If you are PCSing to Colorado Springs, the hardest part is often not finding a house. It is figuring out where to start. With multiple military installations around the city, your neighborhood search can get clearer and less stressful when you organize it around your base assignment first. In this guide, you will learn how to narrow Colorado Springs neighborhoods by commute, budget, and lifestyle so you can build a practical shortlist with more confidence. Let’s dive in.
Start With Your Base Assignment
For most PCS buyers, the smartest first move is to sort neighborhoods by installation location before you compare home styles or amenities. Official base geography puts Peterson Space Force Base near the airport corridor in Colorado Springs, Schriever Space Force Base about 10 miles east of the city, Fort Carson south of Colorado Springs, and the U.S. Air Force Academy in the north-gate area near the Academy. You can see that general placement through Peterson and Schriever Space Force Base information.
That matters because Colorado Springs is spread out. A neighborhood that looks great on paper may not make sense if it adds too much cross-town driving to your routine. Once you know your commute bucket, it becomes much easier to compare neighborhoods based on price, home type, and day-to-day convenience.
Use Commute Buckets First
If you are moving from out of state, a simple screening system can save time. Start with the base, then narrow by budget and the type of home or lifestyle you want.
A practical order looks like this:
- Confirm your assigned installation.
- Choose neighborhoods that fit that commute.
- Decide whether you care more about newer homes, lower maintenance, character, or lot size.
- Compare nearby shopping, parks, dining, and recreation.
This approach helps you avoid falling in love with a house before you know whether the location works for your daily life.
North Colorado Springs Options
Briargate for Balance
Briargate is often a strong middle-ground option if you want north-side convenience and a broad mix of housing. According to Visit Colorado Springs' Briargate area guide, it is one of the city’s largest residential areas and offers parks, trails, shopping, dining, and healthcare access.
Housing options in Briargate include split-level homes, newer construction, and paired-home communities. Research in your report shows split-level homes averaging around $510,000, newer traditional homes around $585,000 to $675,000, and paired homes starting around $400,000, with a median sale price near $529,000. For PCS buyers assigned to USAFA or Peterson, Briargate can be a practical way to stay north without pushing into the highest price band.
Northgate for USAFA Access
Northgate is often the first place buyers look when they want a north-side commute plus newer housing and a lot of nearby amenities. The neighborhood includes newer single-family homes, townhomes, patio homes, and apartment-style options, and the Air Force Academy sits directly to the west according to Homes.com’s Northgate neighborhood overview.
The same source shows listings roughly from $575,000 to $950,000, with a 12-month median sale price around $660,000. Visit Colorado Springs' Northgate and InterQuest information also supports the area’s reputation for shopping, dining, recreation, and entertainment access. If you want a newer-home feel and a straightforward USAFA-oriented location, Northgate usually belongs on your list early.
South and East Options
Security-Widefield for Value Near Fort Carson
Security-Widefield is often one of the first places Fort Carson buyers look when affordability and space matter. Visit Colorado Springs’ Security-Widefield guide describes the area as an unincorporated part of south El Paso County between Colorado Springs and Fountain, with community parks, local resources, and small-business dining.
The housing mix includes split-level and multi-level homes, ranches, Craftsman-style homes, and newer traditional builds. Your research report places the general home range from about $210,000 to $680,000 depending on age and finish, with broader price data clustering in the mid-$300,000s to about $400,000. For buyers who want to stay closer to Fort Carson while keeping the budget grounded, this is an important neighborhood bucket to evaluate.
Fountain for Budget Flexibility
Fountain gives many south-side buyers more room in the budget while still keeping everyday errands manageable. Visit Colorado Springs’ Fountain guide highlights access to local shops, coffee spots, breweries, Fountain Creek Regional Park, a splash pad, and Pikes Peak International Raceway.
Homes in Fountain include early-20th-century bungalows, midcentury ranches, split-level homes, townhouses, and newer traditional construction. Research in your report places the price range roughly from $200,000 to $515,000, with a median sale price around $315,000, and notes Fort Carson is about 13 miles away. If you need a practical Fort Carson commute with more budget flexibility, Fountain is worth a close look.
Cimarron Hills for Schriever Buyers
If Schriever Space Force Base is your top priority, Cimarron Hills deserves early attention. Because Schriever sits east of Colorado Springs, east-side neighborhoods can help reduce cross-town driving.
According to Homes.com’s Cimarron Hills guide, the area offers a wide variety of home styles and sizes, with raised ranch-style homes starting around $360,000 and a 12-month median sale price of about $364,900. Your research report also notes a current median sale price near $390,000 from Redfin. For PCS buyers who want an east-side option with more moderate pricing, Cimarron Hills is a sensible starting point.
Westside Choices for Lifestyle
Old Colorado City and Westside Character
If your priority is character, central access, and a more walkable feel, Old Colorado City and the broader Westside may stand out. Visit Colorado Springs’ Old Colorado City guide describes the district as a shopping, dining, and entertainment area with historic buildings, galleries, and regular community activity.
Housing in the area includes restored Craftsman homes, cottages, contemporary new construction, ranch homes, split-levels, and bungalows. Your research report shows a broad price range, roughly from $300,000 to $800,000 in Old Colorado City, with Westside homes often falling around $385,000 to $485,000 and a median sale price near $320,000 in one market snapshot. For PCS buyers, this area is often more of a lifestyle-first choice than a commute-first choice, especially if Fort Carson or Schriever is your primary work site.
Compare Neighborhoods by Budget
The current research points to a few rough pricing bands that can help you build a shortlist faster. These numbers are best used as directional budgeting tools, not exact predictions, because the sources use different methods and timeframes.
| Neighborhood Area | General Price Position | Best Known For |
|---|---|---|
| Northgate | Upper-$600Ks | USAFA access, newer homes, amenities |
| Briargate | Low-to-mid $500Ks | North-side balance, services, variety |
| Security-Widefield | Mid-$300Ks to about $400Ks | Fort Carson value options |
| Fountain | Around mid-$300Ks, with lower entry points | Budget flexibility, practical south-side access |
| Cimarron Hills | Mid-to-high $300Ks | East-side access for Schriever |
| Old Colorado City/Westside | Upper-$300Ks to $400Ks with wide variation | Character, central lifestyle, walkability |
This kind of side-by-side view can help you decide whether you should focus on commute savings, monthly payment comfort, or lifestyle preferences first.
Build a Smart PCS Shortlist
If you want to simplify the search, try thinking in terms of likely fit rather than trying to review every neighborhood in the city at once.
A good starting framework is:
- USAFA: Northgate first, then Briargate
- Peterson SFB: Briargate can be a practical north-side option, depending on your priorities
- Fort Carson: Security-Widefield and Fountain first
- Schriever SFB: Cimarron Hills and other east-side options first
- Lifestyle-first buyers: Old Colorado City and the Westside as a wildcard choice
This does not mean only one neighborhood can work for your move. It just gives you a more efficient way to narrow the map before you spend time on individual homes.
What PCS Buyers Should Prioritize
When you are buying from a distance, it helps to focus on what will affect your move the most in the first few months. A neighborhood that fits your commute and budget usually creates more long-term peace of mind than a house that checks every cosmetic box.
As you compare areas, think about:
- Your likely drive to base
- Whether you prefer newer homes or more established areas
- How much maintenance you want to take on
- Access to shopping, parks, and everyday services
- How flexible you need your budget to be
That kind of practical screening is often what helps military buyers make clear decisions faster.
A Clearer Way to House Hunt
PCS moves come with enough uncertainty already. When you organize your search around the base first, then narrow by budget, home style, and amenities, Colorado Springs starts to feel much more manageable.
If you want help building a neighborhood shortlist that fits your assignment, budget, and timeline, Ashley Moberly offers calm, practical guidance for military and PCS buyers across Colorado Springs and surrounding areas.
FAQs
Which Colorado Springs neighborhoods are best for Fort Carson PCS buyers?
- Security-Widefield and Fountain are often the first areas to review because they offer practical south-side access and generally more budget-friendly options.
Which Colorado Springs neighborhoods make sense for USAFA buyers?
- Northgate and Briargate are common starting points for buyers who want north-side convenience, access to amenities, and housing options near the Academy area.
Is Cimarron Hills a good area for Schriever Space Force Base buyers?
- Yes. Cimarron Hills is often a sensible early option because Schriever is east of Colorado Springs, and east-side neighborhoods can reduce cross-town driving.
Are Old Colorado City and the Westside good for military buyers?
- They can be, especially if you care more about character, central access, and local amenities than having the shortest commute to Fort Carson or Schriever.
How should PCS buyers compare Colorado Springs neighborhoods?
- Start with your assigned base, then compare commute, budget, home style, and nearby amenities so you can narrow the search in a practical order.
