Black Forest Real Estate and Area Information
Black Forest is located in El Paso County about 15 miles north east of Colorado Springs and about 45 miles south of Denver Colorado. With a population of about 15,000 in the Black Forest neighborhood it encompasses about 130 square miles of land. Lot sizes in Black Forest are large (averaging about 5 acres) and are impressively wooded with pine trees giving a secluded wilderness private retreat feel. Open area lots and homes are also available providing unobstructed views of Pikes Peak and the front range mountains. Many lots in Black Forest are also zoned for horses. Black Forest housing mainly consists of single family homes while apartments and condo’s are harder to find. Black Forest homes can range in price from $300,000 to as high as $3 million, with the average home price at approximately $500,000.
Black Forest also has a few gorgeous new home construction developments offering custom new homes and lots in both Cathedral Pines and High Forest Ranch. Cathedral Pines and High Forest Ranch are newer luxury communities offering some of the best luxury homes in Colorado Springs. Lot sizes in these areas average about 2.5 acres with lot premiums starting in the high $100,000, with homes starting in the $700,000’s.
If you are interested in a new construction home, resale homes, land, or luxury homes in Cathedral Pines, High Forest Ranch, or the Black Forest area as a whole, please feel free to email me and I would be more than happy to assist you in any way possible.
Black Forest Neighborhood Aerial Tours
Cathedral Pines
Black Forest Area Home Search and Market Information
Zip Codes- 80908
School Districts- Academy District 20, Lewis Palmer 38 & Falcon 49
Ave Home Price – Approx. $540,000
Home Price Range – Approx. $250,000-$1+ Million
Major Neighborhoods - Cathedral Pines, High Forest Ranch, Pine Glen, Forest Glen, Woodlake, Spirit Lakes, Ponderosa Pines, New Discovery, Green Meadow, Pine Cone Acres, Bridle Bit Ranch
For more detailed Black Forest information you may find some useful information with our neighborhood community information tool. This is a great resource offering community characteristics, maps, aerial & "birds eye" views, nearby schools and school information and nearby attractions and amenities.
Black Forest Real Estate Market Trends
All real estate is local, and conditions for the Colorado Springs real estate market can change dramatically between individual areas, neighborhoods, and price points. Understanding the market dynamics involved in the broader real estate market, the individuals areas, the specific Colorado Springs neighborhood and specific home price point becomes critical when you end up putting an offer in on your next Colorado Springs home.
Total Sales
The chart to the right shows the total number of home sales for the entire Black Forest area year over year. This helps give a very basic feel for home sale activity trends in the broader Black Forest area.
Total Black forest home Sales Year over year
Average Sales Price
The chart to the right shows the year over year average sales price for homes in the broader Black Forest area. This shows the basic trend of home values for the entire Black Forest area.
Average Home Sales Price for Black forest Area
Average Days on Market before Selling
The chart to the right shows the average days a home was on the market before it went under contract. When for sale home inventory levels are high we are in a buyers market and the average days on market will be higher with downward pressure on prices. With lower inventory levels the ave days on market will be lower, a sellers market, with upward pressure on home prices.
Average days on the Market before going under contract
Neighborhoods in the Black Forest Area
Black Forest covers a very large section just north of Colorado Springs with the majority of the homes sitting on over 3 acres. The neighborhoods located inside of the Black Forest area are different than what you will find in the rest of the Colorado Springs area and range widely with some having no HOA or covenant restrictions to your more traditional style neighborhoods with HOA and covenants. The entire Black Forest area is comprised of many neighborhoods, the below is a small presentation of some of the larger ones.
Laura's Black Forest Area Blogs
Historically, the choice between renting or buying a home has been a tough decision.
Looking at the percentage of income needed to rent a median-priced home today (28.8%) vs. the percentage needed to buy a median-priced home (17.1%), the choice becomes obvious.
Every market is different. Before you renew your lease again, find out if you can put your housing costs to work by buying this year!