Fort Carson Neighborhoods

ZIP 80817 · housing area CO046 · El Paso County

Fountain for Fort Carson moves

Fountain's ZIP carried 127 arms-length single-family sales in the county's records for July 1 to September 30, 2026, at a median of $393,000. That sits close to the allowance math for mid-grade families, and it comes with a city property-tax levy that is far larger than the one Colorado Springs charges.

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 Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09.

Fountain at a glance (prices rounded to the nearest $1,000)
Middle half of recorded sales, July 1 to September 30, 2026$333,000 to $460,000
Median recorded sale$393,000 (127 sales)
Median assessor actual value, single-family parcels$385,000 across 9,334 parcels
Main school district on parcel recordsFountain-Fort Carson School District 8 (76% of parcels)
2026 housing areaCO046, same table as post

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; DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09.

The city levy is the local wrinkle

The Treasurer's 2025 schedule puts the City of Fountain at 16.339 mills. The City of Colorado Springs is at 3.009. On a Fountain parcel inside city limits, that city line plus the county (6.857), the library district (2.938) and a 0.165-mill road and bridge share gives a local-government stack of 26.299 mills. District 8 adds 29.765 mills on the school side, the lowest school levy among the six areas here. The two effects partly cancel: on this site's estimate a Fountain city parcel in District 8 pays about 0.37% of price a year, against 0.47% for a Colorado Springs city parcel in District 12.

Fountain Sanitation District appears on the same schedule at 5.482 mills; whether it applies depends on the parcel, so check the taxing entities on the property record before you rely on any total.

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.

Allowance against a payment

Estimate, not a loan quote: Fountain, inside city limits, District 8 parcel
LineAmount
Price: median arms-length single-family sale, ZIP 80817, July 1 to September 30, 2026$393,000
VA funding fee, first use, under 5% down (2.15%), financed$8,450
Loan amount$401,450
Rate: Freddie Mac 30-year fixed average, week of October 8, 20267.40%
Principal and interest over 360 months$2,779.56
School levy: Fountain-Fort Carson School District 8 29.765 mills on 7.05% of price$68.72
Local levies: county 6.857 + library district 2.938 + City of Fountain 16.339 + road and bridge share 0.165 = 26.299 mills on 6.25% of price$53.83
Estimated monthly total before insurance, HOA and metro-district levies$2,902
2026 BAH E-5 with dependents$2,358: $544 below the estimate
2026 BAH O-3 with dependents$2,595: $307 below the estimate

Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; 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; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.

At the Fountain median the estimate runs $544 a month past the E-5 rate and $307 past the O-3 rate. Price is where that gap closes: on this levy stack the E-5 allowance meets the payment near $319,000, and the O-3 allowance near $351,000 (both rounded). Fountain's 25th-percentile sale, about $333,000, sits between those two figures.

Three districts, one dominant

Single-family parcels in ZIP 80817 by school district
School district on the parcel recordSingle-family parcelsShare
Fountain-Fort Carson School District 87,09276.0%
Widefield School District 31,85519.9%
Hanover School District 283874.1%

Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.

District 8 holds most of the ZIP, but about one parcel in five carries Widefield School District 3 on its record. The split shows up in prices too: the 21 District 3 sales in the window had a median of $360,000, against $393,250 for the 104 District 8 sales. A District 3 parcel also sits outside the library district's service area, so its local stack drops the 2.938-mill library line. District 8 publishes boundary maps on its site; confirm the assignment for the exact address before you write an offer around a school.

Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09; Pikes Peak Library District, About PPLD, checked 2026-10-09; Fountain-Fort Carson School District 8, official website, checked 2026-10-09; El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09.

What the houses are

Age of single-family parcels in ZIP 80817
Year builtShare of single-family parcels
Before 198022.0%
1980 to 200959.4%
2010 or later18.6%

Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.

The median single-family parcel here was built in 2001. Roughly a fifth of the stock predates 1980 and close to a fifth dates from 2010 on, so the ZIP mixes older blocks with newer subdivisions. Expect inspection findings and price to follow that age split.

Getting to post

The measured trip starts at Fountain City Hall, 116 S. Main St. That is the address on the Google Maps listing; the city's own website would not load to confirm it. Google sends the drive via I-25 N, 12.6 miles to Gate 1 (Freedom Gate) on Nelson Boulevard, and for a departure set to Mon Oct 12 2026, 7:00 AM it shows a typical 14 to 20 minutes. ID check not included.

Drive: Google Maps, depart Mon Oct 12 2026, 7:00 AM MT, checked 2026-10-09. Gate hours: Fort Carson visitor information page, checked 2026-10-09.

Fort Carson's three around-the-clock gates are Gate 1 (Freedom Gate) on Nelson Boulevard, Gate 3 at 710 Chiles Avenue and Gate 20 (Roosevelt Gate) on Magrath Avenue west of I-25. Gate 4 on Barkeley Avenue south of Academy Boulevard is weekday-only and turns outbound-only after 1 p.m. Time your own weekday 7 a.m. run to the gate your unit uses.

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

Outdoors on the county list

El Paso County's South District parks include Fountain Creek Regional Park, the Fountain Creek Nature Center and the Fountain Creek Regional Trail.

Source: El Paso County Parks, About El Paso County Parks, checked 2026-10-09.

Who it suits, and the catch

Fountain fits a family that wants a median price within reach of mid-grade allowances and is comfortable checking a parcel's school district instead of assuming it. The catch is that the cheapest sales here are not all District 8, and the city levy is the highest among the municipalities on this site. Buyers who want one school district everywhere they look will find a simpler map in Security-Widefield.

Nearby alternatives

Sources and dates