ZIP 80132 · Town of Monument · Lewis-Palmer School District 38
Monument: one school district and the top of the price range
Monument is the most expensive area on this site by a wide margin. The 167 arms-length single-family sales recorded in ZIP 80132 from July through September 2026 had a median of $725,000, and a quarter of them closed above $930,000 (rounded).
Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09.
Price by community area
| Assessor community area | Sales | Median price |
|---|---|---|
| Monument | 70 | $674,351 |
| Woodmoor | 28 | $707,500 |
| Tri-Lakes | 25 | $740,000 |
| Forest Lakes | 22 | $667,450 |
| Kings Deer Park | 17 | $1,295,000 |
| Bent Tree | 4 | $1,217,500 |
Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09.
The Monument community area itself, with 70 sales, came in at $674,351. Kings Deer Park, at $1,295,000 across 17 sales, shows how high the top of the ZIP runs.
One school district
Of 10,857 single-family parcels in the ZIP, 10,855 list Lewis-Palmer School District 38; the remaining 2 show no district on the record. District 38's 2025 levy is 36 mills.
Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09; El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09.
The loan-limit line
FHFA's 2026 one-unit conforming limit for El Paso County is $832,750, the same as the national baseline. A no-down VA loan at Monument's median, with the funding fee financed, comes to $740,588, under that figure. The top quarter of sales, above about $930,000, would need loans past it. Freddie Mac's survey averages conventional loans within FHFA's conforming limits, so on a loan this size treat the 7.40% figure below as a rough stand-in, not a rate you can expect.
Source: 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; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09.
Allowance against a payment
| Line | Amount |
|---|---|
| Price: median arms-length single-family sale, ZIP 80132, July 1 to September 30, 2026 | $725,000 |
| VA funding fee, first use, under 5% down (2.15%), financed | $15,588 |
| Loan amount | $740,588 |
| Rate: Freddie Mac 30-year fixed average, week of October 8, 2026 | 7.40% |
| Principal and interest over 360 months | $5,127.68 |
| School levy: Lewis-Palmer School District 38 36 mills on 7.05% of price | $153.34 |
| Local levies: county 6.857 + library district 2.938 + Town of Monument 5.56 + road and bridge share 0.165 = 15.520 mills on 6.25% of price | $58.60 |
| Estimated monthly total before insurance, HOA and metro-district levies | $5,340 |
| 2026 BAH E-5 with dependents | $2,358: $2,982 below the estimate |
| 2026 BAH O-3 with dependents | $2,595: $2,745 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.
The gap is large at every grade in the seven-grade table: even the O-4 rate of $2,778 sits $2,562 a month under this estimate. On Monument's levy stack the E-5 allowance would carry a purchase near $320,000 and the O-4 allowance near $377,000 (rounded). The lowest sale in the window was $227,000.
Local levies
Inside town limits the Town of Monument levies 5.56 mills, plus a 0.165-mill county road and bridge share. The Tri-Lakes Monument Fire Protection District appears on the county schedule at 18.4 mills; adding it to this estimate would raise the monthly total by about $69. Check the taxing entities on the parcel record to see which apply.
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.
Housing age
| Year built | Share of single-family parcels |
|---|---|
| Before 1980 | 8.6% |
| 1980 to 2009 | 57.2% |
| 2010 or later | 34.2% |
Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.
About a third of the stock dates from 2010 or later and fewer than one parcel in ten predates 1980. Median year built: 2002.
The longest measured drive
Monument Town Hall is at 645 Beacon Lite Rd., per the town's website. Google routes from there via I-25 S, 27.2 miles to Gate 1 (Freedom Gate), with a typical 26 to 35 minutes for a Mon Oct 12 2026, 7:00 AM departure. That is the most miles of any trip on this site. 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.
Source: Town of Monument, official website, checked 2026-10-09.
Gates
The 24-hour 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. Run your own weekday-morning test to the gate your unit uses before committing.
Source: U.S. Army Fort Carson, Visitor Access Information and gate table (official garrison page), checked 2026-10-09.
Parks on the county list
El Paso County's North District parks include Fox Run Regional Park, Black Forest Regional Park and portions of the Santa Fe Regional Trail.
Source: El Paso County Parks, About El Paso County Parks, checked 2026-10-09.
Who it suits
Monument suits households whose income goes well beyond the allowance and who want Lewis-Palmer District 38 or newer housing. For a single-income family on a mid-grade allowance, the numbers here do not close. The $227,000 low sale is an outlier, not a band.
Nearby alternatives
- Fountain: less than 55% of Monument's median
- Southwest Colorado Springs: District 12 prices without the north-county distance
- Falcon: newer homes at a median of $525,000
Sources and dates
- El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), opened 2026-10-09.
- El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, opened 2026-10-09.
- El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), opened 2026-10-09.
- FHFA, Conforming Loan Limit Values for Calendar Year 2026, all counties (XLSX), opened 2026-10-09.
- FHFA news release, Conforming Loan Limit Values for 2026 (Nov. 25, 2025), opened 2026-10-09.
- VA.gov, VA funding fee and loan closing costs, opened 2026-10-09.
- Freddie Mac Primary Mortgage Market Survey, opened 2026-10-09.
- El Paso County Assessor, 2025 and 2026 Property Class & Sub-Class Assessment Rates (PDFs), opened 2026-10-09.
- DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), opened 2026-10-09.
- Town of Monument, official website, opened 2026-10-09.
- Google Maps directions, route 5, depart Mon Oct 12 2026 7:00 AM MT, opened 2026-10-09.
- U.S. Army Fort Carson, Visitor Access Information and gate table (official garrison page), opened 2026-10-09.
- El Paso County Parks, About El Paso County Parks, opened 2026-10-09.