The post-Fire Black Forest has returned. Not only was average price up over 10% (the only double digit return for a MLS area with an average sales price over $400,000) but unit sales were up 18%. On top of that, there was the market not-recorded in the MLS. The Broadmoor had 20 recorded sales in excess of $1 million in the public records. Black Forest’s zip code, 80908, had 15 (High Forest Ranch is MLS-zoned into TRI, but has a 80908 zip code). There is no questioning the changed nature of Black Forest after the 2013 Fire. The fire ripped through the very core of the area and positively leveled housing developments around Black Forest Road. But the majority of the less-expensive stretches in Black Forest were adversely impacted by the fire. Those properties have seen slower rebuild rates. The larger lots with views have seen rebuilding, and those are returning with higher values. The Black Forest is not the Broadmoor of the North; demographically, they tend to be pretty different. But it is a stretch of the county that is seeing higher-end buyer traffic that is largely missing from other stretches of town.
Standard Disclaimer: The Where to Buy Project is an Annual Creation of WelcomeWest.com for Selley Group Real Estate. It uses data extracted from the Pikes Peak RSC Multiple Listing system for the previous calendar year and compares it to the prior calendar year. For the 2017 report, the effective data range is January 1, 2015 to December 31, 2016. The information is then visualized and comprehended using Focus1st.com Pricing Software. Information is deemed reliable, but not guaranteed.
How to Use The Where to Buy Project: For a resource guide on how to better comprehend the Focus1st Graphs, please refer to the Where to Buy Project Source Video . In all cases, Days on Market is measured differently in Focus1st than in the RSC MLS: It is the length of time between initial list date and day of close. The RSC MLS measures this date in marketing days, the number of days between initial listing and the day of contract. To standardize measurement, subtract 40 days from the Focus1st measure to provide an approximate equivalent to the same measurement in RSC MLS.
Cathedral Pines is an estate neighborhood with homes on 2.5+ acres alongside Black Forest Regional Park. The 2013 Black Forest Fire started quite close to this neighborhood and despite 500 homes lost in the fire, it’s a tribute to defensible space measures by the HOA that only limited tree damage was suffered on the southern side of the neighborhood, and not one home was destroyed by the fire. Lots are characterized by the surrounding Ponderosa Pine Forest. Many of the premier builders build in this neighborhood including Selley Group-rep’ed Alliance Builders.
Southern Black Forest
Southern Black Forest
One of the most unique areas in Colorado, Southern Black Forest places a homeowner within 30 minutes of downtown Colorado Springs and an hour from Denver amidst rolling hills and long-distance views. Boundaries are Highway 83 east to Black Forest Road, south of Hodgen. Entirely in Academy D20, neighborhoods in Southern Black Forest include Bridle Bit, Cathedral Park, New Breed Ranch and areas around Black Forest Regional Park. After the 2013 Black Forest Fire burned over 12,000 acres, the area has seen a dramatic change in character with some areas devastated, others untouched, and other areas opened up with longer views. Generally speaking, lots with privacy, views and mixed terrain (slope and meadow) suitable for a walkout lower level command the highest prices.