Relocating with the military is both exciting and demanding—tight timelines, evolving orders, and a lot of moving parts. When your PCS points you to Military Relocation in Colorado Springs, Colorado, having an experienced advocate on the ground makes all the difference. Colorado Springs is home to Fort Carson, Peterson Space Force Base, Schriever Space Force Base, Cheyenne Mountain Space Force Station, and the U.S. Air Force Academy. Each installation anchors a vibrant community with its own rhythm, schools, and commute patterns.
As a local expert with deep military relocation experience, Alan Arata at Alan Arata | Keller Williams Clients Choice Realty streamlines every step—whether you’re buying with a VA loan, selling a home under PCS orders, or navigating temporary lodging and sight-unseen purchases. This guide delivers the local intel, strategies, and support you need to make confident decisions.
Why Colorado Springs Is a Top Military Relocation Destination
- Multiple installations, one region: Few places in the country host as many major military commands in such close proximity. This keeps housing demand resilient and offers multiple commute options depending on where you’re stationed.
- Outdoor lifestyle: From Garden of the Gods to Pikes Peak, Colorado Springs offers thousands of acres of open space, miles of trails, and year-round recreation—hiking, biking, climbing, and winter sports within a short drive.
- Diverse neighborhoods and schools: The city spans from historic Westside bungalows to brand-new master-planned communities with pools, trails, and recreation centers. School districts such as Academy D20, Cheyenne Mountain D12, Falcon D49, Fountain-Fort Carson D8, Widefield D3, District 11, and Lewis-Palmer D38 provide a wide range of educational choices.
- Strong military community: Businesses, schools, and neighborhoods here understand PCS life, BAH budgeting, deployments, and the importance of flexible timelines and support.
Base-by-Base Overview: Commutes and Nearby Neighborhoods
Every installation has its “sweet spot” neighborhoods that balance commute, budget, schools, and amenities. Here’s a practical overview:
- Fort Carson (Gate 3, 4, 20):
- Nearby areas: Fountain, Security-Widefield, Stratmoor, north Pueblo County for more acreage, and southwestern Colorado Springs (Broadmoor, Skyway).
- Typical commutes: 5–25 minutes from Fountain and Security-Widefield; 10–20 minutes from Stratmoor/broad south side; 15–30+ minutes from central or northern Springs depending on traffic and gate.
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Notes: Fountain-Fort Carson School District 8 serves many military families; newer construction is available in portions of Fountain and southeast Colorado Springs.
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Peterson Space Force Base:
- Nearby areas: Cimarron Hills, Stetson Hills, Springs Ranch, Banning Lewis Ranch, the Powers Corridor neighborhoods.
- Typical commutes: 5–20 minutes from eastern neighborhoods; 20–30 minutes from Briargate or north side.
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Notes: East side communities offer quick access to retail, healthcare, and restaurants along the Powers corridor.
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Schriever Space Force Base:
- Nearby areas: Falcon/Peyton (Meridian Ranch, Paint Brush Hills), Banning Lewis Ranch, and rural properties east of town.
- Typical commutes: 15–35 minutes from Falcon/Peyton; 25–45 minutes from Powers Corridor and central neighborhoods.
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Notes: Many service members choose Falcon/Peyton for new homes, community amenities, and manageable Schriever access.
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Cheyenne Mountain Space Force Station:
- Nearby areas: Broadmoor, Skyway, Old Broadmoor area, southwest foothills.
- Typical commutes: 5–15 minutes from southwest neighborhoods; 20–30 minutes from central.
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Notes: Cheyenne Mountain School District 12 is consistently highly regarded; homes here range from mid-century to luxury.
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U.S. Air Force Academy:
- Nearby areas: Briargate, Northgate, Flying Horse, Cordera, Wolf Ranch, Gleneagle, Monument and Palmer Lake.
- Typical commutes: 5–20 minutes depending on gate and neighborhood.
- Notes: Academy School District 20 (Briargate/Northgate) and Lewis-Palmer District 38 (Monument) are popular with incoming families.
Neighborhoods Military Families Frequently Choose
- Briargate/Cordera/Wolf Ranch (District 20): Master-planned communities with parks, trails, pools, and strong schools. Family-friendly layouts, a variety of price points, and newer construction.
- Flying Horse/Northgate (District 20): Upscale homes and amenities, golf, proximity to USAFA and I-25 for commuting.
- Banning Lewis Ranch/Stetson Hills/Springs Ranch (District 49): East side living with quick access to Peterson and Schriever, newer homes, and community amenities.
- Meridian Ranch and Falcon/Peyton (District 49): Larger lots, new builds, recreation centers, and the right location for Schriever commuters.
- Fountain and Security-Widefield (Districts 8 and 3): Value-focused areas near Fort Carson with a wide selection of single-family homes and modest commutes.
- Broadmoor/Skyway (District 12): Southwest foothills with top-rated schools and scenic neighborhoods; closer to Cheyenne Mountain and Fort Carson.
Alan Arata helps you compare these choices based on your installation, BAH, desired commute time, school preferences, HOA/metro district fees, and home style—then narrows to the best-fit short list.
VA Loan Advantages in Colorado Springs and How to Use Them
The VA loan is one of your most powerful tools during Military Relocation:
- Zero down payment for eligible borrowers: Keep cash available for moving expenses, furnishings, or a cushion during transition.
- No private mortgage insurance: This saves monthly cost and can boost your buying power.
- Appraisal and property condition: VA appraisals look at safety and livability; Alan coordinates with your lender and the listing side to ensure required repairs are handled smoothly and on time.
- Seller credits and rate buydowns: In the current market, negotiating closing cost credits or interest-rate buydowns can meaningfully lower your monthly payment—Alan structures offers with these options in mind when the situation allows.
- Assumable VA loans: Some sellers with existing VA loans may offer assumptions. This can be a major advantage if the existing rate is lower than current rates. Alan evaluates assumption feasibility, timelines, and risk so you can decide confidently.
Alan collaborates closely with lenders experienced in VA financing, ensures your pre-approval is robust, and times contingencies to protect you during PCS.
Understanding Local Market Dynamics, Taxes, and Home Costs
- Market conditions: Colorado Springs typically experiences seasonal ebbs and flows—spring and early summer bring more listings and competition, while late summer and fall can offer opportunities. Military timelines don’t always match the market cycle, so Alan’s strategy adapts to your report date.
- Property taxes and metro districts: El Paso County property taxes are generally moderate compared with many coastal markets. Newer communities often include metro district assessments to fund amenities and infrastructure. Alan explains the total monthly impact—mortgage, taxes, insurance, HOA or metro district—so there are no surprises.
- Insurance considerations: Hail and wildfire are realities of Front Range living. Roof age/condition and mitigation features affect premiums. Alan recommends local insurance pros, evaluates roof life expectancy, and negotiates credits or repairs where appropriate.
- Inspections and due diligence: Radon testing is common. For homes near foothills or in treed areas, wildfire mitigation matters. East of town, some properties rely on wells and septic—these require specialized inspections. Alan’s vetted vendors move fast so you can meet PCS deadlines without sacrificing diligence.
Timing Your PCS: Temporary Lodging, Sight-Unseen Offers, and Quick Close Plans
Military Relocation often means you must decide quickly or from afar. Alan’s process is built for that:
- Virtual showings and detailed walkthroughs: Live video tours focusing on layout, condition, street noise, yard slope, and neighborhood vibe. Expect comprehensive commentary, not just a camera sweep.
- Offer strategies for sight-unseen purchases: Protective contingencies, inspection windows timed to your arrival, seller rent-backs if needed, and clear timelines to minimize risk.
- Temporary lodging and gap housing: If you need a few weeks between closing and move-in, Alan negotiates concessions, short rent-backs, or identifies furnished short-term options to bridge the gap.
- Fast-track closings: Close in as little as 21–30 days with the right lender and documentation. Alan coordinates lenders, title, and inspections to keep your file at the front of the line.
Schools, Commutes, and Daily Life: Matching Your Priorities
- Schools: Families often prioritize Academy D20 (Briargate/Northgate), Cheyenne Mountain D12 (southwest), Falcon D49 (east), Fountain-Fort Carson D8 (south), Widefield D3 (south-central), District 11 (central), and Lewis-Palmer D38 (Monument). Alan provides clarity on attendance zones, choice enrollment, and how boundary lines affect home selection.
- Commute mapping: Before you write an offer, Alan helps map drive times to your gate during realistic hours—in snow, on a typical weekday, and with construction detours.
- Amenities and lifestyle: The Powers corridor offers shopping, dining, and medical care; north side features community centers, sports fields, and trail systems; west side delivers quick access to Garden of the Gods, Old Colorado City’s shops, and mountain recreation.
New Construction vs. Resale: What Works Best for Your PCS
Selling a Colorado Springs Home Under PCS Orders
If you’re PCSing out of Colorado Springs:
- Pricing strategy: Align list price with market velocity in your micro-neighborhood; Alan’s data-driven approach targets both speed and net proceeds.
- Prep and staging: High-impact, low-cost improvements—carpet cleaning, paint touch-ups, exterior curb appeal, roof certification if applicable—so you pass VA and conventional appraisals cleanly.
- Military-friendly showing schedule: Block showings, coordinated open-house windows, and strict timelines to reduce stress.
- Remote closing: Electronic signatures, mobile notaries, secure document transfer—Alan manages the entire process even if you’re already en route to your next duty station.
Step-by-Step Military Relocation Plan with Alan Arata
- Clarify orders and timeline:
- Identify report date, TLF needs, and lease termination or sale schedule.
- Define needs and budget:
- Confirm BAH, VA eligibility, and monthly comfort level; prioritize commute, schools, and must-have features.
- Lender pre-approval:
- Align loan type and rate strategy; consider buydowns or seller credits when available.
- Neighborhood shortlist:
- Select 3–5 target areas based on your installation; Alan provides sample listings and market comps.
- Virtual and in-person tours:
- Rapid scheduling and thorough videos; narrow to top contenders quickly.
- Offer structure:
- Competitive price, protective contingencies, appraisal strategy, and requested credits or warranties.
- Inspections and appraisal:
- Coordinate general, roof, sewer, radon, well/septic (if applicable); negotiate repairs or credits.
- Final logistics:
- Utilities setup, insurance binders, keys, and closing day checklists; temporary housing if needed.
- After closing:
- Contractor referrals, warranty claims guidance, and ongoing market updates for future PCS planning.
Why Work with Alan Arata | Keller Williams Clients Choice Realty
- Deep military relocation expertise: Alan has helped countless service members and their families buy and sell around Fort Carson, Peterson SFB, Schriever SFB, Cheyenne Mountain, and the U.S. Air Force Academy. He understands gate access, TLF realities, and the urgency behind dates you can’t change.
- Local intel that matters: Alan explains nuances like metro district tax impacts, roof age in hail-prone areas, wildfire mitigation for foothill properties, and which neighborhoods fit your commute and school goals.
- Strong negotiator and project manager: From VA-specific appraisal needs to builder incentives on new construction, Alan’s job is to reduce friction and protect your bottom line.
- Full-service support team: Trusted lenders, inspectors, title partners, contractors, and insurance advisors who know how to work on military timelines and communicate clearly.
Quick FAQs for Military Relocation in Colorado Springs
- Is sight-unseen buying common for PCS to Colorado Springs?
- Yes. With strong video walkthroughs, protective contingencies, and quick inspections, sight-unseen purchases can be safe and efficient.
- Do I need extra insurance considerations?
- Ask about hail-resistant roofs, wildfire defensible space, and coverage specifics. Alan connects you with local insurance pros for tailored quotes.
- Can I time closing with my report date?
- Often, yes. Alan coordinates with your lender and the other side to align closing, possession, and move-in so you avoid storage or double moves when possible.
- What about using my VA loan multiple times?
- Many buyers can use VA benefits more than once based on entitlement. Alan partners with VA-savvy lenders to assess your situation and options.
The Bottom Line
Military Relocation to Colorado Springs, Colorado works best with a local, mission-focused guide. Whether you’re targeting Briargate for Academy access, Falcon for Schriever, Fountain for Fort Carson, or the southwest foothills for Cheyenne Mountain, Alan Arata | Keller Williams Clients Choice Realty delivers the market insight, negotiation strength, and logistical coordination you need to make a confident move.
When you’re ready to start, reach out to Alan to discuss your orders, timeline, and goals. With the right plan and a trusted advocate, your PCS to Colorado Springs can be smooth, strategic, and successful.
