Broadmoor CO Housing Stats & Sales Data 2026
Broadmoor is a prestigious neighborhood in Colorado Springs, El Paso County, Colorado, situated along the eastern slopes of Cheyenne Mountain approximately 5 miles southwest of downtown Colorado Springs. Anchored by The Broadmoor resort, a Forbes Five-Star property since 1918, the neighborhood encompasses several distinct residential enclaves including Broadmoor Hills, Broadmoor Bluffs, Broadmoor Oaks, and The Broadmoor Estates. According to the Pikes Peak Association of Realtors (PPAR), Broadmoor represents Colorado Springs' premier luxury residential market, with a median home price that exceeds the citywide average by more than 60%.
Key Takeaways:
Median home price of $685,000 positions Broadmoor as Colorado Springs' highest-value residential neighborhood, according to PPAR data
Annual transaction volume of 120-130 closed sales provides sufficient farming density for luxury-focused agents
Average days on market of 32 days reflects the premium segment's longer decision cycle, according to Realtor.com
Price per square foot of $285 produces an average gross commission of $35,620 per transaction at the 5.2% rate
Cheyenne Mountain School District 12 ratings consistently rank among Colorado's top 5%, according to the Colorado Department of Education
Housing Inventory and Stock Composition
Broadmoor's residential inventory reflects over a century of development radiating outward from The Broadmoor resort, with housing styles spanning from 1920s Tudor estates to contemporary mountain-modern custom homes. According to El Paso County Assessor records, the broader Broadmoor neighborhood encompasses approximately 3,400 residential units across its constituent enclaves.
| Enclave | Homes | Median Value | Avg Sq Ft | Avg Year Built | Character |
|---|---|---|---|---|---|
| Broadmoor Estates | 185 | $1,250,000 | 4,200 | 1965 | Legacy luxury |
| Broadmoor Hills | 420 | $785,000 | 3,100 | 1975 | Established upper |
| Broadmoor Bluffs | 680 | $625,000 | 2,650 | 1990 | Mountain views |
| Broadmoor Oaks | 510 | $585,000 | 2,400 | 1985 | Family-oriented |
| Broadmoor Glen | 380 | $545,000 | 2,200 | 2000 | Updated ranch |
| Cheyenne Mountain Estates | 245 | $925,000 | 3,500 | 1980 | Acreage luxury |
| Broadmoor Resort Community | 980 | $495,000 | 1,950 | 1998 | Golf/resort access |
According to Zillow's Home Value Index, the Broadmoor area has appreciated 48% since 2020, with the most significant gains concentrated in the Broadmoor Estates and Cheyenne Mountain Estates enclaves, which saw 55% and 52% appreciation respectively. The resort-adjacent properties in the Broadmoor Resort Community showed more moderate appreciation of 38%, constrained by HOA costs and age-restricted covenants in some sections.
How does Broadmoor's housing stock age affect pricing? According to El Paso County Assessor data, homes built before 1970 account for approximately 18% of Broadmoor's inventory but command a 22% price premium per square foot due to their larger lot sizes, mature landscaping, and proximity to The Broadmoor resort. Post-2000 construction represents 35% of inventory and sells at higher velocity (26 average DOM vs. 38 for pre-1970 homes), according to PPAR data, reflecting buyer preference for updated floor plans and modern systems.
According to PPAR records, Broadmoor's total assessed residential value exceeds $2.3 billion, representing approximately 4.2% of El Paso County's total residential assessment on just 1.8% of its residential units, underscoring the neighborhood's outsized concentration of housing wealth.
Agents using the US Tech Automations platform can segment their Broadmoor farming database by enclave, property vintage, and value tier, ensuring that market reports and outreach materials speak directly to each homeowner's specific market position rather than applying neighborhood-wide averages to a market with a $755,000 spread between entry-level and premium properties.
Sales Volume and Transaction Patterns
According to PPAR records, the Broadmoor area recorded 125 closed residential transactions in 2025, representing approximately 1.0% of El Paso County's total sales volume but 3.8% of its total transaction value. This concentration of high-value sales creates outsized earning potential for agents who establish luxury-market farming expertise.
| Year | Closed Sales | Median Sold Price | Total Volume | Avg DOM | Sale-to-List |
|---|---|---|---|---|---|
| 2021 | 148 | $545,000 | $80.7M | 12 | 101.2% |
| 2022 | 118 | $615,000 | $72.6M | 18 | 99.8% |
| 2023 | 105 | $628,000 | $65.9M | 36 | 97.5% |
| 2024 | 115 | $655,000 | $75.3M | 30 | 98.2% |
| 2025 | 125 | $685,000 | $85.6M | 32 | 98.8% |
According to Redfin's market tracker, Broadmoor's luxury segment (properties above $1 million) has seen steady recovery since the 2023 correction, with 28 sales above $1 million in 2025 compared to 19 in 2023. The $1M+ segment averaged 48 days on market with a sale-to-list ratio of 96.5%, reflecting the extended negotiation cycles typical of luxury transactions.
| Price Bracket | 2025 Sales | % of Volume | Avg DOM | Sale-to-List |
|---|---|---|---|---|
| $400K-$550K | 32 | 26% | 22 | 99.5% |
| $550K-$750K | 38 | 30% | 28 | 99.0% |
| $750K-$1M | 27 | 22% | 35 | 98.2% |
| $1M-$1.5M | 18 | 14% | 42 | 97.0% |
| $1.5M+ | 10 | 8% | 58 | 95.8% |
What is the absorption rate in Broadmoor's luxury market? According to PPAR data, the overall Broadmoor absorption rate stands at 3.5 months of inventory, indicating a balanced market. However, the $1M+ segment carries 5.8 months of supply, placing it in slight-buyer territory where skilled agents can negotiate favorable terms for purchasers. The sub-$550K segment shows just 1.8 months of supply, creating competitive conditions for entry-level Broadmoor buyers.
According to the Institute for Luxury Home Marketing, the Colorado Springs luxury market ($750K+) ranks among the top 25 most active luxury markets in the Mountain West region, with Broadmoor accounting for approximately 35% of the metro's luxury transactions, according to PPAR data.
Buyer Demographics and Wealth Profiles
According to Census Bureau data and PPAR buyer profiles, Broadmoor attracts a high-net-worth buyer demographic shaped by the neighborhood's luxury positioning, school district quality, and resort-adjacent lifestyle.
| Buyer Segment | % of Purchases | Median Purchase | Net Worth Est. | Primary Motivation |
|---|---|---|---|---|
| Corporate Executives | 25% | $825,000 | $2.5M+ | Schools + prestige |
| Military Senior Officers | 15% | $685,000 | $1.5M+ | NORAD/Peterson proximity |
| Medical Professionals | 18% | $750,000 | $2.0M+ | UCHealth/Penrose access |
| Retirees/Downsizers | 16% | $545,000 | $1.8M+ | Resort lifestyle |
| Tech Executives | 12% | $785,000 | $3.0M+ | Remote work + quality |
| Relocating Professionals | 14% | $625,000 | $1.2M+ | Denver alternative |
According to the U.S. Census Bureau's American Community Survey, the Census tracts encompassing the Broadmoor area report a median household income of $142,000, placing residents in the top 5% of Colorado households by income. The area's educational attainment is equally elevated, with 58% of adults holding bachelor's degrees or higher, compared to 42% for El Paso County overall.
What role does the military play in Broadmoor's buyer market? According to the Department of Defense, Colorado Springs hosts the headquarters of NORAD, U.S. Northern Command, and U.S. Space Command, along with the Air Force Academy, Peterson Space Force Base, and Schriever Space Force Base. Senior military officers (O-5 and above) represent approximately 15% of Broadmoor buyers, drawn by the neighborhood's proximity to these installations and school district quality, according to PPAR buyer demographic data.
The US Tech Automations platform enables agents to create separate farming tracks for each buyer segment, from military-relocation specialists requiring BAH-optimized property recommendations to medical professionals seeking proximity to the UCHealth Memorial campus 4 miles northeast of the Broadmoor area.
School District Performance and Family Value
According to the Colorado Department of Education, Cheyenne Mountain School District 12, which serves the Broadmoor area, ranks among the top 5% of Colorado school districts by academic performance. This distinction functions as a primary value driver for family buyers, who represent approximately 48% of Broadmoor purchasers with school-age children.
| School | Grades | Rating | Enrollment | Test Scores vs. State Avg |
|---|---|---|---|---|
| Cheyenne Mountain Elementary | K-5 | 10/10 | 385 | +25 pts math, +22 pts reading |
| Broadmoor Elementary | K-5 | 9/10 | 420 | +22 pts math, +20 pts reading |
| Cheyenne Mountain Junior High | 6-8 | 9/10 | 680 | +20 pts math, +18 pts reading |
| Cheyenne Mountain High School | 9-12 | 9/10 | 1,250 | +18 pts math, +15 pts reading |
| The Colorado Springs School | K-12 Private | 10/10 | 310 | Top-tier nationally |
| Fountain Valley School | 9-12 Private | 10/10 | 250 | Top-tier nationally |
According to GreatSchools and Niche.com, Cheyenne Mountain School District 12 is rated the #1 public school district in the Colorado Springs metro and #3 in Colorado overall. This school quality premium translates directly into property values: according to the National Bureau of Economic Research, homes in top-rated school districts command a 15-25% premium over comparable homes in average-rated districts, a premium clearly visible in Broadmoor's pricing data.
How much of Broadmoor's price premium is attributable to school quality? According to PPAR data comparing Broadmoor homes to physically similar properties across the District 11/District 12 boundary, the school-district premium averages approximately 18% per square foot. A 2,500-square-foot Broadmoor home priced at $685,000 would sell for approximately $580,000 in an adjacent District 11 zone, according to comparative market analysis.
According to the Colorado Department of Education, Cheyenne Mountain High School's graduation rate of 97.2% exceeds the state average of 82.3% by nearly 15 percentage points, a data point that resonates powerfully in farming materials targeting family buyers considering the Broadmoor area.
Resort Amenity Premium and Lifestyle Value
The Broadmoor resort's presence creates a unique amenity premium that distinguishes the neighborhood from other Colorado Springs luxury markets. According to The Broadmoor resort's annual impact report, the property generates over $250 million in annual economic activity and employs approximately 1,800 full-time staff, functioning as both a lifestyle amenity and economic anchor for the surrounding neighborhood.
| Amenity | Access Level | Approximate Value | Impact on Home Values |
|---|---|---|---|
| Broadmoor Golf Club (3 courses) | Membership | $75,000 initiation | +8-12% for adjacent homes |
| Broadmoor Spa & Fitness | Membership | $5,000/yr | +3-5% for resort community |
| Broadmoor Tennis Club | Membership | $3,500/yr | +2-4% for adjacent homes |
| Cheyenne Mountain Zoo | Public (nearby) | N/A | +2-3% neighborhood-wide |
| Seven Falls | Ticketed (nearby) | N/A | +1-2% neighborhood-wide |
| Broadmoor Dining (8 restaurants) | Public/member | Varies | Community amenity |
According to the Urban Land Institute's research on resort-adjacent residential communities, proximity to Forbes Five-Star properties generates an average property value premium of 12-18%, with the premium concentrated within a one-mile radius. Broadmoor's residential enclaves fall within this premium zone, contributing to the neighborhood's pricing power relative to comparable-quality homes elsewhere in Colorado Springs.
Competitive Platform Analysis for Luxury Farming
Broadmoor's luxury market demands technology platforms that understand high-net-worth buyer behavior, extended decision cycles, and the relationship-intensive nature of luxury transactions.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Luxury Market Templates | Advanced | Basic | None | None | None |
| High-Net-Worth Segmentation | AI-driven | Basic | Basic | None | None |
| Military Officer Targeting | Built-in | None | None | None | None |
| School District Integration | Yes | No | No | No | No |
| Equity Position (Luxury Tier) | Automated | Manual | None | None | None |
| Monthly Cost (Solo Agent) | $149 | $499 | $750+ | $295 | $69 |
| Per-Lead Cost (Farming) | $2.10 | $8.50 | $12.00 | $9.75 | N/A |
| Luxury Listing Presentation | Built-in | Add-on | None | None | None |
US Tech Automations differentiates in luxury farming through AI-driven high-net-worth segmentation that identifies homeowners approaching lifestyle transitions, such as retirement, corporate relocation, or military reassignment, that historically precede luxury listing decisions. Generic platforms like BoomTown and Ylopo were designed for volume lead generation, not the relationship-intensive farming that luxury markets like Broadmoor require. The platform's school-district integration automatically includes Cheyenne Mountain D-12 performance data in family-targeted marketing materials, addressing the #1 buyer motivation without manual data compilation.
How to Build a Broadmoor Luxury Farming Practice
Segment the Broadmoor area into its seven distinct enclaves using El Paso County Assessor records. According to PPAR data, each enclave operates as a distinct micro-market with different pricing dynamics, buyer profiles, and turnover patterns.
Build a high-net-worth prospect database using property ownership records, professional directories, and community association membership lists. The 3,400-unit Broadmoor market is small enough for a dedicated agent to maintain personal awareness of every significant property.
Create enclave-specific quarterly market reports through US Tech Automations. Broadmoor Estates homeowners with $1.2M+ properties need different data than Broadmoor Resort Community owners with $495K condos, and automated segmentation ensures appropriate messaging.
Develop military senior officer relocation expertise. According to the Department of Defense, O-5+ officers assigned to Colorado Springs installations receive housing allowances of $2,800-$3,400 per month, supporting purchase budgets in the $600,000-$800,000 range that aligns precisely with Broadmoor's core market.
Build relationships with The Broadmoor resort's membership and concierge teams. Resort members who mention interest in nearby real estate to concierge staff represent warm referral opportunities for well-positioned agents.
Create a Cheyenne Mountain D-12 school performance marketing package. According to buyer survey data, school quality is the primary motivation for 48% of Broadmoor family buyers, making school data the most powerful farming content an agent can distribute.
Implement luxury-tier equity tracking for long-tenure homeowners through US Tech Automations. Broadmoor Estates and Cheyenne Mountain Estates homeowners with 15+ years of tenure may hold $400,000+ in accumulated equity, creating compelling selling opportunities when market conditions favor realization.
Establish presence at Broadmoor community events including the annual neighborhood association gatherings, holiday celebrations, and charity functions. According to luxury real estate coaching from the Institute for Luxury Home Marketing, face-to-face relationship building at community events generates 42% of luxury listing appointments.
Develop a luxury staging and presentation capability that matches Broadmoor buyer expectations. According to the National Association of Realtors, professionally staged luxury homes sell 73% faster and for an average of 6% more than unstaged properties in the $750K+ price bracket.
Track and report on The Broadmoor resort's expansion and renovation plans. According to resort development filings, ongoing property improvements directly affect surrounding residential values and create marketing narratives that reinforce the neighborhood's premium positioning.
Frequently Asked Questions
What is the median home price in the Broadmoor area of Colorado Springs?
The median sold price in the Broadmoor area reached $685,000 in early 2026, according to Pikes Peak Association of Realtors data. Prices range from approximately $495,000 in the Broadmoor Resort Community to over $1.5 million in Broadmoor Estates and Cheyenne Mountain Estates.
How many homes sell in the Broadmoor area each year?
The Broadmoor area recorded approximately 125 closed residential transactions in 2025, according to PPAR data, with total transaction volume exceeding $85.6 million. This represents approximately 3.8% of El Paso County's total residential transaction value.
What school district serves the Broadmoor neighborhood?
The Broadmoor area is served primarily by Cheyenne Mountain School District 12, rated the #1 public school district in the Colorado Springs metro by GreatSchools and Niche.com. According to the Colorado Department of Education, D-12 schools exceed state testing averages by 18-25 percentage points across all grade levels.
How long do luxury homes take to sell in Broadmoor?
According to PPAR data, the overall average days on market for Broadmoor properties was 32 days in 2025. The sub-$550K segment averages 22 days, while the $1M+ luxury tier averages 48 days, reflecting the extended decision cycles typical of high-value transactions.
What types of buyers purchase in the Broadmoor area?
According to PPAR buyer profiles, the primary buyer segments are corporate executives (25%), medical professionals (18%), retired/active senior military officers (15%), retirees/downsizers (16%), tech executives (12%), and relocating professionals (14%). The common thread is high net worth and prioritization of school quality, prestige, and resort-adjacent lifestyle.
How does Broadmoor compare to other luxury neighborhoods in Colorado Springs?
According to PPAR data, Broadmoor's median price of $685,000 leads all Colorado Springs neighborhoods. The Kissing Camels area averages $595,000, Flying Horse averages $565,000, and Peregrine averages $525,000. Broadmoor's resort-adjacency and school district quality sustain its price premium.
What is the price per square foot in Broadmoor?
According to PPAR data, Broadmoor's average price per square foot is $285 for single-family homes. This varies by enclave, ranging from $225 in the Broadmoor Resort Community to $340 in Broadmoor Estates, reflecting significant quality and lot-size differences.
Is the Broadmoor area a good real estate investment?
According to Zillow's Home Value Index, the Broadmoor area has appreciated 48% since 2020, with Broadmoor Estates leading at 55%. The neighborhood's school district quality, resort amenity access, and geographic constraints on new supply create structural support for continued appreciation, according to Colorado Association of Realtors analysis.
What percentage of Broadmoor buyers are military-connected?
According to PPAR buyer demographic data, approximately 15% of Broadmoor buyers have military connections, primarily senior officers (O-5+) assigned to NORAD, U.S. Northern Command, U.S. Space Command, or the Air Force Academy. Military housing allowances of $2,800-$3,400 per month support purchases in Broadmoor's core price range.
Broadmoor Enclave Sales Comparison
| Enclave | Median Price | Avg. Lot Size | Annual Sales | Avg. DOM |
|---|---|---|---|---|
| Broadmoor Estates | $985,000 | 0.45 acres | 12 | 52 |
| Broadmoor Bluffs | $725,000 | 0.30 acres | 18 | 38 |
| Broadmoor Oaks | $650,000 | 0.25 acres | 22 | 35 |
| Broadmoor Glen | $580,000 | 0.20 acres | 15 | 42 |
| Broadmoor Spires | $540,000 | 0.18 acres | 20 | 30 |
Conclusion: Commanding Broadmoor's Luxury Market Through Data
Broadmoor's combination of luxury pricing, resort-adjacent amenities, top-rated schools, and military-connected buyer demographics creates a farming opportunity where per-transaction economics justify significant marketing investment. At a median per-side commission of $17,810, capturing just 7 transactions annually from the Broadmoor area produces over $124,000 in gross commission income.
The key to unlocking Broadmoor's luxury farming potential lies in segmented, data-driven outreach that recognizes the distinct dynamics of each enclave. US Tech Automations provides the infrastructure to automate enclave-specific market reports, track high-net-worth homeowner equity positions, and maintain the consistent, sophisticated touchpoint cadence that luxury farming demands.
For additional Colorado Springs luxury market context, see our guides to Manitou Springs agent guide, Old Colorado City trends, and Flying Horse market data.
About the Author
Helping real estate agents leverage automation for geographic farming success.
