Fort Carson Neighborhoods

Sources opened October 9, 2026

Methodology: where each number comes from

Each figure on this site traces to a file or page that was opened and read on the date shown next to it. Where a figure is computed, the inputs and the arithmetic are on the page that shows it.

Housing allowance

BAH rates come from the DoD 2026 ASCII rate files (bahw26.dat with dependents, bahwo26.dat without; May 13, 2026 revision). ZIP-to-area assignments come from sorted_zipmha26.txt and the area name from mhanames26.txt. Each ZIP on the site is looked up on its own; all eight used here (80913, 80902, 80817, 80911, 80906, 80916, 80132, 80831) resolve to CO046. Only seven grades are printed.

Source: DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09; DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09; Defense Travel Management Office, Basic Allowance for Housing, checked 2026-10-09.

Price bands

Prices come from the El Paso County Assessor's Three Month Sales Report for September 2026, which lists sales recorded July 1 to September 30, 2026. The site keeps rows with primary land use code 1112 (single family residential) and an assessor sale comment of exactly "Arms-Length Sale", which drops quit claims, vacant-land sales and multi-comment rows. Each sale is matched by parcel number to the assessor's parcel file to get its ZIP and school district. The band is the 25th to 75th percentile, rounded to the nearest $1,000; medians are printed unrounded. Three months is a short window, and small subgroups (a district or community area with a handful of sales) are shown with their counts so you can weigh them.

Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09; El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.

Parcel facts

School-district shares, median year built and median actual value use every land use 1112 parcel in the assessor's parcel file dated October 6, 2026, grouped by the file's GIS-derived ZIP. Actual values are the assessor's 2025-26 appraisal figures, which for residential property rest on comparable sales from January 1, 2023 to June 30, 2024; they are not current sale prices.

Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09; El Paso County Assessor, 'How are 2025 Residential Property Taxes Calculated' (Colorado Division of Property Taxation explanation, PDF), checked 2026-10-09.

Property tax

Tax lines use the El Paso County Treasurer's 2025 mill levies, billed in 2026, and the 2025 residential assessment rates from the assessor: 7.05% of actual value for school levies and 6.25% for local-government levies. Each area's "core stack" is the county levy, the school district, the Pikes Peak Library District where it applies (it serves most of the county except Widefield School District 3) and the municipal levy where the scenario places the parcel inside a city or town. Fire, water, sanitation and metropolitan districts vary parcel by parcel and are named, with their levies, only where a page discusses them. For 2026 the assessor lists a local-government rate of 6.8% with a 10% reduction on the first $700,000 of actual value; 2026 levies are not yet set, so the estimates stay on 2025 figures.

Source: El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09; El Paso County Assessor, 2025 and 2026 Property Class & Sub-Class Assessment Rates (PDFs), checked 2026-10-09; El Paso County Assessor, 'How are 2025 Residential Property Taxes Calculated' (Colorado Division of Property Taxation explanation, PDF), checked 2026-10-09; Pikes Peak Library District, About PPLD, checked 2026-10-09.

Payment estimates

Each estimate is a first-use VA purchase with nothing down: the price plus a 2.15% funding fee (VA.gov, under 5% down) financed over 360 months at the Freddie Mac PMMS 30-year fixed average for the week of October 8, 2026, 7.40%. PMMS averages conventional conforming loans, so it stands in for a VA rate rather than quoting one. Break-even prices solve for the price at which principal, interest and the core tax line equal a given allowance. FHFA's 2026 one-unit conforming limit for El Paso County is $832,750. Nothing here is a loan quote.

Source: VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; FHFA, Conforming Loan Limit Values for Calendar Year 2026, all counties (XLSX), checked 2026-10-09; FHFA news release, Conforming Loan Limit Values for 2026 (Nov. 25, 2025), checked 2026-10-09.

Gates

Gate names, locations and hours are copied from the Fort Carson garrison's visitor page, which showed a last-modified date of August 26, 2026 when read.

Source: U.S. Army Fort Carson, Visitor Access Information and gate table (official garrison page), checked 2026-10-09.

Drive times

Each area page has one trip in Google Maps to Gate 1 (Freedom Gate), which Google resolves to Nelson Blvd., Fort Carson, CO 80902. Departure is set to Mon Oct 12 2026, 7:00 AM Mountain, and we record Google's typical range, the miles and its route label, read on October 9, 2026. Starts are a public building where one exists: Fountain City Hall and Colorado Springs City Hall at the addresses on their Google Maps listings (neither city's website confirmed them), and Monument Town Hall at the address on the town's website. Security-Widefield starts at the Widefield School District 3 office and Falcon at Google's place pin, since neither is incorporated. Both Colorado Springs pages use the City Hall trip. No trip to Gate 20 is printed: Google's result for that gate resolved to a name that may be a business rather than the gate. ID check not included, and a start across town from the origin will differ.

Source: Google Maps directions, route 1, depart Mon Oct 12 2026 7:00 AM MT, checked 2026-10-09; Google Maps directions, route 2, depart Mon Oct 12 2026 7:00 AM MT, checked 2026-10-09; Google Maps directions, route 4, depart Mon Oct 12 2026 7:00 AM MT, checked 2026-10-09; Google Maps directions, route 5, depart Mon Oct 12 2026 7:00 AM MT, checked 2026-10-09; Google Maps directions, route 7, depart Mon Oct 12 2026 7:00 AM MT, checked 2026-10-09; Town of Monument, official website, checked 2026-10-09.

Rechecks

Figures are rechecked every 90 days, and right away when DoD revises BAH, Freddie Mac posts a new weekly rate that changes an estimate, the county publishes new sales or levies, or the garrison changes the gate table.

Sources and dates