are in each school district?
Short answer: Colorado Springs is served by several school districts, not one. In broad terms, Academy District 20 (D20) covers much of the north, Lewis-Palmer D38 covers Monument, Woodmoor, and Palmer Lake, Falcon D49 covers the northeast and Falcon, Colorado Springs D11 covers the central city and much of the west side, and Cheyenne Mountain D12 covers the southwest, with Harrison D2, Widefield D3, Fountain-Fort Carson D8, and Manitou Springs D14 serving the south and west edges. Boundaries don't follow zip codes or major roads neatly, so verify the district for any specific address before you commit to a home.
Why school district boundaries matter when you buy
The school district attached to a home affects more than which schools are assigned to it. It sets one of the largest lines on your property tax bill, because each district certifies its own mill levy. Two similar homes in different districts can carry noticeably different taxes, which is covered in why two similar Colorado Springs homes can have very different property taxes.
This page gives a sampling of neighborhoods in each district, where each district sits, and estimated drive times to the four main military installations. It doesn't rank or rate districts. For school performance data, go to each district and to the Colorado Department of Education's SchoolView, and form your own view.
If you're still deciding what matters most in a location, start with what to prioritize when choosing where to live in Colorado Springs.
Don't rely on a zip code or a major road
Rules of thumb here are right most of the time and wrong exactly at the edges. A common one is that everything north of Woodmen Road is D20. It isn't quite true in either direction:
- West of I-25, D20 extends south of Woodmen. Much of Rockrimmon is D20. Rockrimmon Elementary and Eagleview Middle School, both D20 schools, sit south of Woodmen.
- The same zip code can hold two districts. Rockrimmon and neighboring Mountain Shadows both use the 80919 zip code, but Mountain Shadows is D11.
- North of Woodmen isn't always D20. Farther east, Meridian Ranch and Woodmen Hills are north of Woodmen and in D49. At the north end, D20 includes Gleneagle, much of Black Forest, and a small piece of Monument.
- Some areas are split. Black Forest spans more than one district, including D20 and D38. Stratmoor is mostly in Harrison D2, with a small piece in Widefield D3.
- Attendance areas inside a district change too. Districts periodically redraw which neighborhood feeds which school.
In my experience, most school district lines here are pretty straightforward. But right along the borders, like where D20 dips south of Woodmen, every house depends on its exact address. Verify it when you're looking for a home, before you get attached to one.
How to verify the district for a specific address
Use at least one of these, and ideally two:
- The district's own boundary tool or registration office. D20, for example, publishes an interactive boundary map and a street lookup.
- The El Paso County Assessor's property record. The school district appears in the tax area for the parcel, because the district's mill levy is part of the tax bill. Use the official site, assessor.elpasoco.com.
- The listing, as a starting point only. MLS school fields are entered by people and can be wrong or out of date.
Colorado also has School Choice (open enrollment), which lets students apply to schools outside their assigned district or attendance area, subject to each school's space and deadlines. It's worth knowing about, but it isn't guaranteed, so don't buy based on a school you haven't confirmed you can attend.
About the drive times in the tables below
Each table shows estimated off-peak drive times from a central point in each neighborhood to each base's gate:
- Peterson: West Gate
- Schriever: main gate on Enoch Road
- Air Force Academy: the nearer of the North or South Gate
- Fort Carson: the nearer of Gate 1 or Gate 20
These are approximate windows for comparing areas, not planning your commute. They were estimated from mapped distances and typical road speeds, then reviewed against routes I drive. Actual times depend on traffic, stoplights, time of day, weather, which gate you use, and where you work on base. Before you commit to a home, enter the specific address and your actual destination in Google Maps at the times you'd really be driving. For rush-hour patterns, see how long commutes are in Colorado Springs.
The neighborhoods listed are a sampling, not a complete list, and "largely in" means part of the area may fall in another district.
Academy District 20 (D20)
D20 covers much of northern Colorado Springs and the area around the Air Force Academy, from Rockrimmon east through Briargate and toward Black Forest, and north to Gleneagle. Main corridors: I-25, Interquest Parkway, North Academy Boulevard, Powers Boulevard, and Woodmen Road.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Briargate | 15–25 min | 25–35 min | 5–15 min | 30–40 min |
| Pine Creek | 20–30 min | 25–35 min | 5–10 min | 30–40 min |
| Wolf Ranch | 20–30 min | 30–40 min | 10–20 min | 25–35 min |
| Cordera | 20–30 min | 30–40 min | 10–20 min | 25–35 min |
| Flying Horse | 25–35 min | 30–40 min | 5–15 min | 30–40 min |
| Northgate / Interquest area | 25–35 min | 30–40 min | 5–15 min | 25–35 min |
| Gleneagle | 25–35 min | 35–45 min | 5–10 min | 30–40 min |
| Rockrimmon (largely in D20) | 20–30 min | 25–35 min | 5–10 min | 25–35 min |
| Sterling Ranch | 15–25 min | 25–35 min | 15–25 min | 25–35 min |
Lewis-Palmer School District 38 (D38)
D38 serves the Tri-Lakes area at the north end of El Paso County: Monument, Palmer Lake, Woodmoor, and the northern part of Black Forest. D38 elementary schools run through grade 6. Main corridors: I-25 and Highway 105.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Monument | 30–40 min | 40–50 min | 10–20 min | 40–50 min |
| Jackson Creek | 30–40 min | 40–50 min | 5–15 min | 35–45 min |
| Woodmoor | 30–40 min | 40–50 min | 10–20 min | 40–50 min |
| Palmer Lake | 35–45 min | 45–55 min | 15–25 min | 40–50 min |
Falcon School District 49 (D49)
D49 serves northeast Colorado Springs east of Powers Boulevard, plus Falcon and parts of Peyton. Main corridors: Powers Boulevard, Woodmen Road, Stetson Hills Boulevard, Marksheffel Road, and Highway 24.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Stetson Hills | 15–25 min | 20–30 min | 15–25 min | 25–35 min |
| Springs Ranch | 10–20 min | 20–30 min | 15–25 min | 20–30 min |
| Banning Lewis Ranch | 15–25 min | 20–30 min | 15–25 min | 30–40 min |
| Meridian Ranch | 20–30 min | 20–30 min | 20–30 min | 30–40 min |
| Woodmen Hills | 20–30 min | 20–30 min | 20–30 min | 25–35 min |
| Falcon | 20–30 min | 15–25 min | 20–30 min | 25–35 min |
Colorado Springs School District 11 (D11)
D11 covers the central city, including downtown and the older neighborhoods around it, and much of the west side, including Mountain Shadows. Main corridors: I-25, Highway 24, Platte Avenue, Academy Boulevard, and Nevada Avenue.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Downtown | 10–20 min | 25–35 min | 15–25 min | 10–20 min |
| Old North End | 10–20 min | 25–35 min | 15–25 min | 15–25 min |
| Patty Jewett | 10–20 min | 30–40 min | 10–20 min | 15–25 min |
| Rustic Hills | 5–15 min | 25–35 min | 15–25 min | 15–25 min |
| Old Colorado City | 15–25 min | 25–35 min | 15–25 min | 15–25 min |
| Pleasant Valley | 15–25 min | 30–40 min | 15–25 min | 20–30 min |
| Mountain Shadows | 20–30 min | 30–40 min | 10–20 min | 20–30 min |
Cheyenne Mountain School District 12 (D12)
D12 covers the southwest corner of Colorado Springs, including the Broadmoor area and Skyway. D12 elementary schools run through grade 6. Main corridors: Highway 115, Lake Avenue, Cheyenne Mountain Boulevard, and I-25.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Broadmoor area | 15–25 min | 25–35 min | 20–30 min | 10–20 min |
| Broadmoor Bluffs | 15–25 min | 25–35 min | 25–35 min | 5–10 min |
| Skyway | 15–25 min | 25–35 min | 20–30 min | 10–20 min |
Harrison School District 2 (D2)
Harrison D2 is the district for much of southern and southeast Colorado Springs, including most of Stratmoor. Main corridors: I-25, Academy Boulevard, and Highway 85/87.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Stratmoor Valley (largely in D2) | 15–25 min | 30–40 min | 25–35 min | 5–15 min |
Widefield School District 3 (D3)
Widefield D3 serves the Security-Widefield area on the southeast side, including Lorson Ranch along Fontaine Boulevard. Main corridors: I-25, Highway 85/87, Fontaine Boulevard, and Powers Boulevard.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Security-Widefield | 10–20 min | 20–30 min | 25–35 min | 5–15 min |
| Lorson Ranch | 15–25 min | 15–25 min | 25–35 min | 10–20 min |
Fountain-Fort Carson School District 8 (D8)
D8 serves the City of Fountain and Fort Carson. Main corridors: I-25 and Highway 85/87.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Fountain | 20–30 min | 25–35 min | 30–40 min | 10–20 min |
Manitou Springs School District 14 (D14)
D14 serves Manitou Springs and nearby areas west of Colorado Springs along Highway 24.
| Neighborhood | Peterson | Schriever | Air Force Academy | Fort Carson |
|---|---|---|---|---|
| Manitou Springs | 20–30 min | 30–40 min | 15–25 min | 20–30 min |
Rural eastern El Paso County is served by several smaller districts, including Peyton and Ellicott. If you're looking at acreage east of Falcon, confirm the district with the Assessor's parcel record.
How to use this when you're house hunting
- If you have a specific school in mind, confirm the address with that district before you write an offer, and make it part of your due diligence rather than an assumption.
- If commute matters most, use the tables to narrow areas, then test real routes at real times. A 10-minute window can grow a lot at 7:30 a.m. or in snow.
- If two homes look similar, compare the full monthly cost, not just the price. The school district, fire district, and any metro district all show up in the tax bill, and metro districts in particular can change the math.
- If you're moving on military orders, the same approach applies from a distance. See how early to start buying before a PCS to Colorado Springs.
What could change the answer
- Boundary changes. Districts can redraw attendance areas as new schools open, especially in fast-growing areas in D20, D49, and D3.
- Border homes. A home one street away from a boundary may be in a different district than the neighborhood name suggests.
- New development. New communities on the east and north sides may be assigned to schools that don't exist yet or are still filling.
- Road projects. Projects such as the Powers Boulevard extension can shift drive times.
- Where you actually work. Drive times here end at the gate. Large installations can add real time from the gate to your building.
When to talk with a professional
For school assignment, the district's registration office is the authority. For taxes tied to a district, the El Paso County Assessor is. If you're weighing areas against your commute, budget, and how long you expect to stay, I can help you compare specific homes and the full monthly cost of each, so you can see how the district, taxes, and drive fit together before you decide.
About the author
Weldon Hobbs is a Colorado Springs REALTOR® and co-founder of Team Hobbs Realty. He is a member of The Platinum Group, REALTORS®, Colorado Springs' #1 independent brokerage, which pairs deep local expertise with premium marketing exposure. A U.S. Air Force Academy graduate and retired Air Force veteran, he and his family made more than 10 military moves. Since 2006, he and his wife, Kristen, have bought and sold their own homes, managed a portfolio of rental properties, and guided others through their own real estate decisions. He has also helped both family members and clients downsize, where the decisions are often complex and the process can feel overwhelming. Drawing on his background as a PMP® (Project Management Professional), he helps people break those decisions into clear, manageable steps.
Since beginning his real estate career, he has ranked in the top 7% by sales volume among the more than 4,000 members of the Pikes Peak Association of REALTORS®. He works with military families, seniors and downsizing clients, luxury and premium home sellers, and people relocating to Colorado Springs. He developed the Life → Wealth → Real Estate™ method, hosts the national YouTube channel Life & Real Estate Without Regret, and holds an MBA along with the SRES® (Seniors Real Estate Specialist®), MRP (Military Relocation Professional), and Certified Financial Coach credentials. More about Weldon
Sources
- Academy District 20, School Boundaries Map: https://boundary.asd20.org/
- Academy District 20, School Path and School Choice: https://www.asd20.org/register/school-path/
- Colorado Department of Education, SchoolView, Rockrimmon Elementary (Academy 20): https://www.cde.state.co.us/schoolview/explore/indicators/1040/7460
- Colorado Department of Education, SchoolView, Chipeta Elementary (Colorado Springs 11): https://www.cde.state.co.us/schoolview/explore/dropout/1010/1613
- Colorado Department of Education, SchoolView, Lewis-Palmer 38 district profile: https://www.cde.state.co.us/schoolview/explore/profile/1080
- Lewis-Palmer School District 38, About: https://lewispalmer.org/page/about
- Cheyenne Mountain School District 12, About Our District: https://www.cmsd12.org/page/about-the-district
- Widefield School District 3, Welcome to Widefield: https://www.wsd3.org/welcome-to-widefield
- Falcon School District 49: https://www.d49.org
- Colorado Springs School District 11: https://www.d11.org
- Harrison School District 2: https://www.hsd2.org
- Fountain-Fort Carson School District 8: https://www.ffc8.org
- Manitou Springs School District 14: https://www.mssd14.org
- El Paso County Assessor: https://assessor.elpasoco.com
- Drive-time windows: Team Hobbs Realty estimates from mapped neighborhood and gate locations, reviewed September 2026. Approximate only; verify with Google Maps for your address and destination.