Leah writes the thirteen about living here: which neighborhood fits, where the school boundaries actually fall, what a walkable block looks like in a city that scores 36 out of 100. Brandon writes the twelve about the transaction: what your tax bill really says, who pays what at closing, whether that basement was ever permitted, what the fall market is doing. Guides that have not published yet show their date instead of a link.
22 of 25 are published. The most recent is Flood Zones in El Paso County and What Flood Insurance Costs, by Brandon Behr on Sep 16, 2026.
Colorado Springs Neighborhoods: The Complete Guide
There is no official list of Colorado Springs neighborhoods. Here are the nine working submarkets, what each costs, and who each one does not suit.
Briargate: The Complete Guide
Briargate covers roughly 7,500 acres and three different maps carry the name. What the boundaries actually are, what it costs, and who it suits.
Is Colorado Springs Losing People? What the Migration Data Says
Colorado lost 12,100 residents to other states last year while El Paso County added 4,684. What the Census and state demographer data actually show.
The Walkable Colorado Springs
Walk Score rates Colorado Springs 36 out of 100. One block of West Colorado Avenue rates 92. The four areas here that actually walk.
Best Neighborhoods for Families in Colorado Springs, and the School Districts Behind Them
Three El Paso County districts were Accredited with Distinction for 2025 and the list changed from 2024. How to check the boundary for one address.
VA Loans and Buying Near Fort Carson
An E-5 with dependents at Fort Carson draws $2,358 a month in BAH for 2026. What a VA loan actually covers, and the property standards that stop contracts.
Colorado Springs With Kids
The zoo, Garden of the Gods, a nature center, a fountain and the library. What the ticketed attractions actually cost in 2026 and what is free.
What Is My Colorado Springs Home Worth?
The same Colorado Springs house can carry four official values at once, more than $60,000 apart. What each one measures and which to trust.
Buying a Home in Colorado Springs: Start Here
The median El Paso County home closed at $460,000 after 52 days in July 2026. The actual steps to buy here, in order, with the local deadlines.
Was That Finished Basement Ever Permitted?
Go to pprbd.org, open Permit Search, enter the address. Free and public. What an unpermitted basement does and does not mean for a Colorado Springs deal.
Which Colorado Springs Neighborhood for Which Base
Fort Carson Gate 4 closes to inbound traffic at 1 p.m. Pick the gate, then the neighborhood. Where to live for Carson, Peterson, Schriever and the Academy.
Two Property Tax Exemptions El Paso County Homeowners Miss
What Colorado's senior and disabled veteran property tax exemptions are worth on a Colorado Springs house, the 2026 deadlines, and how to file.
Selling Your Colorado Springs Home: Start Here
The steps to sell a house in El Paso County, in order, with the local rules national guides miss: septic transfer inspection, disclosure, closing costs.
Can You Build an ADU in Colorado Springs?
What Colorado Springs allows for accessory dwelling units in 2026: size caps, owner occupancy, permits, and the utility charge most posts skip.
Military Noise in Colorado Springs, by Neighborhood
Which Colorado Springs areas hear Fort Carson artillery, airport traffic and Academy flights, what DNL 65 means, and how to check an address.
Short-Term Rental Rules Across El Paso County
Colorado Springs, Manitou Springs, Monument, Fountain and unincorporated El Paso County each regulate short-term rentals differently. A comparison.
Watering Rules, Turf Law and Xeriscape Rebates
What Colorado Springs watering rules allow in 2026, what SB24-005 really does, what your HOA can require, and what the rebates actually pay.
Closing Costs in El Paso County: Who Pays What
Colorado has no transfer tax. A line-by-line look at El Paso County closing costs, local custom, and the county lines that surprise buyers.
Buying in a Historic District: Old North End and Old Colorado City
What a Colorado Springs historic overlay actually regulates, what National Register listing does not, and the state tax credit most owners skip.
Your Fire District Sets Your Insurance Rate
How your El Paso County fire district, ISO PPC class, and distance to a station and hydrant affect your homeowners premium and your tax bill.
Living Near the Tracks: Train Horns and Quiet Zones
Eight El Paso County crossings have a 24-hour whistle ban. Where the tracks run, how loud the horn is by law, and how to check an address.
Flood Zones in El Paso County and What Flood Insurance Costs
How to read the FEMA flood map for a Colorado Springs address, what an NFIP policy costs under Risk Rating 2.0, and the free LOMA most owners miss.
Hard Water in Colorado Springs
What El Paso County water utilities actually publish about hardness, the one number I could verify, and whether a softener is worth it here.
Luxury Homes in Colorado Springs
Where the Colorado Springs upper bracket starts, why the 2026 conforming limit sets the line, and the tax, insurance and well checks above $1 million.
Colorado Springs Market Report: Fall 2026
El Paso County housing data for fall 2026: 3.3 months of supply, 50.7% of listings cutting price, and why both numbers are true. Sourced and dated.
No guides match that combination.
Who writes these
About this series
Who writes the Colorado Springs guide series?
Leah Behr and Brandon Behr, both REALTORS® with the Behr & Behr Team at The Platinum Group, Realtors in Colorado Springs. Leah writes thirteen of the twenty five, covering neighborhoods, schools, lifestyle and relocation. Brandon writes twelve, covering taxes, closing costs, permits, insurance and market data.
When do the guides publish?
Between Aug 6, 2026 and Sep 22, 2026, on a Tuesday through Friday cadence. Each one goes live at midnight Mountain Time on its listed date. Anything not yet published shows its date on this page rather than a link.
What area do these guides cover?
El Paso County, Colorado. That means Colorado Springs, Fountain, Security-Widefield, Falcon, Peyton, Black Forest, Monument, Tri-Lakes, Manitou Springs, Calhan and Ellicott. Monument and the Tri-Lakes are the northern edge of it, and the series does not go past that.
How are the figures in these guides sourced?
Every number is attributed inline to a named primary source with its publication date, drawn from bodies such as the El Paso County Assessor and Treasurer, Pikes Peak Regional Building Department, Colorado Springs Utilities, the Colorado Department of Education, the Colorado General Assembly, FEMA and the Federal Railroad Administration. Where two sources disagree, both are reported. Where something could not be verified, each guide says so in its own words rather than filling the gap.