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 80909 — Colorado Springs
The 80909 housing market is currently experiencing a competitive phase with rising prices and moderate inventory levels. While the broader Colorado Springs market shows signs of cooling, this specific ZIP remains attractive to buyers due to its relative affordability and central location. Market activity is driven by steady demand from first-time buyers and the area's proximity to major employment hubs.
This ZIP is well-suited for first-time homebuyers, families seeking affordable entry points into the Colorado Springs market, and investors looking for stable rental demand in an established urban neighborhood.
Median prices moved up 9.1% year over year.
Homes spend a median of 42 days on market with 4.4 months of supply — a fast-moving market.
54% of listings have cut prices · homes sell at 99.4% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 12.0% — a stable, low-distress profile.
versus the prior ACS vintage
ZCTA 80909, Colorado Springs, 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 80909 area are generally higher than the national average, reflecting typical urban density patterns for central Colorado Springs.
Schools serving the area, such as Queen Palmer and Stratton Elementary, generally hold moderate ratings, with most schools in the district scoring between 6 and 8 out of 10.
The area faces standard regional risks for Colorado Springs, including potential for high winds and occasional hail, with wildfire risk being lower in this urbanized zone compared to the wildland-urban interface.
Economic momentum is driven by the broader Colorado Springs economy, which includes significant aerospace, defense, and military sectors, alongside ongoing urban infill development.
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 central access to major corridors like I-25 and Platte Avenue, providing relatively short commute times to downtown Colorado Springs and major employment hubs.
The area is well-served by local parks and proximity to the Palmer Park trail system, offering extensive outdoor recreation and green space within a short drive.
The rental market remains stable with moderate demand, supported by the area's affordability relative to the broader metro region and consistent interest from workforce renters.
The economy is anchored by the military and defense industry, with major employers including Fort Carson, Peterson Space Force Base, and various aerospace contractors.
The area is served by the Mountain Metropolitan Transit bus system and benefits from proximity to major arterial roads like Platte Avenue and Academy Boulevard.
Development is primarily focused on infill projects and the revitalization of older residential stock within the central city grid.
The El Paso County Assessor's office conducts biennial reappraisals to determine property values for tax purposes.
Parcels are subject to various special districts, including school districts, fire protection districts, and municipal utility service areas.
Property insurance premiums in the region have seen upward pressure due to increased frequency of severe weather events, particularly hail and wind damage.
Data retrieved from US Census Bureau ACS tables for ZCTA 80909.
A massive municipal park offering extensive hiking, biking trails, and scenic overlooks.
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.
Unlocked in the Investor tier
Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
Upgrade to Investor — $249/mo