$863,184Average Value$396Average Price per Sq Ft69Homes For Sale
Colorado Springs suburb with a mountain-forest feel
Black Forest is a Colorado Springs suburb that attracts privacy seekers looking for larger lots, many of which are zoned for horses. Named for the thick mass of Ponderosa pines that blanket the area, this unincorporated area of El Paso County has a steady population of around 15,000 and just two traffic lights. “This area used to be way out there and would feel that way, but the town has grown so much that it’s really becoming more populated by people looking for that mountain-forest feel,” says Re/Max associate Lisa Pflugh, who has been selling in the region for nearly a decade. Boasting views of Pikes Peak in the distance, Black Forest sees a lot of transplants from other states and the military. “Colorado Springs has five military bases, so that is a population that is always on the move,” Pflugh says.
Enjoy living within the great outdoors at Black Forest, Colorado Springs, CO.
Black Forest has some wonderful trails winding throughout Colorado Springs, CO.
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Old cabins with modern additions and contemporary estate homes
The median home price in Black Forest is about $920,000, more than double the national number and well above the Colorado median of $600,000. The community attracts buyers looking for privacy and larger lots that can accommodate horses. Housing inventory is entirely single family, with no stock of condos and townhomes. Fox Run is a luxury neighborhood known for high price points. “There’s a dichotomy in housing here. Some homes are like someone’s old cabin, and they’ve added on over the years. And then you’ve got multimillion-dollar contemporary estate homes, and everything in between,” Pflugh says. “Our price points are typically appreciating at 4-5% a year. In 2020, it was 20%. I always tell people, especially during a time of high interest rates, to buy now because you can always refinance. If you wait, you’re fighting against appreciation, and if the rates drop, you’re fighting against more buyers.”
Black Forest is mainly comprised of large estates situated near Colorado's remarkable trees and mountains.
Black Forest, Colorado Springs, CO offers a range of private lifestyles depending on one's desires.
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The area is served by multiple public school districts
Colorado Springs School District No. 11 is graded B by Niche, with an A in diversity. The district serves over 20,000 students in 57 schools. Edith Wolford Elementary and Chinook Trail Elementary are two community schools that serve Black Forest.
Ray E. Kilmer is a public pre-K and elementary school in Black Hills.
Edith D. Wolford is a public pre-K and elementary school in Black Hills.
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Black Forest Regional Park is the community's crown jewel
Colorado is known for boundless outdoor recreation, and Black Forest is no different. In addition to enjoying nature on their private property, the town has a few dedicated community parks, a public 18-hole golf course and regional access to some of the best hiking, hunting and fishing in the U.S. “The parks here are great, and you’ve always got people hiking the trails or riding horses,” Pflugh says. Situated on nearly 400 acres, Black Forest Regional Park is the community’s crown jewel, with over 4 miles of trails, a playground and picnic pavilion with views of Pikes Peak and the Front Range painting the distance. Fox Run Regional Park is another community hotspot known for its spectacular views. Set on just over 400 acres, the park has miles of trails and multiple ponds and hosts social events and sports programs.
Have fun on the swings at Black Forest Park.
There is a dedicated area for dogs at Fox Run Regional Park
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Shopping and dining is in nearby Northgate
Since Black Forest is almost entirely residential beyond a few lodging options, residents must go to the nearby suburb of Northgate for shopping and dining, where there is a shopping center anchored by a grocery store and a mix of chain and mom-and-pop dining establishments. "Northgate has a big entertainment center and the Ford Amphitheater is there," Pflugh says. For fine dining or a broader retail experience, residents can travel to nearby Colorado Springs or even Denver.
You'll find woodsy charm in the shopping and restaurants of Black Forest, Colorado Springs, CO.
For shopping, eating, or even errands, the southern tip of Black Forest provides for all.
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Black Forest Festival Weekend in an annual event highlight
A tradition that started in 1969, the Black Forest Festival Weekend is the calendar highlight of annual events. The two-day August festival includes vendors, a pancake breakfast, live demonstrations, a parade and more.
Treat yourself to homemade sweats at the Black Forest Holiday Market in Black Forest, Colorado Springs, CO.
Get here early for the Annual Black Forest Community Trunk-Or-Treat.
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Stop-and-go traffic on the 60-mile trip to Denver
Black Forest has direct access to state Routes 83 and 21 and is about 5 miles west of Interstate 25. Denver is 60 miles north for commuters, and Colorado Springs is about 20 miles south. “Traffic is increasing with the population — it’s gotten much busier over the last few years,” Pflugh says. “There is stop-and-go traffic to Denver on the 25, so more people take 83, which has been expanded in some spots to accommodate more traffic.” Public transportation options are limited in the city. There is Greyhound bus service for out-of-town trips and an interregional express bus service called Bustang operated by the Colorado Department of Transportation. Colorado Springs Airport is only 20 miles away, but to catch an international flight outside of Cancun, residents must make the trip to Denver.
Increased snowfall along the Palmer Divide
Black Forest has an alpine desert climate known for blue skies and low humidity. Summers are warm, with daytime temperatures in the 80s that fall comfortably into the 50s at night. Winters are cold, with moderate snowfall and daytime temperatures in the 40s. “There’s a joke in Colorado that you must dress for all seasons in one day in the winter. It might be cold and snowy in the morning, so you’ve got your big coat on, then the sun sets in by afternoon, and you’re fine in just a vest. Then it gets super cold again at night,” Pflugh says. The city is located on the Palmer Divide, an area between Denver and Colorado Springs with north winds known to cause more significant snowfall events. Denver sees between 65 and 70 inches of snow in the winter and Colorado Springs gets about 40 inches, while Black Forest can see over 100. “One thing about the snow is that it normally melts in a couple of days because of the sun, particularly if you’re facing south,” Pflugh says.
Due to its rural location and dense coverage of Ponderosa pines, the wildfire risk in Black Forest is substantial. There was a major fire in 2013 that destroyed hundreds of buildings. “The pine trees are a tinder box. When you live in an area like this, you must do fire mitigation on your property, like raking up the highly flammable pine needles that are dry and have resin,” Pflugh says. “Insurance in this area is becoming more expensive because insurance companies are pulling out."
Crime statistics for Black Forest were not immediately available.
Written By
Amber Steinmetz-Cole
Photography Contributed By
Evan Melgren
Video By
Tyler Hall
Interested in learning more about homes in this area?
Reach out to
Camellia Coray,
an experienced agent in this area.
GreatSchools:
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On average, homes in Black Forest, CO sell after 104 days on the market compared to the national average of 49 days. The median sale price for homes in Black Forest, CO over the last 12 months is $930,000, up 4% from the median home sale price over the previous 12 months.
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Michael TurnerLIV Sotheby's International Realty CO Springs
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Steve KenneyBetter Homes & Gardens Real Estate - Kenney & Co.
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