By Trish Ingels
I've walked clients through more Broadmoor properties than I can easily count, and the question that comes up most is what actually justifies the price difference between a home here and one just a few miles away. Part of the answer traces back a century to Spencer Penrose and the resort he built into an anchor for this entire neighborhood. The rest comes down to lot size, architecture, and a level of access to the mountains that few Colorado Springs neighborhoods can match.
Here's what I tell people who ask.
Key Takeaways
- Historic anchor: The Broadmoor resort opened in 1918 and shaped the neighborhood's identity.
- Price range: Custom luxury estates typically run from the lower $700,000s to around $2 million.
- Lot sizes: The median lot here measures 17,859 square feet, well above typical suburban parcels.
- Trail access: North Cheyenne Cañon Park and Stratton Open Space border the neighborhood directly.
The Broadmoor Resort as the Neighborhood's Anchor
The Broadmoor resort opened on June 29, 1918, under Spencer Penrose's vision, its Italian Renaissance design and pink stucco exterior designed by the New York firm Warren and Wetmore. That original construction cost more than $2 million, equivalent to roughly $34 million today, and it established the resort as a defining presence for everything built around it since.
What Makes the Resort Itself Significant
- Architectural pedigree: Warren and Wetmore's design brought Italian Renaissance detail to the Rocky Mountain landscape.
- Landscaped grounds: Frederick Law Olmsted Jr. designed the resort's roughly 35 acres of gardens.
- Forbes rating: The property has held a five-star Forbes Travel Guide rating for more than 60 years.
A home in this neighborhood carries some of that same prestige simply by association, whether or not the owner ever sets foot inside the resort. That anchor effect is part of why Broadmoor real estate has held value differently than comparable neighborhoods elsewhere in the city.
A Range of Architecture Across One Neighborhood
The homes in this neighborhood span a wide range, from early-to-mid-1900s bungalows and ranch-style houses to fully custom estates built on wooded parcels with mountain or city views. Condos and townhomes fill out the remaining segment, giving the neighborhood more variety than its reputation for large estates might suggest.
The Range in Practice
- Vintage character: Bungalows and ranch-style homes from the early to mid-1900s anchor the older streets.
- Custom estates: Larger properties on wooded lots typically include sweeping mountain or city views.
- Condos and townhomes: These fill a lower price segment while still carrying the neighborhood's name.
That range means no one is limited to one architectural era or price point just because Broadmoor carries a luxury reputation. A search here can turn up a modest bungalow just as easily as a sprawling custom build, depending on the specific street.
What Sets the Lot Sizes Apart
The median lot size in Broadmoor measures 17,859 square feet, considerably larger than a typical suburban parcel elsewhere in Colorado Springs. Many properties sit on wooded terrain with horseshoe driveways and substantial setbacks from the street, giving homes a sense of privacy uncommon in newer developments.
Why Lot Size Changes the Experience
- Setback distance: Substantial space between the street and the house adds a real sense of privacy.
- Wooded terrain: Mature trees across many lots give the neighborhood a settled, established feel.
- Driveway design: Horseshoe driveways common here reflect an older approach to residential layout.
That extra land translates directly into a different daily experience than a comparably priced home on a standard lot elsewhere. Privacy and mature landscaping are part of what a property owner is actually paying for here, beyond the square footage of the house itself.
Mountain Access Built Into the Neighborhood
North Cheyenne Cañon Park and Stratton Open Space sit directly adjacent to Broadmoor, forming a combined trail network that gives residents immediate access to the mountains without a long drive. That proximity is unusual for a neighborhood this close to the center of a mid-sized city.
What This Access Actually Means Day to Day
- Trail proximity: Both parks border the neighborhood closely enough for a short walk or drive.
- Combined mileage: The two systems together offer well over 30 miles of connected trail.
- Year-round use: Extended seasonal hours at Stratton Open Space support use well into the evening.
That kind of access shapes daily routines for residents in a way that's hard to replicate in a neighborhood farther from the foothills. A property here isn't just buying square footage; it's buying a genuinely different relationship with the mountains than most city addresses can offer.
How to Read Value Across These Different Factors
A fair price on a property here depends on weighing the resort's prestige, the specific architecture, the lot size, and trail proximity together rather than looking at any single factor alone. Two properties at a similar price point can differ significantly depending on which of these elements they emphasize.
Questions Worth Asking Before Comparing Properties
- Lot size versus square footage: A smaller home on a larger lot may hold value differently than the reverse.
- Distance to trail access: Proximity to Stratton Open Space or North Cheyenne Cañon varies street by street.
- Architectural era: A vintage bungalow and a custom estate carry different maintenance and renovation considerations.
A side-by-side look at all of these factors gives a clearer sense of value than focusing on price per square foot alone. That fuller comparison tends to matter more here than in a neighborhood built around a single, uniform home style.
FAQs
What price range should I expect for high-end homes in Broadmoor?
Custom luxury estates in Broadmoor typically run from the lower $700,000s to around $2 million, depending on lot size, views, and architectural details. Bungalows and ranch-style homes from an earlier era can fall well below that range while still carrying the neighborhood's name.
Why do lot sizes matter so much in this neighborhood?
Broadmoor's median lot size of 17,859 square feet is considerably larger than typical suburban parcels, which translates into more privacy and mature landscaping. That extra land is part of what buyers are paying for here beyond the house itself.
How close is Broadmoor to hiking and outdoor access?
North Cheyenne Cañon Park and Stratton Open Space both sit directly adjacent to the neighborhood, combining for well over 30 miles of connected trail. That proximity gives residents mountain access that's unusual for a neighborhood this close to the center of the city.
Reach Out to Trish Ingels Today
I've spent enough time in this neighborhood to know that no two Broadmoor properties tell quite the same story, even when the price tags look similar on paper. A clear-eyed read on whether a home's value comes from its lot, its architecture, its trail proximity, or the resort's own prestige changes how I'd advise a purchaser to think about the decision.
Reach out to me, Trish Ingels, and I'll walk you through exactly what a specific property is actually offering before you make an offer. I know these streets well enough to help you separate genuine value from a price tag that's riding on the neighborhood's name alone.
Reach out to me, Trish Ingels, and I'll walk you through exactly what a specific property is actually offering before you make an offer. I know these streets well enough to help you separate genuine value from a price tag that's riding on the neighborhood's name alone.
