The Platinum Group, REALTORS®Weldon HobbsColorado Springs | REALTOR® | Veteran5.0Google Rated
719-684-6694
Neighborhoods & Schools

What is it like to live in Woodmoor in Monument, Colorado?

By Weldon Hobbs · Team Hobbs Realty
Published · Last reviewed

Woodmoor is an established, wooded, covenant-controlled community in unincorporated El Paso County, just east of I-25 at Monument. It has more in common with Monument and Black Forest than with the busier Jackson Creek area next door: many homes sit on larger, treed lots, and fire mitigation is part of owning one. Homes belong to the Woodmoor Improvement Association, which enforces covenants and charges modest annual dues. Most addresses are in Lewis-Palmer School District 38; verify yours.

Where Woodmoor is

Woodmoor sits in northern El Paso County, east of I-25 near the Town of Monument. Its water and sewer provider, Woodmoor Water and Sanitation District No. 1, describes its service area as about 6.1 square miles, running east of I-25 to just east of Furrow Road, and south of County Line Road to Higby Road. Highway 105 runs along the area's north side, with Lake Woodmoor and Woodmoor Drive inside it.

Getting around:

  • I-25 is close, for trips south to Colorado Springs or north toward Castle Rock and Denver.
  • Monument Hill, the stretch of I-25 just north of Monument, is the highest point on I-25 between Denver and Colorado Springs, at about 7,352 feet. CDOT has warned that because of its elevation, conditions there can deteriorate quickly in winter storms.
  • Emergency care: the nearest emergency rooms are south, toward north Colorado Springs, including UCHealth Emergency Room–Meadowgrass on Meadowgrass Drive and the two hospitals on Briargate Parkway (Children's Hospital Colorado, Colorado Springs, and UCHealth Memorial Hospital North).

Drive times depend on the route and the weather, so drive yours at rush hour, and on a snowy day if you can, before you buy. Commute times by area gives estimated drive times from across the region.

The homes

Woodmoor has been building out for decades: the Woodmoor Improvement Association's amended articles of incorporation date to 1971, and a few lots in its newer sections are still being built on. What that means for buyers:

  • Mostly single-family homes, many on larger, wooded lots, with a wide range of ages and styles.
  • Some homes are updated, some aren't. An older Woodmoor home may still have an original roof, furnace, windows, or water heater. Budget for what's coming. Buying an older home in Colorado Springs covers what to look for.
  • Check the lot and the year built. The El Paso County Assessor's property record shows the lot size, year built, and other details for any address.

Covenants, open space, and community amenities

The Woodmoor Improvement Association (WIA) is a large part of life in Woodmoor:

  • Covenants and architectural control. WIA enforces Woodmoor's covenants, and exterior projects go through its architectural control committee. Read the covenants before you plan a fence, addition, shed, or tree removal.
  • Open space. WIA maintains common areas with trails and fishing.
  • The Barn. WIA's community center at 1691 Woodmoor Drive hosts meetings and can be rented for events.
  • Woodmoor Public Safety. WIA runs its own patrol service, which offers vacation checks.
  • Forest health and fire mitigation. WIA offers Firewise and forest health evaluations, has administered Colorado State Forest Service mitigation grants, and holds free chipping days for residents. Open fires and fireworks are prohibited, and slash burning carries a fine.

HOA, special district, and property tax costs

Even a paid-off home isn't free. Taxes, HOA dues, special district levies, and insurance continue, so I recommend knowing the full monthly cost of any home before you decide.

  • WIA dues. Annual dues were $308 for 2026, according to local reporting on WIA's budget. Some subdivisions inside Woodmoor may have their own association too, so ask for every association's documents and dues for the specific home. What to review before buying a home with an HOA walks through them.
  • Water and sewer. Most of Woodmoor is served by Woodmoor Water and Sanitation District No. 1, a special district that bills for service and may also levy property tax. Confirm the provider for the address; some homes in the area may be on a well or septic instead.
  • Fire protection. Woodmoor is served by the Tri-Lakes Monument Fire Protection District (Monument Fire District), which kept its mill levy at 18.40 mills for 2026.
  • Unincorporated county. Woodmoor isn't inside the Town of Monument, so county rules, not town rules, generally apply. Check the address.

Two homes at the same price can have different tax bills because of the districts they sit in. Why two similar homes can have very different property taxes shows how to compare them, and the El Paso County Treasurer's record shows each address's tax districts.

Schools

Most of Woodmoor is in Lewis-Palmer School District 38, and Lewis-Palmer High School is on Higby Road at the south edge of the area. District 38's elementary schools run through grade 6. School assignments can change and boundaries don't always follow neighborhood names, so verify the district and schools for the specific address with the district before you buy. Neighborhoods by school district explains how to check.

Insurance and wildfire risk

Woodmoor's trees are a big part of its appeal, and they also affect insurance. Homeowners insurance varies by home: the roof's age and material, hail history, and wildfire risk all matter. Colorado now requires insurers to give you a wildfire risk score for your property and to consider mitigation you've done. I recommend mitigation work around the home, and your insurance company is likely to recommend it too. Get an insurance quote for the specific home early in your search. Why insurance varies so much between Colorado Springs homes explains the factors.

Winter weather on the north end

The northern part of the county often gets snow when the south and east sides of Colorado Springs don't. In my experience, there's more weather on the northern side during the winter months, and the drive over Monument Hill can be hard. If you'll commute on I-25, factor that into your decision, and look at how the specific driveway and street handle snow.

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 for every home.

Colorado's standard purchase contract builds in time to do that. During the inspection period (CBS1 § 10.3), you can have the home inspected, including any well or septic. During the association documents review (§ 7.4), you can read the covenants, budget, and rules. During the property insurance review (§ 10.5), you can get an insurance quote. If you're not satisfied, you can terminate by each deadline, in your sole subjective discretion, and your earnest money is returned when you terminate on time. How earnest money works explains the protection.

How to decide whether Woodmoor fits

  • If wooded lots and a covenant-controlled community appeal to you, read the covenants and plan for ongoing mitigation and its cost.
  • If you'll commute to Colorado Springs or Denver, drive I-25 at your commute time, including over Monument Hill.
  • If you're comparing Woodmoor with Jackson Creek or a newer Colorado Springs community, compare the full monthly cost, the insurance quote, and the cost of updates, not just the price.
  • If you're looking at an older Woodmoor home, inspect the roof, systems, and drainage, and ask for receipts and permits for past work.

If you'd like to compare a Woodmoor home with others in the Monument area or Colorado Springs, let's look at them side by side, including the full monthly cost.

What could change the answer

  • The home's wildfire risk, mitigation, and insurance quote.
  • Which associations, water provider, and districts serve the address.
  • How updated the home is, and the age of its roof and major systems.
  • The exact school district and schools for the address.
  • Your commute route and how often you'll drive I-25 in winter.

When to talk with a professional

Get a homeowners insurance quote early. Hire an independent home inspector, and a well or septic inspector if the home has either. Check the tax districts with the El Paso County Treasurer, and read the WIA covenants and documents before your review deadline. Verify schools with the district. And work with a local real estate professional who can compare Woodmoor homes with others in your price range, including the full monthly cost.

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 After 50™, 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

Trying to figure out where to live?

Let's match your commute, schools, and routines to the areas that fit.

Book a call Send a message