As you start looking for homes in Colorado Springs, Banning Lewis Ranch (BLR) will surely be on your list with several homes to view and builders to visit. This master planned community is one of the fastest growing areas of town, with many attractive amenities for its residents.
Ruth Banning was an independent, 24-year-old Colorado woman when she took over the family businesses after her brother unexpectedly died at an early age. The Wellesley graduate left her teaching position to take over management of her family’s estate. She sold the local ice delivery company to focus on the Banning Ranch and its award-winning Hereford cattle. She quietly married Raymond Lewis in 1921. Ruth passed away in 1962 and Ray passed in 1978.
Ray sold his ranch long before his death. After the ranch was sold, there was a lot of bankruptcy and trading the land back and forth. Banning Lewis Ranch was sold to the current developer in 2014. BLR is the largest development in Colorado Springs with 24,000 acres. The land was originally annexed into the city in 1988, but in 2018 there was revision of the annexation agreement to make land development easier and cheaper while retaining quality of life for the 62,000 future residents on BLR.
While BLR is currently still considered the east end of Colorado Springs, it won’t be for long if the predicted growth for our city is accurate. At some point in the near future Colorado Springs and Falcon/Peyton will grow together.
Shopping is a bit sparse directly around the subdivision, so residents usually go to the Powers corridor for provisions. This will surely change over the next few years as businesses discover the service need of eastside residents in this exploding area.
Want to catch a concert at the Pepsi Center in Denver? You’ll need at least 90 minutes to get there without traffic. If you are planning to see the Christmas Parade in downtown Colorado Springs, it’s only 30 minutes away.
Banning Lewis Ranch might seem a bit far away from the rest of town. This is probably one of the reasons the developer tried to offer as much as possible within BLR itself. However, you’ll have a new home, a new modern neighborhood, and many neighbors and amenities that you wouldn’t have close by in other areas of town. To be honest, everything you need in Colorado Springs is usually no further than 30 minutes away (traffic permitting).
Commute for Military Members
- 30 minutes to Schriever Air Force Base
- 9 miles to the Peterson Air Force Base back gate
- 20 miles to Fort Carson
- About 25 minutes to the Air Force Academy
As of 2017*
- Population of BLR is 8,919.
- There are nearly 3000 households.
- Approximately half of households have children, half do not.
- In this area, about 75% of homes are owner occupied and 25% are tenant occupied.
- Average household income $67,170
- Median household income $84,167
*Via Demographic data shown in the demographic section was gathered from the 2017 American Community Survey and is deemed reliable but is not guaranteed. No representation, guarantee or warranty is made as to the accuracy or completeness of information modified or aggregated for specific neighborhoods and/or zip codes.
Real Estate Market information in Banning Lewis Ranch (80927)
In general, new construction always rivals existing home sales. New construction gives you the opportunity to choose what your home will look like, where it is, and what upgrades you want. You basically get your 95% dream home.
If you choose to build, it’s important to consider that you’ll likely have to wait until it is completed unless it’s a “spec home” (a home the builder started in hopes to find a buyer prior to completion). Extra costs for new construction homes often include: landscaping, refrigerator, air conditioning (did you know that air conditioning is not a standard feature in Colorado homes?). You’ll likely get more for your money if you can find an existing home that you like.
Market Update (Feb 2019)
Note: Not all builders list their homes on the REALTOR® listing service, which will skew these numbers.
Single Family Homes
- 51 single family Banning Lewis Ranch homes actively listed on the REALTOR® listing service.
- 50 homes sold in the past 90 days
- Price range $273,000 – $522,000
- Days on Market: 72 (this is higher than other areas of Colorado Springs because new construction homes tend to be listed and on the market from the beginning of construction until closing).
- Average home price: $358,000
- Median home price: $342,000
- Average price per sqf:$136
Note: There are no town homes or attached homes available in BLR
Master Planned Community
Banning Lewis Ranch has big plans for the neighborhood. The community is intended to be its own independent town with very little reason to venture out or go far.
The Ranch House recently transitioned over to a recreation center for BLR residents. Looking to get fit? Use the expansive fitness room, the Junior Olympic pool, or enjoy a game of tennis in the beautiful Colorado sun. The splash park will provide a quick and fun summer cool down.
In order to increase the walkability of the neighborhoods, the developers decided that each home will not be further than one or two blocks away from a park or trail. The emphasis on outdoor recreation and enjoyment is reflected throughout this development.
Specialty Communities within a Community
Banning Lewis Ranch tries to address and accommodate every lifestyle and life stage. There are options for you if you are young and just starting your home buying journey, already have a family and need a larger home, or if you are looking to downsize to easy living. It is all here. You can stay where you know your neighbors and build your circle of friends.
Briarwood Bungalows at BLR
This is a low maintenance community by Oakwood Homes. They feature main-level living, open floor plans, and a concept for a lock and leave lifestyle. This is a great choice for empty nesters or military members who frequently travel but enjoy a high-quality home.
Oakwood Life, a 55+ community: Coming soon (2019)
A 55+ community with lots of activities for its residents on location! It’s nothing like assisted living- it’s just easy living. Low maintenance, smaller homes with resort style living and connecting with neighbors. This community will be the first of its kind in Colorado Springs.
American Dream Neighborhood
This neighborhood offers something that is hard to get in Colorado Springs: a lovely single-family home for well under $300,000. The homes range from 2 – 4 Beds and they are arranged in clusters around private, cobblestone cul-de-sacs. They have small backyards. Definitely worth a look.
PRO tip: If you decide to visit a builder, tell them you are working with a REALTOR. Many builders will not let you work with a real estate agent if you don’t tell them right away.
While these builders seem very similar, they are all definitely worth a separate look. Each builder has one or more models.
Classic Homes has probably built a majority of the homes in Colorado Springs–that’s how long they’ve been around! They have 24 floor plans to choose from in Banning Lewis Ranch, starting in the low 300’s-400’s.
Oakwood Homes has been building in Banning Lewis Ranch since it opened. They have proven to be the most flexible by offering floor plans for changing lifestyles and individual buyer trends. Their homes start in the mid 200’s and range into the luxury market price range of 700+.
Just like Classic Homes, their floor plans start in the mid 300’s-400’s. They also offer 24 floor plans with total square feet ranging from 2,341-4,097.
PRO Tip: Most home buyers add about 10% of their purchase price in upgrades.
Home Owners Association
The HOA fees vary depending which BLR area where you live. Fees range from $84-129 per month.
Banning Lewis Ranch Rules and Regulations Documents:
- Master Declaration of Covenants, Conditions and Restrictions
- Northtree Rules & Regulations
- Northree CC&R Governance Policy
- Articles and Incorporation of Banning Lewis Ranch Community Foundation
- Metro District Information
There are always plenty of events on BLR event calendar. The summer concerts are spectacular and provide opportunities for neighbors to be together as a community. Other offerings include art classes, holiday running events or pickle ball tournaments.
Banning Lewis Ranch has its own charter schools through Falcon District 29:
- Banning Lewis Ranch Academy K-8th Grade
- Banning Lewis Preparatory Academy 9th-12th Grade
Public schools that serve Banning Lewis:
- Ridgeview K-5 Elementary School
- Stetson K-5 Elementary School
- Springs Ranch Elementary School
- Skyview Middle School – Grades 6-8
- Falcon Middle School – Grades 7-8
- Horizon Middle School – Grades 6-8
- Vista Ridge High School – Grades 9 – 12
- Sand Creek High School- Grades 9-12
- Falcon High School – Grades 9-12
*Always check with the district for specific school boundaries.
Find individual ratings and rankings for these schools at School Digger.
Related Reading: School Options in Colorado Springs
Banning Lewis Ranch offers so much to residents. New homes for various lifestyles and life stages, an abundance of amenities, walkability throughout the community, and access to good schools.