What It’s Like To Live Near The Broadmoor

Imagine stepping outside to tree-lined streets, mountain air, and the quiet presence of Cheyenne Mountain on the horizon. If you have been curious about life near The Broadmoor, Old Broadmoor in southwest Colorado Springs offers a calm, resort-adjacent lifestyle with easy access to trails, golf, and dining. You want a clear picture of what daily life looks like, from commute times to home styles and practical details. This guide gives you the essentials so you can decide if Old Broadmoor fits your goals. Let’s dive in.

Why Broadmoor living feels different

Old Broadmoor sits at the base of Cheyenne Mountain, just south and west of downtown Colorado Springs. You feel the foothills as soon as you drive in, with winding streets, mature landscaping, and elevated or sloping lots that often capture city or mountain views. The historic Broadmoor resort nearby shapes the neighborhood’s look and lifestyle with formal landscaping and high-end hospitality in the immediate area.

This is not a dense, urban grid. It is a quiet, established enclave with custom homes and estate-scale properties. You get privacy, scenery, and a residential pace, plus resort perks a short walk or drive away.

Daily life essentials and errands

Old Broadmoor is primarily residential. You will likely drive for groceries, pharmacies, and most daily services. The resort provides multiple dining options, both casual and fine, which many nearby residents use for weeknight meals, special occasions, or coffee with friends.

Local retail is limited compared with busier parts of the city. That said, several service clusters are just a short drive away. Many residents plan errands together rather than walking to a corner market.

Outdoors at your doorstep

If you love the outdoors, the location is a major draw. Cheyenne Mountain State Park and the Cheyenne Mountain foothills offer trail networks for hiking, trail running, and mountain biking. Seven Falls sits a short drive away for scenic waterfall and canyon trails, and Garden of the Gods and Pikes Peak make easy day trips.

Neighborhood streets are walkable for recreation. Sidewalks and trail connections vary by street, so most people still rely on a car for errands and school pick-ups.

Golf and country club access

The Broadmoor area has a long-running golf culture. The Broadmoor resort operates championship courses and practice facilities. Access varies by membership or guest use, and there are additional public courses around Colorado Springs.

For many buyers, proximity to resort golf, spa services, and seasonal programming is a lifestyle win. It can also be a factor in resale appeal when your home is well maintained and close to these amenities.

Commutes, transit, and travel

Old Broadmoor is car-oriented. Colorado Springs Mountain Metropolitan Transit serves the broader area, but routes and frequency are not like a large metro system. Most residents drive for commutes and errands.

• Downtown Colorado Springs: about 10 to 20 minutes by car
• Fort Carson and Peterson Space Force Base: roughly 20 to 40 minutes depending on route and shift
• Denver metro: about 70 to 90 minutes under normal conditions

If you travel often, plan for typical Colorado weather. The region sees many sunny days, cool nights, and winter snow. Driveway angles and snow removal are smart considerations for hillside lots.

Schools and nearby services

School assignments depend on your exact address and can span multiple district boundaries in southern Colorado Springs. Always verify attendance zones with district boundary maps and individual district websites. Many buyers also explore private-school options in the region.

Healthcare access is straightforward, with several major hospitals and specialty centers generally 10 to 30 minutes away in central and eastern Colorado Springs. Police, fire, and municipal services are provided by the City of Colorado Springs and El Paso County, depending on jurisdiction lines.

Homes and pricing expectations

Old Broadmoor offers custom single-family homes, historic residences, and estate properties. Lots tend to be larger than infill neighborhoods, with mature trees and established landscaping. Architecture varies by decade and builder, so you will see both classic and contemporary custom work.

Pricing in the Broadmoor area is one of the upper tiers in Colorado Springs. Many properties list in the high six figures to multi-million-dollar range, especially larger lots, significant remodels, or newer custom builds. Market conditions shift, so it is wise to compare price-per-square-foot, current inventory, and time-on-market with other local luxury submarkets before you write an offer.

Living close to the resort

Being near The Broadmoor gives you a unique mix of privacy and access. You can enjoy restaurants, spas, and seasonal events nearby, and you will see visitors during peak times. Some streets experience increased traffic around events, while many estate lots and private streets offer a strong sense of separation.

If absolute seclusion is a top priority, focus your search on larger lots set back from main resort access roads. Work with your agent to visit at different times of day to gauge traffic and activity levels.

Ownership costs and HOAs

Property taxes are set by parcel through the El Paso County Assessor. Mill levies and special district assessments vary, so it is important to run estimates during due diligence. Some pockets may have HOA rules or recorded CC&Rs, while many Old Broadmoor estates sit on individual lots without a centralized HOA. Confirm HOA presence, fees, and rules on a property-by-property basis.

If you are considering short-term rentals, check zoning and any HOA restrictions before you buy. Rules can vary by jurisdiction and subdivision.

How Old Broadmoor compares nearby

• Old North End: Also historic and high-end, with a closer-in, park-like feel near downtown civic and cultural sites. Old Broadmoor trades a more urban grid for foothill views and resort adjacency.
• Rockrimmon and mountain-adjacent areas: Often more suburban in pattern with newer subdivisions. You get strong trail access similar to Broadmoor at generally lower price points.
• Downtown and Ivywild: More urban and mixed-use, with cafés and nightlife nearby. Old Broadmoor emphasizes quiet, privacy, and scenic streets over nightlife access.
• Garden of the Gods area: World-class scenery and tourist activity. Old Broadmoor’s foothills are typically quieter with a resort-focused identity.

Practical buyer checklist

Use this quick list to focus your due diligence:

• Confirm school assignment and explore district information by address.
• Review property tax history and any special assessments.
• Check HOA documents, CC&Rs, and short-term rental rules if applicable.
• Verify utilities, easements, and any historic-preservation overlays.
• Ask about proximity to resort facilities and event schedules that might affect traffic.
• Hire inspectors familiar with foothill construction, including drainage on slopes and roof snow load.

Is Old Broadmoor right for you?

If you want a quiet setting with mountain views, mature trees, and resort access, Old Broadmoor is worth a close look. You will likely drive for daily errands, yet you gain trails, golf, and fine dining just minutes away. Homes run above the city median, but the combination of setting and amenities keeps buyer interest strong.

When you are ready to explore on the ground, we are here to help you evaluate lots, construction quality, and fit with your lifestyle. For a tailored search and neighborhood-level guidance, connect with Gary Kirkpatrick.

FAQs

What and where is Old Broadmoor in Colorado Springs?

• Old Broadmoor is a residential area on the southwest side of Colorado Springs at the base of Cheyenne Mountain, adjacent to The Broadmoor resort and a short drive from downtown.

Are daily errands walkable near The Broadmoor?

• You will likely drive for groceries and services. Walking here is mainly recreational, while the resort offers dining options residents often use.

How long are commutes from Old Broadmoor?

• Typical drive times are about 10 to 20 minutes to downtown, 20 to 40 minutes to Fort Carson and Peterson Space Force Base, and 70 to 90 minutes to the Denver metro.

What kinds of homes and prices should I expect?

• You will find custom single-family homes, historic residences, and estate properties on larger lots. Prices commonly range from high six figures to multi-million dollars.

What should I know about schools in Old Broadmoor?

• School assignments vary by exact address. Verify attendance zones with local district maps and explore private-school options if desired.

Is it noisy living near the resort?

• Resort events can bring more visitors and traffic at times, though many streets and estate lots feel private. Visit at different times to gauge activity on the blocks you prefer.

Are there HOAs and what about property taxes?

• Some pockets have HOA rules, while many estate properties do not. Property taxes are parcel-specific through the El Paso County Assessor, so confirm costs during due diligence.