The “north is just going crazy” was the word on the street in the real estate profession. But that doesn’t quickly come to light when the numbers are viewed. Average appreciation was effectively identical to the MLS, and the price differential (Sales Price divided by List Price, the SP to LP column above) was a larger negotiation spread than the rest of the city. Amidst such an impressive year, it’s hard to find that big gain in value supported by cold-hard numbers. But look a little deeper and it’s there. King’s Deer saw the probability of sale increase twofold in a single year. The 80132 and 80133 zip codes have an average price $170,000 above the citywide average, and yet almost 81% of all listings sold. That indicates a thirst among buyers to gobble up whatever sellers offered. Promontory Pointe has a five-year history of sales and now has lots of resales so that new construction area is included in this analysis. But Forest Lakes is not since the first contracts were only written in 2016. That’s yet another place where $800,000 and up buyers found their next home in the northern part of the county.
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.
Bent Tree/ Higby Estates
Bent Tree and Higby share Colonial Park as a street-in-common that winds it’s way through the towering ponderosa forest a couple miles east of Lewis Palmer High School. This neighborhood of very large homes on 2.5 acre lots is uniformly well and septic. Privacy is a hallmark of the area due to the forest and lot sizes. There are some truly spectacular residences in this quiet stretch of trees. Homes with the greatest lasting value are updated: Many of the homes were built 20+ years ago and tend towards the traditional in layout and design.bent-tree
Fox Run/Fox Pines
Fox Run is alongside the county park of the same name and runs on both sides of Baptist Road. The sequel to Fox Run, The Sanctuary, saw ground breaking in 2016 with the first delivery of homes in 2017. Homes tend to be on large 0.4 to 0.67 acre lots. Most of the homes were built by Vantage, Keller and Ashcroft Homes from 1997 to 2000 with the occasional home from Acuff mixed in. A little less than half of the lots have custom homes on them which were built from 1998 to 2005. Location relative to Baptist Road impacts value as serenity, tranquility and privacy are highly prized. Views are pretty rare in this stretch but there are a couple of cul-de-sacs that have striking long-distance views of the Rampart Range. Access to Fox Run Regional Park is as east as walking our your door and heading east.fox-run
High Forest Ranch
High Forest Ranch was the first gated neighborhood in Black Forest. It was brought into the Lewis-Palmer District 38 School System in order to be constructed (it’s the most southerly neighborhood in D38). The land features very gently rolling hills inside the ponderosa forest on variably sized lots, everything from 3 acres to a couple that are larger than 20 acres. There is a very small patch of treed impact on the southern edge of the neighborhood that represents the westerly advance of the 2013 Black Forest Fire. No homes were burned, but several hundred trees were lost across a handful of lots. The neighborhood features a lovely pond with trout and an HOA clubhouse. The gate is secured Monday through Saturday but by custom is open on Sundays for open houses. HOA dues are elevated due to all the amenities and they include private road maintenance.high-forest-ranch
The largest suburban neighborhood in Monument, Jackson Creek is in the southern portion of Monument near the Baptist Road King Soopers. Naturally, the area is not treed and trees have taken longer to establish at this elevation than in the “lowlands” of Briargate so lots tend to be more open. The average lot is in excess of 9000 square feet and that openness affords powerful views to the southwest of both the Air Force Academy and Pikes Peak. Homes tend to be traditional in design with two-stories and ranchers the majority of the floorplans. There are a couple small patio home neighborhoods as well.jackson-creek
The far northern part of the county gets some epic snow and set on the vast rolling hills of King’s Deer it can be quite a sight. King’s Deer has pockets of trees on the western and southern periphery but most of the lots are 2.5 acres of open, with walkouts found on almost every home due to the constantly rolling terrain. There are some positively enormous homes in King’s Deer, a neighborhood that surrounds a public golf course. The golf course was closed in early 2014 due to costs, but was quickly purchased and rehabilitated by a King’s Deer resident. HOA dues are fairly inexpensive and El Paso County maintains the roads.kings-deer
Jackson Creek has a sequel as well which is neighboring Promontory Pointe. Promontory was built by Classic and Vantage with similar-sized lots and homes that are slightly larger than their Jackson Creek neighbors, and almost always stucco. There are also HOA dues and a bit more of a HOA-manicured look to Promontory. The name comes from the fact that as nice as the views are regularly in Jackson Creek, it’s darn near impossible to not have a view in Promontory. The hillside juts out towards the west and the neighborhood wraps around it. Mostly cul-de-sacs with pockets parks, north of Baptist Road and immediately east of Jackson Creek.promontory-pointe
Woodmoor covers more acreage than any other neighborhood in the city. It has it’s own water district and in some ways, functions with a degree of independent autonomy within the Monument area. Woodmoor’s heritage comes from their role as the conservators of a prairie pine forest, and characteristically one of the items that Woodmoor’s HOA cares most about is the pre-closing status letter, a letter which requires a member of the association to physically examine the lot, identify botanical contagions or dead limbs, and make sure that the house and lot passes to a new owner in good condition. It can be fairly political but in some ways, it’s the essence of neighborhood stewardship. Woodmoor is characterized by the ponderosa pine forest and most lots are treed. All lots are big, usually 0.4 acres as a minimum. There are gently rolling hills throughout and some occasional, dramatic, long-distance views. We took the tact of arbitrarily dividing the neighborhood into three different segments because previous generations of our pricing software were overwhelmed by the size of data a big area like Woodmoor provides. It has actually made sense to do this as well as the northern segment tends to be the newest and priciest, the middle segment in the vicinity of the country club the next most expensive, and south of 105 tends to have the smallest houses and the least amount of trees so it’s got a character all it’s own.
Our description of North starts at the northern boundary of County Line Road and goes south to Woodmoor Drive. It includes the 2.5 acres lots that abut King’s Deer and are technically a small subdivions called Langtree.northerly-woodmoor
The middle of the area stretches along Woodmoor Country Club and continues south to Highway 105.central-woodmoor
The southern portion of the area has a northern boundary of Highway 105 and extends down to Higby Road on the southern end. This includes the eastern border of Lewis-Palmer High School.souhterly-woodmoor