ZIP 80906 · Colorado Springs
Southwest Colorado Springs (80906): one ZIP, two price worlds
ZIP 80906 is the clearest case on this site of a school-district line doing the pricing. In the county's sales records for July 1 to September 30, 2026, single-family homes on Cheyenne Mountain School District 12 parcels sold at a median of $763,500. On Harrison School District 2 parcels in the same ZIP, the median was $314,900.
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.
The split in numbers
| District | Single-family parcels | Sales, July 1 to September 30, 2026 | Median sale |
|---|---|---|---|
| Cheyenne Mountain School District 12 | 6,463 | 81 | $763,500 |
| Harrison School District 2 | 3,589 | 59 | $314,900 |
| Widefield School District 3 | 380 | 3 | $295,492 |
| Colorado Springs School District 11 | 211 | 0 | no sales |
Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09; El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09.
Across all 143 sales the middle half ran from $324,000 to $865,000 (rounded), the widest band of the six areas. A ZIP-wide median of $544,500 describes almost nobody's search here; pick the district first and the price range follows.
By community area
| Assessor community area | Sales | Median price |
|---|---|---|
| Broadmoor | 51 | $810,000 |
| Cheyenne Hills | 25 | $406,000 |
| Stratmoor Hills | 22 | $310,000 |
| Stratmoor Valley | 15 | $262,400 |
| Skyway | 15 | $612,000 |
| Ivywild | 9 | $760,000 |
Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09.
Broadmoor alone accounted for 51 sales at a median of $810,000. The Stratmoor Hills and Stratmoor Valley areas sat at the other end of the ZIP's range.
Two payments, same allowance
Both scenarios assume a parcel inside Colorado Springs city limits with the county, library district and city levies (12.804 mills on the local side). The school levy differs: 55 mills for District 12, 39.989 for District 2.
| Line | Amount |
|---|---|
| Price: median of the 81 District 12 sales, ZIP 80906 | $763,500 |
| VA funding fee, first use, under 5% down (2.15%), financed | $16,415 |
| Loan amount | $779,915 |
| Rate: Freddie Mac 30-year fixed average, week of October 8, 2026 | 7.40% |
| Principal and interest over 360 months | $5,399.98 |
| School levy: Cheyenne Mountain School District 12 55 mills on 7.05% of price | $246.71 |
| Local levies: county 6.857 + library district 2.938 + City of Colorado Springs 3.009 = 12.804 mills on 6.25% of price | $50.92 |
| Estimated monthly total before insurance, HOA and metro-district levies | $5,698 |
| 2026 BAH E-5 with dependents | $2,358: $3,340 below the estimate |
| 2026 BAH O-3 with dependents | $2,595: $3,103 below the estimate |
| Line | Amount |
|---|---|
| Price: median of the 59 District 2 sales, ZIP 80906 | $314,900 |
| VA funding fee, first use, under 5% down (2.15%), financed | $6,770 |
| Loan amount | $321,670 |
| Rate: Freddie Mac 30-year fixed average, week of October 8, 2026 | 7.40% |
| Principal and interest over 360 months | $2,227.18 |
| School levy: Harrison School District 2 39.989 mills on 7.05% of price | $73.98 |
| Local levies: county 6.857 + library district 2.938 + City of Colorado Springs 3.009 = 12.804 mills on 6.25% of price | $21.00 |
| Estimated monthly total before insurance, HOA and metro-district levies | $2,322 |
| 2026 BAH E-5 with dependents | $2,358: $36 above the estimate |
| 2026 BAH O-3 with dependents | $2,595: $273 above 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 District 2 median comes in under the E-5 allowance in this estimate; the District 12 median runs $2,920 a month past even the O-4 rate of $2,778. On the District 12 city stack, the E-5 allowance breaks even with the payment near a $316,000 price (rounded).
Source: DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.
Housing stock
| Year built | Share of single-family parcels |
|---|---|
| Before 1980 | 40.7% |
| 1980 to 2009 | 55.4% |
| 2010 or later | 3.9% |
Source: El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.
Only about 4% of single-family parcels here date from 2010 or later, the smallest share of the six areas. New construction is a small slice of this ZIP's housing.
The City Hall trip
Both Colorado Springs pages share one timed trip, from City Hall at 107 N. Nevada Ave. Google Maps lists that address; the city's website showed no street address to check it against. The route runs via N Nevada Ave and CO-115 S for 7.2 miles to Gate 1 (Freedom Gate), and a Mon Oct 12 2026, 7:00 AM start gives a typical 10 to 16 minutes. City Hall's ZIP is 80903, not 80906, so treat this as a reference trip; a start inside this ZIP will differ. 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.
Gates along Highway 115
Three gate entries on the garrison table reference Highway 115. Gate 2, at Highway 115 and NORAD Road/O'Connell Blvd., is closed. Gate 5 (Code Talker Gate) on Titus Boulevard and Gate 6 on Wilderness Road, both east of Highway 115, open weekdays 5 a.m. to 6 p.m. and close on weekends and holidays. Gate 3 at 710 Chiles Avenue and Gate 1 (Freedom Gate) on Nelson Boulevard stay open around the clock.
Source: U.S. Army Fort Carson, Visitor Access Information and gate table (official garrison page), checked 2026-10-09.
Parks on the county list
The county's Central District list includes Bear Creek Regional Park, the Bear Creek Nature Center and the Rainbow Falls Recreational Area; its parks administration office is at 2002 Creek Crossing Street, in Bear Creek Regional Park.
Source: El Paso County Parks, About El Paso County Parks, checked 2026-10-09.
Who it suits
The District 12 side suits higher grades or dual-income households who have priced the gap and want that district specifically; its median runs well past every rate in the seven-grade table on this site's math. The District 2 side suits buyers chasing the allowance itself, provided they confirm the parcel's district and city status on the property record. Anyone counting on Gates 5 or 6 for a weekend duty day should plan around their weekday-only hours.
Nearby alternatives
- Security-Widefield: all District 3, no city levy
- Southeast Colorado Springs: mostly District 2, median $345,000
- Monument: another high-price option, one district
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.
- 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 Treasurer, Mill Levies, tax year 2025 (billed 2026), 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.
- Google Maps directions, route 4, 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.