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 80918 — Colorado Springs
The 80918 housing market is currently experiencing a cooling phase, with median prices adjusting downward by 7.5% year-over-year as inventory levels rise. While the market remains buyer-friendly with a 4.4-month supply, demand for well-positioned homes persists. The shift is largely driven by broader economic adjustments and a return to more balanced market conditions after years of rapid appreciation.
This ZIP is ideal for families and professionals seeking a balance between suburban living and access to major employment hubs. It is particularly attractive to those prioritizing school quality and proximity to outdoor recreation.
Median prices moved down 7.5% year over year.
Homes spend a median of 65 days on market with 4.4 months of supply — a balanced-paced 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 3.8% · poverty 7.5% — 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 6.6%/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 5.7%/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 80918, 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 80918 area are generally considered moderate, with property crime being the primary concern compared to violent crime. The area remains consistent with broader Colorado Springs trends, which are monitored by local law enforcement.
The area is served by Academy School District 20, which is highly regarded for its academic performance and extracurricular programs. Schools in this district consistently rank among the top in the region.
The region faces moderate wildfire risk, particularly in areas bordering open space, and is subject to high-wind events common to the Front Range. Insurance premiums have seen upward pressure due to regional hail and wildfire exposure.
Economic momentum is driven by the proximity to major military installations and the growing aerospace and technology sectors in Colorado Springs. Infrastructure improvements continue to focus on managing traffic flow along the I-25 corridor.
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 enjoy a 20-30 minute commute to downtown Colorado Springs or the northern tech employment hubs via I-25 and Academy Boulevard. Public transit options are limited, making personal vehicle ownership the primary mode of transportation.
The ZIP features extensive access to the Pikes Peak Greenway and various neighborhood parks, with proximity to the University of Colorado Colorado Springs (UCCS) and shopping centers like Chapel Hills Mall. Hiking and biking trails are abundant, providing significant outdoor amenity value.
The rental market is characterized by steady demand from students and military personnel, with moderate vacancy pressure. Short-term rental activity is regulated by city ordinances, limiting the impact on long-term housing availability.
The economy is anchored by the defense industry, higher education, and a growing healthcare sector. Major employers include the U.S. Air Force Academy, Peterson Space Force Base, and UCHealth.
Development is focused on infill projects and the revitalization of older commercial corridors. There is a strong emphasis on maintaining green space while accommodating moderate residential growth.
Parcels are subject to Academy School District 20 levies and various metropolitan district taxes for infrastructure maintenance.
The area is subject to standard Colorado property insurance market conditions, with premiums influenced by regional wildfire and hail risk profiles.
Data retrieved from data.census.gov ZCTA 80918 profile.
Popular hiking area with scenic views of Pikes Peak.
Major regional shopping destination serving the northern part of the city.
Major university campus providing cultural and economic anchor.
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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