Black Forest Colorado Real Estate

Here are quick links to search Black Forest Colorado Springs homes for sale by map, and also Black Forest Colorado Springs homes for sale by four different price ranges.

• Search Black Forest Homes for sale by map
• Black Forest Homes for sale $100,000 to $300,000
• Black Forest Homes for sale $300,000 to $400,000
• Black Forest Homes for sale $400,000 to $600,000
• Black Forest Homes for sale $600,000 and up

Black Forest Colorado Springs Area Guide

The Black Forest is a well-known area of tall ponderosa pines and rolling hills, north and northeast of Colorado Springs. The Black Forest is found in two Colorado Springs MLS areas - the Black Forest MLS area and the Tri-Lakes MLS area. The Black Forest covers 200,000 acres, at an elevation 6,500 - 7,800 feet above sea level. Temperatures are cooler in the Black Forest than in Colorado Springs proper, and the Black Forest gets more snowfall, with the snow staying around much longer in shady areas.

The Black Forest MLS Area is bordered by Highway 83 on the east, Highway 24 on the west, Woodmen Road on the south, and County Line Road (also known as Palmer Divide Road.) on the north. Most homes in Black Forest are on well and septic systems. Bruce Routman, Broker/Owner of Columbia Properties, lives on a 5-acre property in the Black Forest, and Bruce has extensive experience with wells and septic systems.

The "Black Forest MLS Area"of Colorado Springs includes treed areas and open grassland. Most buyers interested in property in the Black Forest seek homes in the trees, and most treed lots are 2.5 acres to 5 acres. Undeveloped lots are increasingly becoming scarcer and more expensive, with 2.5 acre lots in new developments going for $250,000 and up. The lowest-price 5 acre treed lot (land only) in Black Forest is $225,000 or so. Existing homes on acreages in Black Forest are also appreciating continually.

Homes on treed acreages in Black Forest will start in the high $200,000's, and most of the value at this price point will be in the land, not the homes. Better homes on treed acreages will start in the high $300,000's to the $450,000's.