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Living in the Broadmoor

Posted by Sarah Steen on May 3, 2019
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picture of mountains with broadmoor caption

Many prospective residents of Colorado Springs are drawn to the Broadmoor area of town because of great location and excellent Cheyenne Mountain School District. They soon realize how wonderful and (and unique) the Southwest part of Colorado Springs is.

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When someone tells you they live “in the Broadmoor area”, it basically means that they live in the southern half of the Southwest portion of Colorado Springs. The northern portion of the Broadmoor area begins with all of the beautiful estates around the Broadmoor Resort. The area continues south through Broadmoor Hills, Broadmoor Bluffs and Broadmoor Oaks, and is bordered by the mountains in the west and Highway 115 in the east.

map of colorado springs neighborhoods

Source: PlanCOS

Watch Out!

Often times, particularly on other real estate websites, the area described as the “Southwest” part of Colorado Springs, it includes descriptions and data from anything south of Cheyenne Road, crossing over Hwy 115, and includes the Cheyenne Meadows area. But the accurate description of the Broadmoor area is just that: from The Broadmoor Resort and south bordering Hwy 115 until NORAD road.


Southwest Colorado Springs has two famous neighbors: The Broadmoor Resort and NORAD (North American Aerospace Defense Command). These iconic neighbors define this popular Colorado Springs area.

  • The Broadmoor Resort

    It’s hard to believe that the Broadmoor Resort had its modest start as a dairy farm before it was purchased by a Prussian count and turned into a casino. In 1916, it was purchased by the Philadelphia gold seeker, Spencer Penrose. The Penrose family had a vision to turn this casino into a titanic-sized, high-end destination resort for visitors from all over the world.

    Today the resort is a popular attraction for tourists and locals alike. Locals enjoy the many restaurants and bars available on the property. A favorite holiday activity in Colorado Springs is to visit the Broadmoor to see its beautiful grounds decked out in spectacular decorations.


    NORAD was activated as a command and control center in 1957. It has served since then as a training site for crew qualifications and an alternate command center. It was made famous when it was featured in movies like “Independence Day” and “War Games”.


The Broadmoor area is conveniently located close to I-25 so you can zip up to Denver. It is also close to many Colorado Springs sights, and it is a short commute to Fort Carson.

Outdoor Life

Many “Westsiders” (a local term for anyone who lives west of I-25) love being on the westside for the proximity to the trails and open spaces, as well as the Cheyenne Mountain State Park at the southern tip of the Broadmoor area. Outdoor life is just minutes away.


There are 3 golf clubs, multiple tennis clubs, pools, fitness centers and so much more.


One of the biggest drawbacks of this area is the lack of shopping. There are small, local businesses and just a few minor big box stores. Most residents order online or take the quick drive up I-25 to shop at University Village Shopping Center. Broadmoor residents consider the lack of shopping a small price to pay for the convenience of being close to what matters most to them: an extensive outdoor playground and a strong community with a small-town feel.

Who lives Here?

Due to the proximity to Fort Carson, there are many active duty families as well as retirees who decided to stay here after their service. But many local business owners and professionals also call the Broadmoor home.

  • Active duty and retired military.
  • Around 15% of people work from home which is much higher than most of the country. It’s indicative of an active tech sector that is comparable to Silicon Valley.
  • A 2015 study indicated that approximately 25% of Broadmoor residents are seniors. Neighborhoods tend to go through cycles. Expect this number to decrease as these homes are sold due to downsizing or right sizing, and younger families move in.



The oldest homes in the Broadmoor are found along and around Lake Avenue. They were constructed mostly in the 60’s and 70’s. There are newer, beautiful brownstone row houses directly across from the Broadmoor Resort, and much older ones along the old streets that originally lead to an old Broadmoor Park when the Broadmoor was established. Those were built as early as the 1920’s. In the 1980’s, the Broadmoor area started to explode south toward what is currently known as Broadmoor Hills and Broadmoor Bluffs. These areas tend to have large, high-end, custom and semi-custom homes. This trend continued up Cheyenne Mountain into the Spires.

Broadmoor at a Glance

Yes, prices have increased tremendously, but don’t be discouraged! If you are interested in this area don’t exclude it because of this high average home price in the infographic! There are options. If you are ok to live in a condo, you can be close to Fort Carson, in School District 12 and in the Broadmoor for under $250,000.

graphic with home price stats for Broadmoor neighborhood in Colorado Springs


Structural issues were encountered when homes were constructed up the hill in the 80’s, 90’s and even into the 2000’s. Several areas on Cheyenne Mountain and around the Broadmoor Golf Club experienced landslide problems. Some homes actually “slid off the mountain”. We are very familiar with this area so please call us with any questions.

Related Reading: Colorado Springs Environmental Hazards

Fire danger is probably the biggest fear for residents in the area. In fact, all new construction has to have an indoor fire suppression system. The last big fire in the Broadmoor area happened in 1905, so this area has tight vegetation and could burn easily. Firewise is a free service available for homeowners that gives advice and tips for fire mitigation. The city also has programs to assist financially with these mitigations.


The Broadmoor belongs to Cheyenne Mountain School District 12 which continuously earns high recognition and awards. The district is quite small with around 10,000 students and there is no bus service for students in D-12.

  • Elementary Schools in D-12
    • Broadmoor Elementary
    • Cheyenne Mountain Elementary
    • Gold Camp Elementary
    • Pinon Valley Elementary
    • Skyway Elementary
  • Middle Schools in D-12

    • Cheyenne Mountain Junior High
  • High Schools in D-12
    • Cheyenne Mountain High School
  • Other
    • Cheyenne Mountain Charter Academy
      The Vanguard School
    • The Colorado Springs School


Related Reading: School Options in Colorado Springs

Activities in Broadmoor

There are many activities in the Broadmoor. You’ll be close to numerous trails, open spaces, and attractions because of the area’s close proximity to the mountains.

  • Cheyenne Mountain State Park:
    Just a few miles south of the Broadmoor area, you can enjoy all that Cheyenne Mountain State Park has to offer! There are educational events, archery, and camping spaces available for tents and RV’s. Take as long as you want to explore all 27 miles of trails for hikers, bikers and riders.
  • Broadmoor’s Seven Falls:
    This attraction offers a beautiful sight of a 181 foot waterfall cascading down 7 steps. Park at the Penrose Event Center and take the shuttle over to Seven Falls. Zip lining is also available here.
  • Cheyenne Mountain Zoo:
    Another award-winning attraction in the Broadmoor is the Cheyenne Mountain Zoo. This is not your standard zoo, so don’t miss it. The location is already unique: on a hillside, at more than 6,500ft elevation. Ride the old ski lift to get a bird’s eye view of the area, enjoy the petting zoo, or visit the Will Rogers Shrine.
  • North Cheyenne Canon:
    Do you know about Helen Hunt Falls? Take the winding road up North Cheyenne Canon, among tall trees and many hiking trails (some of our favorites here include the great and easy Mount Cutler trail, or the more challenging but oh-so-awesome Seven Bridges trail). Hike, bike, ride. If you feel like a picnic, there are many tables for you to enjoy along the creek or in other areas.
  • PRO TIP:
    Visit the artful and ginormous kinetic sculptures of architect and artist Starr Gideon Kempf. Your GPS will guide you to the address: 2057 Pine Grove Ave, Colorado Springs, CO 80906. Keep in mind that this is not a business or a public place. Please look at the sculptures, marvel and admire, but be respectful by not entering the property.
  • Night Life:
    Take a quick Uber downtown to Tejon Street and enjoy some of the bars there. The nightlife is not tremendous, but it has grown over the past few years with more millennials moving into the high-end downtown apartments.

There is so much to do here in the southwest. It’s definitely an old part of town and you’ll be able to feel it.  Drive around and see if you like what you see. Competitive areas would be Monument and Black Forest. Make sure you compare!

Related Reading: Things to do in Colorado Springs

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Homes for Sale in the Broadmoor Area

Colorado Springs Zip Code 80906

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