Moving from Denver to Colorado Springs? Heather Lay breaks down the full monthly cost of a home: taxes, metro districts, HOA dues and commute.
Quick answer: Don't compare list prices alone. Compare the full monthly cost of a specific home in each city: mortgage, property tax (including any metro district levy), HOA dues, utilities, trash service, insurance, and the cost of your commute. A line-by-line comparison of real addresses tells you far more than citywide averages.
Lots of people look south from the Denver metro area for a change of pace, mountain views, or more home for their budget. If you're weighing the move, the most useful thing you can do is compare actual homes, not headlines. Here's a practical way to do it.
Why list prices don't tell the whole story
A home's price is the starting point, but your monthly cost depends on things that vary by address in both cities: property taxes, special district levies, HOA dues, utilities, and insurance. Two homes with the same price can end up hundreds of dollars apart each month.
Build a side-by-side monthly comparison
Pick one or two Denver-area homes you'd consider (or your current home) and one or two Colorado Springs homes. Then fill in each line.
1. Mortgage payment
Get a lender to run the same loan scenario on each price, so you're comparing like with like.
2. Property tax and metro districts
Look up the actual tax bill for each address. In El Paso County, use the County Assessor and Treasurer websites. Many newer Colorado neighborhoods are inside a metropolitan district, and that levy appears on the tax bill. The Colorado Department of Local Affairs has a public special district map that shows which districts cover an address.
3. HOA dues
Ask what the dues include. Some cover trash, snow removal on common areas, landscaping, or a pool or clubhouse. Others cover very little.
4. Utilities
Colorado Springs Utilities provides electric, natural gas, water, and wastewater service to much of the city. Ask the seller for recent bills, or call the utility with the address for an estimate.
5. Trash and recycling
How trash is handled varies by neighborhood and HOA. Confirm whether it's included in HOA dues or arranged separately for each address.
6. Homeowners insurance
Get quotes on the specific homes. Roof age, materials, and location all play a part.
7. Commute
If you'll still work in Denver, test the I-25 drive at the hours you'll actually travel, more than once. Count fuel and vehicle wear, and be honest about the time.
Lifestyle questions to ask yourself
Cost is only half the decision. Before you move, think about how you spend your time now:
- Where do you go most? Make a list of the places you visit every week and see what the equivalent would be in Colorado Springs.
- How often will you go back to Denver? Concerts, sports, family, the airport. Count the trips.
- What setting do you want? Colorado Springs has established central neighborhoods, newer master-planned communities, and acreage areas to the north and northeast, such as Black Forest.
Spending a weekend driving different parts of town at different times of day is one of the best ways to get a feel for it.
If you own a home in Denver
Selling one home and buying another means timing two transactions. A few options:
- Sell first, then buy, which gives you certainty about your budget but may need temporary housing.
- Buy first, which may need bridge financing or enough savings to carry two payments.
- Line up both closings as close together as possible with clear contingencies.
A lender can explain which works for your finances. To get a sense of what a Colorado Springs home is worth when you're planning ahead, Heather offers a home valuation for local properties.
Make the decision with real numbers
Once you've filled in each line for real addresses, the answer usually becomes clear. Sometimes the savings are significant; sometimes the commute or lifestyle changes outweigh them. Either way, you'll be deciding on facts.
Read more in the Denver to Colorado Springs relocation guide, or browse homes on the buy page.
Thinking about the move? Talk with Heather about what you're looking for, and she'll help you compare real homes.
Frequently asked questions
Is Colorado Springs cheaper than Denver?
It depends on the specific homes you compare. Compare the full monthly cost, including taxes, HOA dues, utilities, and commute, for real addresses.
How do I find the property tax for a Colorado Springs home?
Look up the address on the El Paso County Assessor and Treasurer websites. The tax bill shows each taxing district, including any metro district.
Who provides utilities in Colorado Springs?
Colorado Springs Utilities serves much of the city. Service providers can differ outside city limits, so confirm by address.
Can I commute from Colorado Springs to Denver?
Some people do. Test the drive at your real hours more than once before you decide.
Should I sell my Denver home first or buy first?
Each has trade-offs. A lender can help you see which fits your situation.
