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Zip Code 80918

Colorado Springs, CO • El Paso County

Real Estate Market Analysis

Q3 2025 Report
$472,500 (June 2025)
Median Home Value
~52,000
Population
$78,000
Median Income
Above average (B+ to A-)
School District Rating

Market Statistics

Property Values

$472,500 (June 2025)
Median Home Value
$2,100 (estimate, 2025)
Median Rent
$221 (June 2025)
Price per Sq Ft

Market Performance

Home Appreciation+5% MoM, flat YoY
Market Velocity39 days median DOM; 234 homes for sale in June 2025 (+55% MoM)
Foreclosure RateLow, consistent with city averages

Area Information

Area Size~15 sq mi
CountyEl Paso
Primary CityColorado Springs

Housing Profile

Housing Statistics

Total Housing Units~16,000 (estimate)
Owner Occupied~62%
Rental Properties~38%
Vacant Units~4%
New ConstructionLimited, mostly infill and small-scale projects

Housing Types

Single-family homesTownhomesCondosApartments

Demographics

~52,000
Population
36
Median Age
$78,000
Median Income
96% (unemployment ~4%)
Employment Rate
38% bachelor’s degree or higher
Education Levels
Mix of families, singles, and retirees; strong presence of young professionals
Family Composition

Education Quality

School District Performance

Above average (B+ to A-)
District Rating
School DistrictColorado Springs School District 11
Test ScoresSlightly above state average
Graduation Rates~88%

Schools in Area

  • King Elementary
  • Russell Middle
  • Doherty High
  • Pikes Peak Community College satellite

Economic Factors

Employment & Business

Job GrowthStable, 1-2% annual growth
Unemployment Rate~4%
Business EnvironmentDiverse, with tech, healthcare, education, and defense sectors
Commercial ActivityActive retail corridors, small business hubs

Major Employers

  • UCHealth
  • Colorado Springs School District 11
  • US Air Force Academy
  • Progressive Insurance

Infrastructure & Quality of Life

Infrastructure

Transportation Access

  • • I-25 (10 min)
  • • Woodmen Rd
  • • Public bus routes

Utilities & Services

  • • Colorado Springs Utilities (electric, water, gas)
  • • Waste Management

Quality of Life

Safety & Environment

Lower than city average; mostly property crime

Good air quality, low pollution, access to green space

Healthcare Access

  • • UCHealth Memorial Hospital North
  • • Penrose-St. Francis Health Services

Development Trends

Planned Developments

  • Small-scale multifamily infill
  • Retail plaza renovations

Infrastructure Projects

  • • Road resurfacing, bike lane expansion

Investment Outlook

Growth Outlook

Moderate, steady population and housing demand

Investment Opportunities

  • • Value-add single-family rentals
  • • Small multifamily acquisitions
  • • Retail repositioning

Marketing Intelligence

Target Demographics

  • Young professionals
  • Military families
  • Move-up buyers
  • Investors

Competitive Advantages

  • Stable home values
  • Desirable schools
  • Access to recreation

Pricing Strategies

List slightly below median to attract multiple offers; offer closing cost incentives

Common Objections & Response Strategies

Objection: Market appears flat or declining.

Response Strategy:

Emphasize increased inventory and buyer leverage, plus long-term stability.

Objection: Older housing stock in some neighborhoods.

Response Strategy:

Highlight recent renovations and value-add potential.

Objection: Rising property taxes or insurance costs.

Response Strategy:

Compare total cost of ownership to nearby zip codes and stress local amenities.

Professional Recommendations

1

Advise sellers to price competitively and stage homes for maximum appeal.

2

Highlight school quality and parks in marketing materials.

3

Target military and relocating buyers with tailored messaging.

4

Monitor inventory and adjust pricing strategies monthly.

5

Promote energy efficiency and recent upgrades to stand out.

Competitive Analysis

Comparable Markets

  • 80920 (higher price point, newer homes)
  • 80909 (lower price, more urban)
  • 80907 (closer to downtown, smaller lots)

Market Positioning

Middle-upper tier for Colorado Springs; appeals to families and professionals

Competitive Advantages

  • Balanced price-to-value ratio
  • Good schools and amenities

Price Comparison

Slightly below 80920, above 80909 and 80907

Investment Metrics

5.2% (single-family rental, 2025)
Cap Rates
~6% gross annual yield
Rental Yields
~18:1
Price-to-Rent
Positive for well-priced rentals, especially 3-4 bedroom homes
Cash Flow
1-2% annual over next 3 years
Appreciation

Buyer Journey Insights

First-Time Buyers

Good inventory, moderate prices, access to down payment assistance.

Move-Up Buyers

Opportunity to trade up with minimal price differential.

Downsizers

Townhomes and condos available, low-maintenance options.

Investors

Strong rental demand, stable returns, value-add potential.

Relocators

Desirable schools, amenities, and commute options.

This zip code analysis was generated using comprehensive market data and AI intelligence.

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

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