What should I know before moving to Colorado Springs?

Start with how you want to live, not with the house

Most people moving here start by scrolling listings. I understand why, but I ask about your life first, on purpose.

The approach we use with clients is simple: life, then wealth, then real estate.

1. Life. What are you actually trying to do? Where will you work, what does your daily routine look like, and what do you want nearby? If you have kids, what opportunities matter for them?
2. Wealth. Does the plan make financial sense, and does it fit your longer-term goals? How do you make the most of the resources you have?
3. Real estate. Only then do we look for the right property to support both.

Life changes usually drive a move. I think of them as the 12 Ds: diplomas, diamonds, diapers, divorce, downsizing, death, deployments or PCS moves, dislocation (a forced move), direction (a career change), difficulties (financial or medical), diversification (investment property), and dreams (the place you've always wanted to live). Knowing which one is behind your move changes what the right home looks like.

You don't want to end up in a home that doesn't work for how you actually live.

Understand the full monthly cost of a specific home

Two homes at the same price in Colorado Springs can cost very different amounts each month. When I tour homes with buyers, we talk through four costs for every neighborhood and every house:

• Property taxes, which vary by location and the taxing districts that apply.
• Metro district taxes. Many newer El Paso County neighborhoods sit inside a metropolitan district, a special taxing district that pays for roads, water lines, parks, and other infrastructure through an added property tax. The amount can be significant. Check the property's tax bill or tax certificate for any line item referencing a metro district.
• HOA dues, and what they actually cover.
• Homeowners insurance.

No single number tells the story. A home in an area without major wildfire concerns may have lower insurance but sit in a metro district with a high tax. You have to look at all four together.

Take hail and your insurance deductible seriously

Hail is a reality here, and it shapes what you pay. A 2026 analysis by the Colorado Division of Insurance found that hail is the biggest factor driving homeowners insurance rates in the state, accounting for roughly half of the premium along the Front Range.

Before you buy, know exactly what your policy says. Some policies have a flat-dollar deductible; others use a percentage of your home's insured value, which can mean a much larger out-of-pocket cost after a storm. Ask your insurance agent to show you both options and the trade-off between premium and deductible.

Roof type matters too. The state estimated that a fortified, hail-resistant roof could save El Paso County homeowners about $388 a year on average in premiums.

Check what the market is doing before you move

The Colorado Springs market shifts from month to month, and those shifts change how much time and negotiating room you'll have. Before you move, look at a few measures: how long homes are taking to sell, how many homes are for sale compared with how many are selling (months of inventory), whether prices are rising or flat compared with a year earlier, and whether sellers are offering concessions such as help with closing costs or rate buydowns. How to tell whether it's a buyer's or seller's market explains each one, and my monthly Colorado Springs market update sends you the latest numbers. Whatever the market is doing, Colorado Springs costs more than many parts of the country, so running the numbers on a specific home matters.

Understand what supports the local economy

Colorado Springs has a large base of military and aerospace employment. That doesn't eliminate market risk, but it helps explain the steady housing demand here.

It helps to know where things stand:

• U.S. Space Command headquarters is moving to Huntsville, Alabama, following a September 2025 decision. The expected job loss was reduced to closer to 1,000 from the 1,700 first projected, and key operational elements are staying in Colorado.
• The Space Force's year-long Officer Training Course for new officers launched at Peterson Space Force Base in 2024.
• More than 200 space, aerospace, cybersecurity, and defense companies employ about 111,000 people in Colorado Springs, according to 2022 figures from the Colorado Springs Chamber & EDC.

The infrastructure and industry are still here. If your job is tied to a specific installation or employer, factor its outlook into how long you expect to stay.

Know how the city is growing

The mountains limit how much the west side can grow, so most new construction keeps moving east. In July 2026, the city's Planning Commission approved updated plans that could allow up to 5,000 more homes in Banning Lewis Ranch on the east side.

Neither direction is automatically better; each comes with trade-offs you should know about:

• West, and closer to the mountains and I-25: more established neighborhoods and easier access north toward Denver.
• East: more new construction, often inside metro districts, and closer to Peterson Space Force Base and Schriever Space Force Base.

If you're military, plan for the possibility of moving again

Before buying anywhere, I recommend having three things in place:

1. A stable job.
2. An emergency fund, because things will go wrong with a home.
3. A willingness to hold the home for at least five years.

That five-year hold is a real challenge for military families, since PCS cycles often run two to five years. Kristen and I rented out our homes throughout our military career, on purpose, because they were part of our financial plan. If there's a real chance you'll PCS early, be prepared to rent the home out. That means having cash set aside for when something happens, not if. (More on this in Should I sell or rent my Colorado Springs home when I PCS?)

Give yourself enough time

The earlier you start, the more options you keep. See How far in advance should I start looking for a home before moving to Colorado Springs? for timelines, including how we help military buyers purchase remotely.

A simple way to think it through

• If you know how you want to live and what you can comfortably spend each month: start narrowing areas by commute, schools, and daily routine.
• If you may relocate within a few years: compare buying (and renting the home out later) against renting now, and make sure you have cash reserves.
• If you're choosing between two homes: compare the full monthly cost (mortgage, taxes, metro district, HOA, and insurance), not just the price.
• If you're settling here for the long term: give more weight to quality-of-life features, such as single-level living or room for multiple generations.

What could change the answer

• You may be reassigned. If you're military and could PCS again in a few years, plan for resale or renting the home out from the start.
• The specific home. Property taxes, metro district levies, HOA dues, and insurance can make two similarly priced homes cost very different amounts each month.
• Market conditions. Time on market and negotiating room shift from month to month; check the latest numbers before you set your timeline.
• Your timeline. The less time you have before the move, the fewer options you keep open, including a VA loan assumption.
• Selling a home elsewhere. If you need that sale to buy here, the order and timing of the two transactions becomes part of the plan.

When to talk with a professional

A home is one of the largest pieces of most people's finances, so it should fit with your insurance, retirement plans, taxes, and estate plan. Talk with your lender early. Shop your insurance. Involve a CPA or financial planner when tax or long-term planning questions come up, and an estate-planning attorney if ownership or inheritance matters. I'm a real estate professional, not your tax or legal advisor, but I help clients coordinate those conversations so the pieces work together.

If you're also selling a home somewhere else, I can help you identify and personally vet a real estate professional in that market.