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Rockrimmon

Colorado Springs, CO

Neighborhood Market Analysis

Q3 2025 Report
$569,900 (June 2025)
Median Home Price
Low to moderate (most errands require a car, but some pockets near shopping centers are walkable)
Walkability Score
Generally above average to excellent; D20 schools highly rated for academics and extracurriculars.
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Woodmen Road (north), I-25 (east), Rockrimmon Blvd (south), and the foothills/open space (west).

Zip Codes

80919

Market Data Summary

Price Range$400,000–$900,000+ (varies by size, age, and location within Rockrimmon)
Price per Sq FtApproximately $229 (reflecting citywide median)
Inventory Levels94 homes for sale (June 2025), up sharply from earlier in the year; broad selection across price points and home sizes.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos

Architectural Styles

1970s-1990s traditionalContemporarySplit-levelRanchTwo-story

Property Details

Typical Lot Sizes0.15–0.35 acres (single-family); smaller for townhomes/condos
Home Age RangeBuilt primarily 1970s–1990s, with some newer infill and remodels
Construction QualityGenerally solid, with mature landscaping; many homes have been updated but some original interiors remain.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly middle- to upper-middle income; mix of families, professionals, and retirees; highly educated population.

Community Vibe

Suburban, quiet, established; pride of ownership; active neighborhood associations.

Typical Residents

  • Families
  • Young professionals
  • Retirees
  • Military personnel (due to proximity to USAFA)

Family Friendly

Very family-friendly; strong schools, parks, and low crime rates.

Amenities & Lifestyle

Parks & Recreation

  • • Ute Valley Park
  • • Rockrimmon Open Space
  • • Foothills Trail

Dining Options

  • • Marigold Cafe & Bakery
  • • Wade's Cafe
  • • Local pizza and Asian eateries

Shopping Centers

  • • Rockrimmon Shopping Center
  • • King Soopers Plaza

Local Businesses

  • • Rockrimmon Liquor
  • • Rockrimmon Cleaners
  • • Local dental and medical offices

Education & Schools

Generally above average to excellent; D20 schools highly rated for academics and extracurriculars.
Overall School Rating

Elementary Schools

  • • Rockrimmon Elementary
  • • Foothills Elementary

Middle Schools

  • • Eagleview Middle School

High Schools

  • • Air Academy High School

Private Schools

  • • Colorado Springs Christian Schools (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Mountain Metro bus routes (limited coverage)

Major Roads

  • • I-25
  • • Woodmen Road
  • • Rockrimmon Blvd

Commute & Walkability

Commute Times15–20 min to downtown Colorado Springs; 10 min to USAFA; 25–30 min to major employers in northern Colorado Springs.
WalkabilityLow to moderate; car recommended for most errands.
ParkingAmple off-street and garage parking; little street congestion.

Marketing Intelligence

Target Buyer Types

  • Move-up buyers
  • Families relocating for schools
  • Military families
  • Remote workers seeking space and nature

Key Selling Points

  • Top-rated schools
  • Access to open space and trails
  • Established, quiet neighborhood
  • Large lots and mature trees

Pricing Considerations

Price competitively due to increased inventory; updated homes command premium.

Common Objections & Response Strategies

Objection: Homes feel dated or need updates.

Response Strategy:

Emphasize solid construction, potential for value-add renovations, and compare to cost of new builds.

Objection: Higher price per square foot than newer suburbs.

Response Strategy:

Highlight lot size, mature landscaping, and neighborhood amenities not found in new developments.

Objection: Limited walkability.

Response Strategy:

Focus on quick access to trails, parks, and short drives to shopping and dining.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; steady long-term growth, but 2025 market is flat to slightly up (+2.7% YoY).

Rental Demand

Strong, especially for military and relocating professionals; D20 schools boost desirability.

Buyer Competition

Lower than previous years; buyers have more leverage due to increased inventory.

Best For

  • Families seeking top schools
  • Buyers wanting established neighborhoods
  • Investors seeking stable rental income

Potential Concerns

  • Older homes may need updates
  • Limited new construction
  • Some homes near I-25 may have noise issues

Professional Recommendations

1

Price homes accurately and competitively; avoid overpricing in a soft market.

2

Stage and update key areas (kitchens, baths, flooring) to stand out.

3

Highlight school ratings and outdoor amenities in all marketing.

4

Be proactive in addressing buyer concerns about home age and updates.

5

Leverage virtual tours and remote-friendly marketing for out-of-state buyers.

6

Monitor inventory closely and adjust strategy as market shifts.

Competitive Analysis

Comparable Markets

  • Briargate
  • Northgate
  • Peregrine

Market Positioning

Premium established neighborhood with top schools and outdoor access; appeals to buyers seeking stability and community.

Competitive Advantages

  • More mature landscaping
  • Closer to foothills and open space
  • Quieter, established vibe

Price Comparison

Slightly higher median price than citywide ($569,900 vs. $484,906), reflecting desirability and school district.

Investment Metrics

Typically 4–5% for single-family rentals (2025)
Cap Rates
Gross yields around 5–6% depending on property and management
Rental Yields
Approximately 18–20 (reflects strong owner-occupant demand)
Price-to-Rent
Positive cash flow possible with 20%+ down; best for long-term hold
Cash Flow
Modest (2–3% annually) in current market; upside if inventory tightens
Appreciation

Buyer Journey Insights

First-Time Buyers

May be priced out of larger homes but can find value in townhomes/condos; benefit from stable community and schools.

Move-Up Buyers

Strong appeal for families upgrading for space and schools; many 4–5 bed homes available.

Downsizers

Townhomes and smaller ranches available; quiet, low-maintenance living.

Investors

Solid rental demand, especially for military and relocating families; stable returns.

Relocators

D20 schools, outdoor lifestyle, and proximity to major employers are key draws.

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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