What is it like to live in the Old North End in Colorado Springs?

The Old North End is a historic neighborhood just north of downtown Colorado Springs and Colorado College, with homes mostly built in the late 1800s and early 1900s. Monument Valley Park, downtown, and Penrose Hospital are all close. Much of it sits in a City historic preservation overlay, so exterior work that needs a building permit, such as a re-roof, also needs City design approval. Busier streets bring traffic and noise, and many homes sit close to the street. Always inspect, and keep a repair budget ready. It's in District 11; verify yours.

Where the Old North End is

The Old North End sits directly north of Colorado College and downtown. The neighborhood association describes its boundaries as Uintah Street on the south, Monument Valley Park on the west, and the Rock Island Trail corridor on the north, with the east edge running roughly along the alley between Corona Street and Wahsatch Avenue. Tejon Street, Cascade Avenue, Nevada Avenue, and Weber Street run north and south through it. Downtown Colorado Springs is a short drive or walk south.

I-25 is just west of Monument Valley Park, so getting on the interstate is quick. Penrose Hospital, at 2222 N. Nevada Ave., has a 24/7 emergency department close by. Drive times depend on the route and the time of day, so drive yours at rush hour before you buy. Commute times by area gives estimated drive times from across the city.

Traffic, noise, and homes close to the street

Living this close to the center of the city comes with traffic and noise. Some people love it, and some people don't. Many homes sit close to the street. In my view, that isn't a negative; it's a reality, and it's worth knowing which way you lean before you buy.

How much you notice it depends on the street. Nevada Avenue, Uintah Street, and the cross streets that feed them carry more traffic than the quieter residential blocks, and homes near the college or the edges of the park see more activity. I recommend visiting the specific home at the times you'd actually be there, such as a weekday rush hour, an evening, and a weekend.

The homes

The neighborhood grew from the 1880s into the early 1900s, much of it during the Cripple Creek gold boom, and many homes from that era are still standing. Expect:

• Older single-family homes, from Victorian-era houses to bungalows and later infill, many on narrower lots with alleys and detached garages.
• A wide range of updates. Some homes have been fully restored with modern systems; others still have older wiring, plumbing, or heating. Two homes at the same price can be very different underneath.
• Check the year built and any past permits. The El Paso County Assessor's property record shows the year built, and the Pikes Peak Regional Building Department's permit search shows permitted work on a property.

Owning a home in the historic overlay

Much of the Old North End is inside the City of Colorado Springs' Historic Preservation Overlay Zone, which covers the Old North End National Register Historic District. What that means in practice:

• Exterior changes that need a building permit and are visible from the street need City design approval first. The City's Historic Preservation Board reviews the request against the North End Historic District design standards and issues a "Report of Acceptability." The board reviews design only.
• Re-roofing has its own application within the overlay, handled through the City's development review office.
• Some work doesn't need review. According to the neighborhood association, replacing windows without changing the size of the opening doesn't need a permit, and small sheds that don't need a permit don't need board review. Confirm your specific project with the City before you start.
• The neighborhood association isn't an HOA. The Old North End Neighborhood is a volunteer nonprofit. It doesn't approve projects or charge mandatory dues; the City does the review.

If you're planning exterior changes, such as an addition, new siding, or a different roof, I recommend talking with the City's historic preservation planner before you buy, so you know what's likely to be approved and how long it takes.

State tax credits may help. Owner-occupied homes in the Old North End or North Weber/Wahsatch National Register historic districts may qualify for Colorado's historic preservation income tax credit for qualified rehabilitation work. For applications submitted on or after January 1, 2026, the residential credit is generally 20% of qualified costs, up to $100,000 per home (as of October 2026). The work has to meet preservation standards, and you apply through History Colorado before you start. Ask your CPA how the credit would work for you.

Always inspect, and budget for the unknown

On a home that's 100 years old or more, my recommendation is simple: always inspect, and be prepared for the unknown. By prepared, I mean having the budget ready to fix things nobody anticipated.

What's worth a close look with your inspector:

• The sewer line. In Colorado Springs, the homeowner owns and maintains the sewer service line from the house to Colorado Springs Utilities' main, and older lines can have root intrusion, cracks, or sags. A sewer camera inspection is worth considering.
• Electrical, plumbing, and heating. Older wiring, galvanized or cast-iron pipes, and aging boilers or furnaces can mean upgrades, and they can affect insurance.
• Foundation, drainage, and the roof.
• Lead-based paint. For homes built before 1978, the seller must disclose known lead-based paint, and you have the right to a lead inspection or risk assessment.
• Radon. Testing is the only way to know the level in a specific home.

What to look for during a Colorado Springs home inspection and buying an older home in Colorado Springs go into more detail.

Parks, trails, and everyday amenities

• Monument Valley Park runs along the neighborhood's west side, with Monument Creek, the Pikes Peak Greenway trail, playgrounds, sports fields, and, in its southern section, a seasonal outdoor pool and tennis, pickleball, and basketball courts.
• The Legacy Loop, an approximately 10-mile ring of trails and parks around downtown, runs along the Pikes Peak Greenway on the west and the Rock Island Trail along the neighborhood's north edge.
• Colorado College borders the south side, with its campus, arena, and events.
• Downtown's restaurants, shops, and venues are a short trip south.

HOA, special district, and property tax costs

Even a paid-off home isn't free. Taxes, insurance, and upkeep continue, and on an older home upkeep can be the biggest variable, so I recommend knowing the full monthly cost of any home before you decide.

• Most single-family homes here have no HOA, but any condominium or townhome building will. If the home is in an HOA, review the documents, dues, and reserves.
• Special districts. Check the taxing authorities for the specific address on the El Paso County Treasurer's or Assessor's site. Why two similar homes can have very different property taxes shows how to compare them.

Schools

The Old North End is in Colorado Springs School District 11. Individual school assignments can change, so verify the schools for the specific address with the district before you buy. Neighborhoods by school district explains how to check.

Insurance

Insurance on an older home depends on the roof, the age and condition of the electrical, plumbing, and heating systems, and the home's claims history. Get a quote on the specific home early, and tell the agent about any older systems. Why insurance varies so much between Colorado Springs homes explains the factors.

Check every home, every time

Every home is different, and every neighborhood is different. The HOA, insurance, special districts, the age of the home, and the age of its systems all matter, so I recommend checking all of them every time.

Colorado's standard purchase contract builds in time to do that. By deadlines you negotiate, you can review the inspection results (§ 10.3), any HOA documents (§ 7.4), and the property insurance you can get (§ 10.5), and you can end the contract if you're not satisfied with any of them, at your sole discretion. If you terminate properly by the deadline, your earnest money is returned. How earnest money works in Colorado Springs explains that protection.

How to decide whether the Old North End fits

• If you love older architecture and being close to downtown, the Old North End offers both. Visit at different times of day to see how the traffic and noise feel to you.
• If you're planning exterior changes, talk with the City's historic preservation planner before you buy.
• If you're comparing an older home here with a newer home elsewhere, compare the full cost, including the repairs and updates a 100-year-old home tends to need, not just the price.
• If a quiet street matters to you, look closely at where the home sits relative to the busier streets.

What could change the answer

• How updated the home is, and the age of its roof, sewer line, and major systems.
• Whether the home is inside the historic overlay, and what changes you plan to make.
• Which street the home is on and how much traffic it sees.
• The insurance options for the specific home.
• The exact schools for the address.

When to talk with a professional

Hire an independent home inspector, and consider a sewer camera inspection. Get a homeowners insurance quote early. If you plan exterior work, talk with the City's historic preservation planner; for the state tax credit, talk with History Colorado and your CPA. Verify schools with District 11. And work with a local real estate professional who can compare historic homes with others in your price range, including the full monthly cost.

Sources

• Old North End Neighborhood, About (boundaries and historic districts): https://oldnorthend.org/about-onen/
• Old North End Neighborhood, Overlay Zoning (review process, re-roofs, windows, tax credits): https://oldnorthend.org/overlay-zoning
• City of Colorado Springs, Historic Preservation (overlay review and applications): https://coloradosprings.gov/node/69316
• City of Colorado Springs, North End Historic District Design Standards: https://coloradosprings.gov/sites/default/files/planning/design_standards_nend.pdf
• Colorado General Assembly, HB24-1314 session law (historic preservation tax credit): https://leg.colorado.gov/sites/default/files/documents/2024A/bills/sl/2024a_sl_245.pdf
• History Colorado, Preservation Tax Credits: https://www.historycolorado.org/preservation-tax-credits
• Colorado Springs Utilities, Wastewater backup policy (service line responsibility): https://www.csu.org/Pages/WastewaterBackup.aspx
• U.S. EPA, Real Estate Disclosures about Potential Lead Hazards: https://www.epa.gov/lead/real-estate-disclosure
• Downtown Partnership, Parks and fountains (Monument Valley Park): https://downtowncs.com/outdoor-adventures/parks-and-fountains
• City of Colorado Springs, Legacy Loop: https://coloradosprings.gov/legacyloop
• CommonSpirit, Penrose Hospital: https://www.mountain.commonspirit.org/location/penrose-hospital
• Pikes Peak Regional Building Department (permit search): https://www.pprbd.org
• El Paso County Assessor (property records): https://assessor.elpasoco.com
• Colorado Springs School District 11: https://www.d11.org