Drive from the front gates of The Broadmoor Hotel up into the streets that curl behind it, and the houses look like they were built to survive a century. Stone walls, wrought iron, copper roof accents gone green with age. Keep driving another few minutes toward Nevada Avenue, past the half-acre lots on Broadmoor Hills Drive, and the houses get younger and boxier, still substantial but built for a family budget rather than a founder's fortune. Keep going past that, down to where Cheyenne Creek runs along the new shopping center anchored by Sprouts and lululemon, and you hit a construction site full of paired duplexes with quartz counters and price tags that would barely cover a down payment on the mansions three minutes back up the hill.
All three of those places get called Broadmoor. That's the problem.
The Number That Keeps Changing
Anyone who has pulled up a Broadmoor price estimate more than once this year has probably noticed the number moves in ways that don't track normal market drift. A mid-September 2026 count of forty-eight active Broadmoor listings put the average asking price above $1.2 million. An August 2026 snapshot of the same general area showed a median closer to $850,000, with individual houses ranging from roughly $260,000 up to $7.2 million. Earlier in the year, a three-month window ending in May 2026 for a similarly labeled Broadmoor market showed a median sale price closer to $471,000, less than half of the September figure.
That's not a market falling apart and recovering twice in a single year. It's four or five different mapping tools drawing the Broadmoor boundary differently, and each boundary sweeping in a different mix of housing stock. Some pull in only the historic estate streets around the hotel. Others stretch the label out to newer construction a mile or more away that happens to market itself as "near The Broadmoor." A median is only useful when it's describing one population of homes. Here, it's rarely describing the same population twice.
Same Name, Different Decades
The oldest part of Broadmoor grew up around the hotel itself after Spencer Penrose opened it in 1918, and builders kept adding custom estates through the 1920s, the 1930s, and on through the back half of the twentieth century. The architecture leans heavily Spanish Colonial Revival, Tudor, and Mediterranean, with plenty of traditional brick mixed in. Lot sizes here run from quarter-acre parcels near the hotel to multi-acre lots backing up to Cheyenne Mountain, and street layout follows the terrain instead of a grid, curving up the slope in loops and cul-de-sacs.
Because most of this section is fully built out, new construction is scarce by definition. What does show up is the occasional teardown-rebuild, where a buyer purchases an aging estate specifically to redevelop the lot. That work tends to fall to high-end custom firms with estate-grade experience. Comito Design | Build, a Colorado Springs builder with more than four decades in the market, has delivered new construction in this part of Broadmoor, including a five-bedroom, four-bath Tudor-contemporary build that ran close to 5,900 square feet. Cash and jumbo financing dominate contracts in this stretch of the neighborhood, which tracks with a price tier where conventional loan limits stop applying fairly early.
The Family-Lot Middle Layer
A short drive from the estate core sits a different product entirely. Streets like Broadmoor Hills Drive carry half-acre lots with homes running around 5,000 square feet, typically five bedrooms and four bathrooms, with mature landscaping but without the wrought iron gates and copper roofs of the older section. These are still substantial houses in a desirable school boundary, but they sit at a meaningfully lower price point than the historic core, and they're the reason a simple neighborhood-wide median flattens two very different buyer pools into one number.
New Construction Marketed Near Broadmoor
The newest layer isn't in Broadmoor at all, at least not in the historic sense. It's Creekwalk, a shopping and residential development along South Nevada Avenue built as part of the city's South Nevada Avenue Urban Renewal Plan, which converted dozens of individual parcels into one connected corridor along Cheyenne Creek. The retail side includes Sprouts Farmers Market and lululemon as anchor tenants, with Bonchon Korean Chicken announced as a coming addition. Attached to that corridor is new residential construction, marketed heavily on its proximity to the hotel: paired homes and duplexes, around 2,600 square feet, three bedrooms and four bathrooms, finished basements, nine-foot ceilings, and no HOA at all.
Builder incentives here look nothing like what a buyer would find in the historic core. Listings have advertised builder-paid permanent rate buydowns, builder-paid temporary buydowns, down payment assistance with no income cap, and first-time buyer assistance. That's a financing profile built for a conventional or FHA buyer, not the cash-and-jumbo pattern that defines the mansion streets a few minutes away. The two products share a name in search results. They don't share a buyer.
What the Three Markets Actually Look Like Side by Side
| Submarket | Typical product | Financing pattern | HOA status |
|---|---|---|---|
| Historic core near the hotel | 1920s-1940s Spanish Colonial Revival, Tudor, and Mediterranean estates; occasional custom teardown-rebuild | Cash and jumbo financing dominate | Broadmoor Resort Community Association or smaller sub-area associations, with architectural review |
| Family-lot streets (e.g. Broadmoor Hills Drive) | Half-acre lots, roughly 5,000 square feet, 5 bed/4 bath | Mixed conventional and jumbo | Same patchwork of associations, dues vary by section |
| Creekwalk new construction | Paired homes and duplexes, roughly 2,600 square feet, 3 bed/4 bath | Builder-paid rate buydowns, down payment assistance, FHA-friendly | No HOA |
The HOA Patchwork and the Country Club Line Item
Broadmoor doesn't run on a single homeowners association. The Broadmoor Resort Community Association covers architectural review and common landscaping for some sections, while other streets fall under smaller sub-area associations with their own recorded covenants and dues. A public HOA directory lists the Broadmoor Resort Community Association as an active entity in Colorado Springs, and buyers can confirm which section a specific address falls under before writing an offer.
Separate from any HOA is Cheyenne Mountain Country Club membership, which is optional on paper but expected in practice for anyone wanting access to the golf course, tennis, or fitness facilities that show up in so many Broadmoor listing photos. That membership carries its own dues, on top of whatever HOA a given street belongs to. It's easy to budget for a house and forget this second, unrelated bill exists until the closing table.
What This Means If You're Actually Pricing a Home Here
A median price is only a useful budgeting tool when it describes one kind of house. In Broadmoor, it currently describes at least three: a built-out estate core where teardown-rebuild is often the only path to new construction, a family-lot layer at a different price tier entirely, and an adjacent no-HOA new-build corridor that is marketed by its proximity to The Broadmoor. Before anchoring a budget to any Broadmoor number pulled from a search result, it's worth asking which of those three products the listing actually belongs to, whether it carries HOA dues or country club obligations on top of the mortgage, and whether the financing pattern common to that submarket matches how the buyer plans to pay.
Frequently Asked Questions
Is new construction available in the historic Broadmoor core? Rarely, and only through teardown-rebuild projects on existing lots, since most of the historic section is fully built out. Builders taking on this work are typically high-end custom firms experienced with estate-grade rebuilds.
Does Creekwalk count as Broadmoor? It's marketed as being near The Broadmoor and often appears in searches for the neighborhood, but it's a separate new-construction development along South Nevada Avenue with no HOA, distinct from the historic estate streets around the hotel itself.
Is Cheyenne Mountain Country Club membership required to buy in Broadmoor? No. It's a separate, optional membership, but it shows up often enough among current owners that buyers should ask about dues and access before assuming it's included with the property.
If you're trying to figure out which Broadmoor submarket a specific address actually belongs to, or what a listing's HOA and country club obligations add up to before you write an offer, CC Signature Group can walk the covenants and comparable sales with you street by street rather than by zip code.
