Where to Live in
Colorado Springs

Here is the 2026 Neighborhood Shortlist.

The 2026 Vibe Check

The secret is out, and the map is stretching. Five years ago, you could draw a circle around Old Colorado City and Downtown and call it "the city." Now, the tension is pulling east toward Powers Blvd and north into the shadow of UCCS. The biggest shift? The Briargate plateau isn't just for families anymore; it's the new corporate corridor, with tech and defense money settling near Union Blvd because the schools are top-tier and the yards are actually decent.

Gentrification is a messy word, but let's be real: Old Colorado City is fully cooked. The dive bars on West Colorado Avenue are holding on, but the boutiques and taprooms have won. The new frontier is Westside, specifically the grid between 26th Street and Pikes Peak Avenue. It's a clash of old bungalows and new infill, and the rent is catching up fast. Meanwhile, Downtown is struggling with its identity—great restaurants are popping up, but the homelessness crisis on Tejon Street is palpable and not going anywhere. If you want investment potential, you're looking at the edges of Stratton Meadows or the pockets of Cimarron Hills that haven't fully gentrified yet. The Springs is no longer a quiet military town; it's a high-altitude rat race with a view.

The Shortlist

Old Colorado City

• The Vibe: Historic Hip.
• Rent Check: A decent 1BR will run you $1,650 - $1,850. You're paying for the zip code.
• The Good: Walkability is king here. You can hit Poor Richard's for a book and a pastry, grab a pint at TRVE Brewing, and catch a show at The Ivywild School without moving your car. Bancroft Park is the living room of the neighborhood. The architecture has actual soul.
• The Bad: Parking is a nightmare on West Colorado Avenue on weekends. The "vintage" charm often means thin walls and old plumbing. It's loud; you'll hear the sirens and the bar crowds.
• Best For: Couples with no kids, or anyone who wants to live inside a postcard but still wants a craft cocktail at The Principal’s Office.
• Insider Tip: Walk the alleyways behind West Colorado Ave. That's where the real character (and some illegal Airbnbs) lives.

Briargate

• The Vibe: Corporate Suburbia.
• Rent Check: Right at the city average, maybe $1,450 for a newer complex off Union Blvd.
• The Good: Chapel Hills Mall area is the hub. You have Pine Creek High School, which is legitimately strong. The parks are manicured, and the trails along Monument Creek are paved and safe. It’s the easiest commute to USAA or Northrop Grumman.
• The Bad: It’s a maze of identical beige siding. You will drive everywhere. If you don't have a family or a dog, you will be bored out of your mind. It lacks any grit or edge.
• Best For: Defense contractors, tech workers, and families who prioritize school ratings and square footage over nightlife.
• Insider Tip: Skip the chains on Union. The hidden gem is Cafe Justus over on Research Blvd for decent coffee in a sea of Starbucks.

Westside

• The Vibe: Gentrifying Grit.
• Rent Check: The sweet spot. Around $1,500 for a bungalow or a renovated unit.
• The Good: This is where the energy is. Laramie Bicycles and Rico’s Cafe anchor the 26th & Westside intersection. You're a 5-minute bike ride to Old Colorado City without the tourist tax. The lots are huge; you actually have a yard. Westside Community Center park is a hidden green gem.
• The Bad: It’s block-by-block. One street is renovated, the next is rough. You need to be street-smart. Street sweeping is aggressively enforced on Pikes Peak Ave. It's still working class, and the friction shows.
• Best For: The artist, the mechanic, the person who wants a garage for their projects and a bar they can actually afford on 21st Street.
• Insider Tip: Check out Southside Johnny’s on 25th & C Street. It’s the last of the old-school dives holding the line.

Downtown

• The Vibe: Urban Aspiration.
• Rent Check: Premium. $1,600+ for a 1BR, and the parking is an extra $150/month.
• The Good: Pikes Peak Center brings in real Broadway shows. The Rabbit Hole and Peak Place Coffee are anchors. You can walk to Acacia Park. The food scene is the best in the city if you know where to look.
• The Bad: The Tejon Street corridor has a serious unhoused population issue; it's uncomfortable to walk at night. The "luxury" apartments are often built cheap and face the parking garage. Noise from The Gold Room and sirens is constant.
• Best For: Young professionals who work downtown, restaurant industry staff, and people who want the city energy regardless of the cost.
• Insider Tip: The best spot is The Archives on Pikes Peak Ave. It’s a coffee shop by day, bar by night, and the locals hold it down.

Strategic Recommendations

For Families: You want Briargate or Pine Valley. Look at the map north of Union Blvd and west of Powers. The schools (Chapel Hills, Pine Creek) are the best public money can buy. You get a 3/2 tract home, but your kids are safe and the soccer fields are pristine. Avoid Stratton Meadows if you care deeply about school ratings, despite the lower price.

For Wall St / Tech (The Commute): If you're working at USAA or the defense contractors off I-25 & North Gate, live in Briargate or Cordera. The commute is 15 minutes. If you're working at Peterson SFB or Schriever, look at Powers Corridor (Cimarron Hills). You can't beat the access to the base gates.

The Value Play (Buy Before 2028): Stratton Meadows. It sits between Old Colorado City and Fort Carson. It's currently working-class bungalows, but the gentrification wave from the Westside is pushing east. Buy near South Nevada Avenue south of Cheyenne Blvd. It's gritty now, but the math says it's next.