SETTLERS RANCH

Settlers Ranch is one of the newer custom-home neighborhoods in northern Black Forest, and its main draw is the view. It sits on the eastern side of the Palmer Divide like the land around it, but with far less tree cover than the deeper forest, so lots of about two and a half to three acres look out to Pikes Peak in the west and, on a clear day, all the way to Longs Peak in the north.

The lay of the land

Settlers Ranch is bounded by Hodgen Road to the south, Walden Way to the north and Steppler Road to the east, with Walden to the west, High Forest Ranch to the southwest and Flying Horse North to the south across Hodgen. To the north and east, it’s large tracts of open land. The land was first settled more than a century ago, and the neighborhood keeps some of that ranch character: rolling hills, spring-fed ponds and scattered trees, with more than 33 acres of shared open space, trails and ponds.

You’re on the northwest side of Black Forest, so Monument, Lewis-Palmer schools and I-25 at Highway 105 are about 15 minutes away, and the north side of Colorado Springs is about the same. Streets are paved, with underground gas, electric and fiber internet.

Living here

Life here is about space and light: big sunsets over the Front Range, room for a garden or a shop, and county roads that are easy to ride or walk. It’s close enough to town that errands don’t take a whole afternoon.

The open space gives you somewhere to walk without leaving the neighborhood, and the ponds are a nice surprise on land this open.

The homes

Settlers Ranch is mostly custom construction from the late 2010s onward, with some homesites still available for building. Homes are large, often 4,500 to 5,500 square feet or more, with modern farmhouse, mountain contemporary and traditional designs. Many lots were sold for owners to build with a builder of their choice within the community’s guidelines.

Worth knowing before you buy

Well and septic. Homes here are on private wells and septic systems. Review the well permit for allowed uses, test the water, and inspect the septic system.

Covenants and design guidelines. Settlers Ranch has some of the more detailed covenants you’ll find on acreage, and they’re worth reading before you buy a lot. As examples: generous setbacks, concrete tile or similar roofs (no asphalt or wood shake), no vinyl or aluminum siding, minimum home sizes, a three-car garage with limited street visibility, and a requirement to plant evergreens after the home is built. The water augmentation plan also limits irrigated lawn and garden area, so plan your landscaping around it.

Wind and exposure. Open ground means great views and real wind. Plan driveways, landscaping and outdoor spaces with that in mind.

Schools. Settlers Ranch is in Lewis-Palmer School District 38. Verify assigned schools by address.

Nearby neighborhoods

For a gated setting with trails and ponds nearby, look at High Forest Ranch. For five-acre parcels with room for horses, see Cherry Creek Springs. For smaller lots with shared open space, see Walden. For newer custom homes on acreage, compare Terra Ridge.

For the bigger picture, see the Black Forest hub.

Current market and listings

The monthly Market Update covers the broader trend in 80908, and active listings are below. If you’re thinking about building here, I’m happy to help you evaluate a lot’s views, well and buildable area before you buy.