TRI-LAKES AREA

Monument is the first town you hit heading north out of Colorado Springs, and for a lot of people it’s where the Springs starts to feel like the mountains. The elevation climbs past 7,000 feet. Ponderosas take over the hillsides, Mount Herman sits right over town, and the weather gets its own personality. I grew up between here and Black Forest, and I’ve never gotten tired of it.

Locals call this whole corner Tri-Lakes, after Monument Lake, Palmer Lake and Lake Woodmoor. It covers two zip codes: 80132, which is Monument, and 80133, which is Palmer Lake, just up the road.

How the area is laid out

I-25 splits Monument in two, and the two sides live differently.

West of I-25 is the original town: historic downtown along Front and Second Streets, older homes on tree-lined streets, Monument Lake, and the climb toward Mount Herman and Pike National Forest. Forest Lakes sits on this side too, south toward Baptist Road against the foothills. Palmer Lake and its trail system are just up the road.

East of I-25 is where most of Monument’s growth has happened. Neighborhoods like Jackson Creek, Promontory Pointe and Monument Junction sit closest to the interstate and the shopping along Jackson Creek Parkway. Farther east, Woodmoor spreads out under the pines, and the acreage around Kings Deer and Higby Road opens up toward Black Forest.

Two interchanges, Baptist Road and Highway 105, carry most of the traffic in and out. Which one you use every day says a lot about which part of Monument fits you.

Downtown Monument

Downtown is small, walkable and still feels like a real town, even though Monument has grown a lot over the last 40-plus years. When I was a kid, the only grocery store in town was the L&L, a small family-owned market, until Safeway came in during the ’90s.

My favorite spot downtown is the Coffee Cup Café, a breakfast-and-lunch place known for big plates. It proudly calls itself “not a greasy spoon,” and locals love it anyway. Grab an early coffee there and you can walk to Monument Lake or Limbach Park.

In summer, a farmers market sets up on the green space by the District 38 administration building, the old Lewis School. Dirty Woman Creek Park is a local favorite, and the biggest day of the year is the Fourth of July, when the parade and street fair take over Second Street.

Monument Lake and Mount Herman

Monument Lake is a calm spot to paddleboard or fish, and the Black Forest Cafe & Deli down the street is a good place to refuel afterward.

Mount Herman sits right over town, and Mount Herman Road takes you straight up into the national forest. It’s dispersed camping only, but my friends and I camped up there every summer in high school. Find a site on the east-facing side and you’ll look out over Monument and off to the southeast. Go deeper in and the views open up to the west. Locals also know there’s a back route over to Rampart Range and Woodland Park, but it’s rough going, so don’t try it without a high-clearance four-wheel drive.

The New Santa Fe Regional Trail follows the old Santa Fe railroad grade from Palmer Lake south through Monument to Baptist Road and on toward the Air Force Academy. The section through the Academy has been closed, so check its status before you plan a ride through. Trailheads at Palmer Lake, Third Street in Monument and Baptist Road make it easy to get on.

Palmer Lake (80133)

A few minutes north of downtown Monument, right at the top of the Palmer Divide, Palmer Lake is a small town with its own town government, its own lake and a character all its own. The homes in town are mostly older, some dating back to the early 1900s, on modest and often sloping lots tucked into the hills. Newer construction sits mostly on the edges, in neighborhoods like Elephant Rock Acres.

The outdoors are the draw. The lake sits right at the edge of town, the New Santa Fe Regional Trail starts here, and the trails up the canyon to the Palmer Lake reservoirs climb into the national forest.

Most of 80133 is in Lewis-Palmer School District 38, but the zip code reaches north into Douglas County toward Perry Park, where schools and county services change. Verify by address.

Palmer Lake’s only neighboring area is Monument, to the southeast.

Here’s a Palmer Lake day the way locals do it. Start the morning with a hike into Limbaugh Canyon. If you’re truly adventurous, take the 5.5-mile out-and-back to the Harrison plane crash site, a sight only the most dedicated hikers reach, and come back by way of the Ice Caves trail. Afterward, grab a table on the patio at O’Malley’s, a favorite local hangout, for wings and a beer, then walk across the street to paddleboard on the lake, which is always busy when the weather’s nice.

Locals also know Perry Park Road, Highway 105, heading north out of town. It’s the back way to Larkspur when traffic piles up near the Renaissance Festival in summer, and to the west side of Castle Rock by way of Tomah or Wolfensberger Road. Where 105 meets Highway 67, head west into the mountains for camping and the north end of Rampart Range Road, or turn north through Sedalia toward the west side of Castle Rock, Castle Pines and Chatfield Reservoir.

The neighborhoods

• Woodmoor: about 3,900 acres of pines, half-acre-plus lots, commons trails and an active association.
• Kings Deer area: acreage homes and a golf course north of Highway 105, including Hilltop Pines and the open prairie of Cherry Springs Ranch.
• Jackson Creek: resale and new homes close to shopping, I-25 and Lewis-Palmer schools, including Promontory Pointe next door and new construction at Monument Junction.
• Sanctuary Pointe: newer homes on a ridge off Baptist Road, with big views.
• Bent Tree & Higby Road: large homes on wooded acreage, mostly south of Highway 105, including Bent Tree, Arrowwood, Canterbury, Higby Estates and Grandwood Ranch.
• Forest Lakes: two lakes, roughly 450 acres of open space, and national forest next door.
• Palmer Lake: a small, historic town just north of Monument, with older homes, the lake and trails up the canyon.

What’s worth knowing before you shop here

Ask where the water comes from. Water is a real topic in this part of the county. Depending on the neighborhood, a Monument home might get water from a local district, a community system or its own well, with sewer or septic to match. Each neighborhood page notes its setup. On any home, ask who provides the water, where it comes from and what it costs.

Schools. Almost all of Monument is in Lewis-Palmer School District 38, which is a major reason many buyers look here. Always verify the assigned schools by address.

Weather is different up here. The Palmer Divide catches more snow than Colorado Springs, sometimes a lot more. A snowy driveway in Woodmoor and dry pavement at Briargate on the same morning is normal. Plan for it, and pay attention to how a home’s driveway faces.

Wildfire is part of life in the trees. Wooded neighborhoods require mitigation, and insurance carriers pay attention. Get a quote early in any purchase.

Neighboring areas

Head south on I-25 and you’re in Northgate, the 80921 side of northern Colorado Springs, with newer neighborhoods and more city services. Head east and you’re in Black Forest, where acreage is the norm. Each hub explains what changes as you cross the line.

Current market and listings

For current prices, days on market and inventory in 80132 and 80133, check my monthly Market Update. Active listings in 80132 and 80133 are below. If you’re trying to figure out which side of Monument fits you, I’m happy to drive it with you. The differences make a lot more sense from the road.