Homes for Sale Under 800K in Colorado Springs, CO

Buying makes more sense if you're staying five-plus years, since median rent runs close to $1,700 for an apartment and around $2,200 for a house. A mortgage on the median home usually costs more monthly once taxes and insurance are added. If you're still deciding between the north and south side of the city, renting buys you time to figure that out first.

The median sits around $474,950, which runs roughly 19% to 23% below Denver for comparable homes. Prices vary a lot within the city too, from the $300,000s in Fountain and Security Widefield to $550,000-plus in Briargate and Monument.

No, Colorado's constitution bans new local transfer taxes, so you'll only pay a small documentary fee of about $0.01 per $100 of the sale price. Budget separately for standard closing costs, typically 2% to 5% of the purchase price for loan fees, appraisals, and title insurance.

Colorado Springs puts Pikes Peak and Garden of the Gods within minutes of most neighborhoods. Five military installations anchor a defense-driven economy that holds steadier than tourism-dependent markets. Housing runs well below Denver, though hail and wildfire have pushed insurance premiums sharply higher.

Test every Colorado Springs home for radon, because El Paso County sits in EPA Radon Zone 1. More than 40% of county homes tested between 2005 and 2023 came back high. An inspection add-on costs $125 to $200, while mitigation runs $1,300 to $3,000 and is often negotiable with the seller.

Yes, particularly on the west side, in Black Forest, and near Manitou Springs, where the Waldo Canyon and Black Forest fires destroyed a combined 800-plus homes in 2012 and 2013. Insurers now often limit new policies in those areas to homes with Class A roofs and at least 30 feet of documented defensible space.

That premium tracks the Air Force Academy, not Peterson or Schriever. Briargate and Northgate, popular with Peterson and Schriever personnel, run $450,000 to $580,000, higher than Fort Carson-adjacent areas like Fountain. The tradeoff is generally newer construction and shorter commutes to those specific installations.

The market has cooled without falling, with homes averaging about 63 days in Colorado Springs. Prices are still up 0.01% year over year. You have more room to negotiate than during the 2021 peak, though homes close near 98.8% of asking.