THE WEST SIDE

Cross I-25 heading west from Briargate and you’re on the west side: 80919, tucked up against the foothills south of the Air Force Academy. Plenty of the buyers I work with compare it with the north side, so even though I don’t cover it neighborhood by neighborhood, here’s the lay of the land.

How the area is laid out

Most of 80919 was built from the late 1970s through the 1990s, and the neighborhoods climb toward the mountains as you head west. Lower in, closer to I-25, lots are smaller and the streets are more uniform. Higher up, in places like Peregrine, Oak Hills and the neighborhoods off Woodmen Road, lots get bigger, often half an acre or more, and the views open up.

The foothills are the big draw. Ute Valley Park sits in the middle of the area, and Blodgett Peak Open Space is up against the mountains at the northwest edge.

In 2012, the Waldo Canyon Fire burned through part of Mountain Shadows, and hundreds of homes there were rebuilt. That’s why you’ll find newer construction on some streets next to homes from the 1980s and ’90s.

As areas go, The West Side is bordered by Briargate across I-25 to the east and the Air Force Academy’s grounds to the north.

If you hike, Blodgett Peak is the one to know. The trail from Blodgett Peak Open Space gains elevation fast, and loose scree makes the footing tough, so it’s a hard hike even for experienced hikers. The views from up there are the reward.

The neighborhoods

The west side’s biggest and most active neighborhoods, roughly in order:

• Mountain Shadows: one of the largest neighborhoods on the west side, with a mix of original homes and post-2012 rebuilds.
• Peregrine: larger homes from the late 1980s and ’90s on the higher ground, including Talon Ridge, Northlands and North Valley.
• Rockrimmon: a big, established area of 1970s and ’80s homes, including Tamarron and Golden Hills, close to Ute Valley Park.
• Oak Valley Ranch and Oak Hills: from 1990s homes on standard lots to larger lots with views.
• Woodmen Oaks and Mount Woodmen Estates: some of the largest lots and homes in 80919, often half an acre to an acre, off Woodmen Road.
• Pinon Valley, Comstock Village and Discovery: established neighborhoods of mostly 1970s and ’80s homes.
• Pinecliff: wooded lots and bigger homes tucked into the hills.

What’s worth knowing before you shop here

Schools split here. 80919 is divided between Academy School District 20 and Colorado Springs School District 11. Rockrimmon, Peregrine, Pinecliff, Discovery and Comstock Village are generally D20, while Mountain Shadows and Pinon Valley are generally D11. Verify by address.

Wildfire is part of life against the foothills. Ask what mitigation has been done, and get an insurance quote early.

Slope matters. Many lots step up the hillside. Walkouts and views are the upside, and drainage, retaining walls and icy driveways are the things to check.

Age and updates. Most homes here are 30 to 45 years old, so condition varies a lot from one house to the next.

Neighboring areas

East across I-25 is Briargate, and to the northeast is Northgate, the 80921 side of northern Colorado Springs. If you want more land or more trees, Tri-Lakes and Black Forest are a short drive north and east.

Current market and listings

For current prices and inventory, check my monthly Market Update. Active listings in 80919 are below. If you’re comparing the west side with the north side, I’m happy to show you how they differ on the ground.