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 80917 — Colorado Springs
The 80917 housing market is currently balanced, characterized by steady sales activity and moderate price appreciation. While inventory remains tight, the market is showing resilience as buyers adjust to current interest rate environments. Overall, the area remains a stable choice for long-term residential investment.
This ZIP is well-suited for family buyers and professionals seeking a balance between affordability and access to city amenities. It is particularly attractive to those working in the defense or service sectors who prioritize proximity to major transit arteries.
Median prices moved up 1.2% year over year.
Homes spend a median of 32 days on market with 2.8 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.0% · poverty 9.2% — 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 7.4%/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 7.4%/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 80917, 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 80917 are generally consistent with the broader Colorado Springs suburban average, with property crime being the primary concern. Local law enforcement reports stable trends, though residents are encouraged to utilize neighborhood watch programs.
The area is primarily served by Colorado Springs School District 11, which offers a mix of traditional public schools and specialized magnet programs. School performance varies by specific campus, with several elementary schools maintaining solid community ratings.
The ZIP code faces moderate wildfire risk common to the Front Range foothills and is subject to standard regional wind events. Flood risk is generally low, though localized drainage issues can occur during heavy seasonal storms.
Economic momentum is driven by the proximity to major Colorado Springs employers, including the aerospace and defense sectors. Infrastructure development is focused on maintaining arterial road capacity to support steady residential infill.
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 typically commute via the Powers Boulevard corridor or Academy Boulevard to reach major employment hubs like the Peterson Space Force Base or downtown Colorado Springs. Public transit options are limited, making personal vehicle ownership the primary mode of transport.
The area features convenient access to neighborhood parks and the extensive Colorado Springs trail system. Shopping and dining are concentrated along the major commercial corridors of Academy and Carefree, providing essential services within a short drive.
The rental market is characterized by steady demand from both long-term residents and military personnel. Vacancy rates remain low, and rent growth has stabilized following a period of significant appreciation.
The local economy is anchored by the defense industry, healthcare, and retail services. Proximity to Peterson Space Force Base and various technology parks provides a stable employment base for the region.
Development is primarily focused on residential infill and the modernization of existing commercial centers along major thoroughfares.
Parcels are subject to standard municipal and county levies, with some areas falling under specific school district boundaries and local utility service zones.
Property insurance premiums have seen upward pressure due to regional wildfire and hail risk, consistent with broader Colorado market trends.
Data retrieved from data.census.gov ZCTA-level tables.
A large regional park offering extensive hiking and biking trails with scenic city views.
Features sports fields, a recreation center, and paved walking paths.
A neighborhood-level park providing open space and playground facilities.
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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