NEW BREED RANCH & BRIDLE BIT

The corner of Black Forest off Shoup Road, just east of Highway 83, is acreage close to town: five-acre parcels, room for a barn and pasture, and the north side’s shopping and hospitals a few minutes away. New Breed Ranch is the newest part of it, and one of the few places on this side of the forest where you can still buy a five-acre homesite and build. This page covers New Breed along with the established neighborhoods buyers tend to shop alongside it, Bridle Bit Ranch and Abert Estates. Each has its own covenants and its own character.

The lay of the land

All three sit on the southwest edge of Black Forest, east of Highway 83 and north of Shoup Road, where the forest meets the north side of Colorado Springs. From west to east, it’s Abert Estates, then New Breed Ranch, then Bridle Bit Ranch. From I-25, head east on Interquest Parkway, north on Highway 83, then east on Shoup Road. Interquest is about 10 to 15 minutes away.

You’re near 7,100 feet, on rolling ground that mixes open pasture with stands of ponderosa. Homes on the higher ground get long views of Pikes Peak and the Front Range. Parcels run five acres and up, with Bridle Bit’s generally the largest, all zoned for rural residential use with horses allowed. Bridle Bit Road is paved.

The location is a big part of the draw. Flying Horse, Cathedral Pines and the north side’s shopping and hospitals are all a few minutes away.

Abert Estates is bordered by Flying Horse to the west across Highway 83, a large private estate to the north, New Breed Ranch to the east, and a big stretch of open land to the south across Shoup Road. Locals know a gorge cuts right through it, so homes west of the gorge are reached from Abert Way, and the few east of it from Kaibab Court.

New Breed Ranch sits in the middle, between Abert Estates and Bridle Bit Ranch. It’s still early in its life. Only part of the land has been developed so far, and a large amount of open land around it is still being held, which could shape how this corner of the forest grows over time.

Bridle Bit Ranch, on the east end, is the largest of the three and the most wooded, with bigger lots set back in the trees. It was a ranch before it was developed, and there’s still a good amount of undeveloped land to the north. Cathedral Pines is to the east, past a stretch of large tracts.

Living here

For a lot of owners here, the land is the point: horses, a barn and pasture, trailers and equipment, a garden and real space between neighbors. You get a true equestrian setup without giving up access to town. In New Breed Ranch, owners get to set up the land from scratch, placing the house, barn and pasture where they want them. Abert Estates in particular is an equestrian community, and you’ll see barns on a lot of the properties.

The homes

The three neighborhoods cover a wide range.

New Breed Ranch is one of the newest neighborhoods in Black Forest, and one of the few places on this side of the forest where you can still buy a five-acre homesite and build a custom home from scratch. Everything there is new custom construction at the luxury end of the market. Some buyers purchase a homesite and build, and others buy a home a builder has already finished or started.

Bridle Bit Ranch homes are high-end custom builds on some of the larger lots in the area, and they range widely in age, from 1980s originals to major renovations and newer estates. Architecture varies, too, from classic ranch homes to bold custom designs with walls of glass facing the mountains, and some properties include guest quarters or carriage houses.

Abert Estates is mostly custom builds from the 1990s and 2000s. They’re generally large, with plenty of garage space, walkout basements and outdoor living areas that make use of the land. It rarely shows up in marketing, so many buyers don’t know to look for it.

On the older homes, condition and updates vary a lot from one property to the next. Expect a wide price range, depending on the home, the improvements and the land.

Worth knowing before you buy

Each neighborhood has its own covenants. New Breed Ranch, as a new neighborhood, comes with covenants and design guidelines, so review them early if you’re planning a build. Bridle Bit Ranch’s association has had a modest annual fee. In Abert Estates, check whether the property is under covenants or an HOA. Wherever you look, read what’s allowed for outbuildings, animals, fencing and home design on the specific parcel.

Building new. If you’re buying a homesite in New Breed Ranch, plan time for design review, drilling the well, septic design and county permits before construction starts, and ask what utilities already reach the lot.

Well permits and water rights. Homes here are on private wells and septic. Well permits may cover household use, irrigation and livestock, but check the specific permit. Also find out whether any water rights convey with the property or are retained by the seller. If you’re building, plan for drilling the well, a percolation test and the county’s septic design requirements.

Horse facilities. Zoning allows horses, but barns, arenas and fencing still need to meet covenants and county requirements. Confirm what’s already permitted on the property.

Know what’s around you. There’s still undeveloped land near all three neighborhoods, including north of Bridle Bit Ranch and south across Shoup Road. Before you buy, check El Paso County records for any zoning changes or development plans on neighboring parcels.

Wildfire mitigation. Ask what defensible-space work has been done, and get an insurance quote early.

Schools. All three neighborhoods are in Academy School District 20. Verify assigned schools by address, since district lines in Black Forest can change from one road to the next.

Nearby neighborhoods

For acreage with extensive shared open space and ponds, see Cathedral Pines. For newer luxury construction around a golf course, look at Flying Horse North. For golf and a resort-style club on smaller lots, Flying Horse is across Highway 83.

For the bigger picture, see the Black Forest hub.

Current market and listings

Estates like these don’t follow neighborhood averages, so treat the monthly Market Update as context for 80908 rather than a price guide. Active listings are below. Whether you’re after a homesite to build on in New Breed Ranch or horse property close to town, I’d love to walk a few with you and talk through wells, water rights and facilities.