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Old Colorado City

Colorado Springs, CO

Neighborhood Market Analysis

Q3 2025 Report
$450,000 (June 2025)
Median Home Price
68–75 (walkable core, especially along Colorado Ave; less walkable on periphery)
Walkability Score
Generally average to above average (GreatSchools ratings 5–7/10 for most public schools).
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by 21st Street (east), 31st Street (west), Uintah Street (north), and Highway 24 (south).

Zip Codes

80904

Market Data Summary

Price Range$350,000–$700,000+ (varies by size, condition, and location)
Price per Sq Ft$259–$300 (up 2.2% YoY)
Inventory Levels184 homes for sale in June 2025, up 39.4% from May 2025. Inventory is highest for 3- and 4-bedroom homes, both up over 50% MoM.[1][2]

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric cottagesVictorian housesTownhomesSome small multi-family properties

Architectural Styles

VictorianCraftsmanBungalowContemporary infill

Property Details

Typical Lot Sizes0.1–0.25 acres (urban lots, some larger on side streets)
Home Age RangeLate 1800s–early 1900s (historic core); 1950s–1980s (infill); some recent construction
Construction QualityMix of well-preserved historic homes and updated properties; some homes may require modernization or maintenance.

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix of young professionals, families, retirees, and artists. Median age in the mid-30s to early 40s. Moderate income levels, with a blend of long-term residents and newcomers.

Community Vibe

Historic, eclectic, artsy, and laid-back. Strong sense of local pride and neighborhood identity.

Typical Residents

  • Young professionals
  • Families
  • Retirees
  • Artists/creatives

Family Friendly

Yes—walkable to parks, schools, and family-friendly businesses. Community events and festivals are common.

Amenities & Lifestyle

Parks & Recreation

  • • Bancroft Park
  • • Thorndale Park
  • • Bear Creek Regional Park (nearby)

Dining Options

  • • Craft breweries
  • • Farm-to-table restaurants
  • • Casual cafes
  • • Ethnic eateries

Shopping Centers

  • • Old Colorado City Shopping District (Colorado Ave)
  • • Nearby Safeway and King Soopers

Local Businesses

  • • Boutique shops
  • • Art galleries
  • • Coffeehouses
  • • Bakeries
  • • Local grocers

Education & Schools

Generally average to above average (GreatSchools ratings 5–7/10 for most public schools).
Overall School Rating

Elementary Schools

  • • Bristol Elementary
  • • Howbert Elementary

Middle Schools

  • • West Middle School

High Schools

  • • Coronado High School

Private Schools

  • • Corpus Christi Catholic School
  • • Mountain Song Community School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Mountain Metro Transit bus routes along Colorado Ave

Major Roads

  • • Colorado Avenue
  • • Highway 24
  • • I-25 (access via Uintah or Cimarron)

Commute & Walkability

Commute Times10–15 minutes to downtown Colorado Springs; 25–35 minutes to Fort Carson or USAFA.
WalkabilityGood in the historic core; moderate elsewhere.
ParkingStreet parking is common; some homes have off-street or alley parking. Can be tight during festivals or peak tourist season.

Marketing Intelligence

Target Buyer Types

  • History buffs
  • Young professionals
  • Families
  • Investors (short-term rental)

Key Selling Points

  • Historic architecture
  • Walkable lifestyle
  • Vibrant local business scene
  • Access to parks and trails

Pricing Considerations

Price competitively due to rising inventory; highlight unique features to justify premium.

Common Objections & Response Strategies

Objection: Older homes may need repairs or updates.

Response Strategy:

Provide inspection reports, highlight recent upgrades, and connect buyers with local contractors.

Objection: Parking is limited, especially during events.

Response Strategy:

Emphasize off-street or alley parking options and proximity to public transit.

Objection: Tourist traffic and noise during festivals.

Response Strategy:

Highlight community benefits of events and quieter residential streets away from main thoroughfares.

Investment Insights

Investment Potential

Appreciation Potential

Moderate—historic charm and location support long-term value, but rapid appreciation has slowed.

Rental Demand

Strong—tourist appeal, walkability, and proximity to downtown drive demand for both long-term and short-term rentals.

Buyer Competition

Decreasing as inventory rises, but unique historic homes still attract multiple offers.

Best For

  • Buyers seeking historic character
  • Investors (STR/LTR)
  • Young professionals
  • Families wanting walkability

Potential Concerns

  • Older homes may need updates
  • Parking can be limited
  • Tourist traffic/noise during events

Professional Recommendations

1

Educate buyers on historic home ownership and maintenance.

2

Highlight walkability, local businesses, and community events in marketing.

3

Price competitively and stage to showcase period details.

4

Network with local contractors and inspectors for pre-listing prep.

5

Monitor inventory and adjust pricing strategies as market shifts.

Competitive Analysis

Comparable Markets

  • Downtown Colorado Springs
  • Manitou Springs
  • Westside

Market Positioning

Appeals to buyers seeking character and lifestyle over new construction; positioned as a hip, historic alternative to suburban neighborhoods.

Competitive Advantages

  • Historic charm
  • Walkability
  • Vibrant arts and dining scene

Price Comparison

Median price ($450K) is below city average ($500K), but higher than some adjacent areas due to unique character.[1][2][3]

Investment Metrics

4.5–5.5% for long-term rentals; higher for STRs depending on management and occupancy
Cap Rates
Gross yields 6–8% for well-located properties
Rental Yields
18–20 (favorable for investors compared to city average)
Price-to-Rent
Positive cash flow possible with strong STR demand and careful management
Cash Flow
Steady but modest (1–3% annually) as market stabilizes
Appreciation

Buyer Journey Insights

First-Time Buyers

Appealing due to walkability and vibrant lifestyle, but may be deterred by maintenance needs of older homes.

Move-Up Buyers

Attractive for those seeking more space or character than newer suburbs offer.

Downsizers

Historic cottages and walkable amenities appeal, but stairs and maintenance may be a concern.

Investors

Strong STR/LTR demand, especially for updated historic homes near Colorado Ave.

Relocators

Desirable for those seeking a unique, central neighborhood with local culture.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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