Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 80905 — Colorado Springs
The 80905 housing market is currently balanced, offering a buyer-friendly environment with a median price point that remains accessible compared to the broader Colorado Springs metro. While year-over-year prices have seen a slight correction, the high volume of active listings and moderate days on market suggest a healthy, stable pace of activity. Buyers are finding more leverage, as evidenced by the significant share of listings with price adjustments.
This ZIP is well-suited for first-time homebuyers and young professionals seeking proximity to downtown without the premium price tags of newer suburban developments. It also attracts investors looking for value-add opportunities in an established, centrally located neighborhood.
Median prices moved down 1.7% year over year.
Homes spend a median of 54 days on market with 4.4 months of supply — a fast-moving market.
54% of listings have cut prices · homes sell at 98.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 13.7% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 9.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 80905, El Paso County, CO
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the 80905 area are generally higher than the Colorado Springs city average, with property crime being the primary concern. Local law enforcement continues to focus on community-based policing to address these regional disparities.
Schools serving the 80905 area are part of Colorado Springs School District 11, which offers a mix of traditional and magnet programs. Performance ratings vary significantly by individual school, with some institutions requiring additional support to meet state benchmarks.
The area faces moderate wildfire risk common to the Front Range foothills and is subject to high-wind events. Flood risk is localized primarily to areas near Fountain Creek, and property insurance premiums have seen upward pressure due to regional hail and wildfire exposure.
Economic momentum is driven by the proximity to downtown Colorado Springs and the expansion of the local aerospace and defense sectors. Infrastructure improvements are focused on revitalizing older corridors and enhancing connectivity to the I-25 transit artery.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Colorado) — Statutory Agricultural Land Reclassification and Improvement Valuation: Under C.R.S. § 39-1-102(1.6)(a)(I), up to two acres of land directly underlying a residential improvement on agricultural parcels are segregated and assessed at residential rates (6.80% / 7. State (Colorado) — Senior and Disabled Veteran Property Tax Homestead Exemption: Exempts 50% of the first $200,000 of actual market value of the qualifying primary residential parcel from property taxation (a maximum actual value deduction of $100,000). State (Colorado) — Colorado Split Residential Property Tax Assessment Rate Structure: Imposes annual ad valorem property taxes determined using a bifurcated assessment rate system. Assessed Value = Actual (Market) Value × Assessment Rate. Beginning for tax years 2025/2026, residential property is assessed at 6.
Residents benefit from direct access to I-25, providing a relatively short commute to downtown Colorado Springs and major employment hubs. Public transit options are limited, making personal vehicle ownership the primary mode of transportation.
The area features immediate access to Bear Creek Regional Park and the Pikes Peak Greenway Trail, offering extensive hiking and biking opportunities. Shopping and dining are concentrated along the nearby Tejon Street corridor and downtown districts.
The rental market is characterized by steady demand due to the area's affordability relative to the broader metro region. Vacancy rates remain low, though the influx of new multi-family developments is beginning to stabilize rent growth.
The local economy is anchored by the defense industry, higher education, and a growing tourism sector. Major employers include the nearby military installations and the regional healthcare systems.
The area is served by major highway corridors including I-25 and US-24, facilitating regional travel. Public transit is provided by Mountain Metropolitan Transit, though service frequency is limited outside of peak hours.
Development is focused on urban infill and the adaptive reuse of historic properties. City planning efforts prioritize increasing housing supply through higher-density zoning in transit-adjacent corridors.
The El Paso County Assessor's office conducts biennial property valuations based on market data and physical inspections. Assessments are subject to state-mandated residential assessment rates.
Parcels are subject to various special districts including school districts, fire protection districts, and regional water/sanitation authorities.
Property insurance costs are influenced by regional wildfire and hail risk, with premiums trending upward. Homeowners are encouraged to maintain defensible space and utilize fire-resistant building materials.
Data retrieved from Census Reporter and ACS 2024 5-year tables.
Large regional park featuring extensive trails, a dog park, and sports fields.
A major multi-use trail system connecting the area to the broader city network.
A repurposed historic school building serving as a community hub for dining and local businesses.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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