Resort and golf club
The Broadmoor has 784 rooms, suites and cottages around Cheyenne Lake, and its private Golf Club runs the East and West courses.
The Broadmoor Area, Colorado Springs · Kaylie Curtis
Broadmoor Colorado Springs Homes for Sale
Searching for homes for sale in the Broadmoor area of Colorado Springs, or thinking about selling? These established luxury neighborhoods surround The Broadmoor resort at the foot of Cheyenne Mountain. Kaylie Curtis helps buyers and sellers here with The Gold Standard Brokerage.
Pictured: The Broadmoor across Cheyenne Lake · Photo: G. Lamar, CC BY 2.0
- LocationSouthwest Colorado Springs, below Cheyenne Mountain
- The BroadmoorOpened June 29, 1918
- SchoolsCheyenne Mountain School District 12
- To downtownAbout 4 miles north
Broadmoor Overview
About the Broadmoor area
The Broadmoor area is the collection of established neighborhoods around The Broadmoor resort in southwest Colorado Springs, where the city meets the foothills of Cheyenne Mountain. Historic estates, custom homes on tree-lined streets and newer luxury townhomes all share the name.
The story starts with Count James Pourtales, who arrived in 1885, ran the Broadmoor Dairy, built a reservoir that became Cheyenne Lake and divided the land into large lots. The Cheyenne Mountain Country Club was organized nearby in 1891. Spencer Penrose’s Broadmoor Land Investment Company bought the land in 1916, and his Broadmoor hotel opened on June 29, 1918, with grounds designed by the Olmsted landscape firm.
Penrose went on to build the Cheyenne Mountain Zoo, the road up Cheyenne Mountain and the Will Rogers Shrine of the Sun. The neighborhoods around the hotel stayed independent until Colorado Springs bought the Broadmoor water rights in 1973, and the area was formally annexed into the city in 1980.
At a Glance
The Broadmoor area at a glance
Canyons and trails
North Cheyenne Cañon Park, a 1,600-acre city park with Helen Hunt Falls, starts just west of the neighborhoods.
Neighborhood security
Broadmoor Information & Security, founded by residents in 1908, offers voluntary member patrols that supplement city police.
Schools
The area is in Cheyenne Mountain School District 12, with Broadmoor Elementary about a mile from the hotel. Confirm assignments by address.
Amenities
The resort, the golf and the mountain
Living near The Broadmoor puts a historic resort, a private golf club and some of the best foothill trails in Colorado Springs within a few minutes of home.
- The Broadmoor Golf Club: the East and West courses draw on Donald Ross and Robert Trent Jones Sr. designs. The courses are open only to registered overnight guests and Golf Club members.
- Seven Falls: the resort’s Seven Falls in South Cheyenne Cañon drop a combined 181 feet, with a 224-step staircase beside them. The park says it is about a one-mile hike from the resort.
- North Cheyenne Cañon and the state park: the city’s 1,600-acre North Cheyenne Cañon Park is next door, and Cheyenne Mountain State Park, 2,701 acres with 29 miles of trails, is about 20 minutes south.
- Cheyenne Mountain Zoo: the mountainside zoo Penrose founded turns 100 in 2026 and is about 10 minutes from the hotel.
Golf club membership, resort access, hours and fees are set by each operator and can change, so confirm current details directly with The Broadmoor and each park.
Homes & HOAs
Homes, HOAs and covenants
The Broadmoor area is a patchwork of neighborhoods built over more than a century, so the rules that come with a home change from street to street.
Historic estates and custom homes
Historic estates near the hotel, including the former homes of Spencer Penrose and Chester A. Arthur Jr., sit alongside custom homes in the foothill neighborhoods.
Separate associations
Some neighborhoods have their own association, dues and architectural review, so request those documents early.
Voluntary HOAs, binding covenants
Broadmoor Hills, about 140 custom homes, has a voluntary HOA, but its recorded covenants and Architectural Control Committee apply to every owner.
Townhomes and lock-and-leave
Newer luxury townhomes offer lower-maintenance living near the resort, usually with an association that handles the exterior.
For any home, read the title commitment and recorded covenants, ask whether an association is mandatory or voluntary, and check the tax bill for any special district. Kaylie’s guide to metro districts in Colorado explains how those levies work.
Everyday Life
Foothill living, close to downtown
The Broadmoor area feels tucked into the mountain, yet downtown Colorado Springs is only about 4 miles north, roughly 11 minutes by car.
Residents use the resort’s restaurants and shops, walk the trails in North Cheyenne Cañon, and reach the Colorado Springs Airport in about 22 minutes. Colorado Springs Utilities provides water to the area today.
Broadmoor Information & Security has served the neighborhoods since 1908. Its members can add BIS officers to their alarm response and request vacation house checks, on top of Colorado Springs Police service.
Location
Getting around from the Broadmoor area
These are approximate driving distances and times from The Broadmoor at 1 Lake Avenue.
Drive times depend on traffic, weather and I-25 construction, so test your own commute before you buy.
| Destination | Distance | Drive |
|---|---|---|
| Broadmoor Elementary School | About 1 mile | About 3 min |
| Cheyenne Mountain High School | About 1.3 miles | About 5 min |
| Cheyenne Mountain Zoo | About 3 miles | About 10 min |
| Downtown Colorado Springs (Pikes Peak Center) | About 4 miles | About 11 min |
| Garden of the Gods Visitor Center | About 7 miles | About 17 min |
| Cheyenne Mountain State Park | About 8 miles | About 18 min |
| Colorado Springs Airport | About 11 miles | About 22 min |
| Flying Horse, north Colorado Springs | About 21 miles | About 30 min |
| Castle Rock | About 45 miles | About 53 min |
| Denver Union Station | About 75 miles | About 1 hr 28 min |
| Denver International Airport | About 91 miles | About 1 hr 41 min |
Schools
Schools near the Broadmoor area
The Broadmoor area is in Cheyenne Mountain School District 12, which serves the southwest corner of Colorado Springs. These district schools are in or near the area:
- ElementaryBroadmoor Elementary School: kindergarten through 6th grade, on West Cheyenne Mountain Boulevard.
- ElementaryCheyenne Mountain, Gold Camp, Piñon Valley and Skyway Park Elementary Schools: kindergarten through 6th grade.
- Junior HighCheyenne Mountain Junior High: 7th and 8th grade.
- HighCheyenne Mountain High School: 9th through 12th grade, on Cresta Road.
Attendance areas are set by address, so confirm the assigned schools for any home with the district.
Buyers
Buying a home in the Broadmoor area
What to weigh before you make an offer near The Broadmoor.
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Read the covenants for that exact street
Rules change from one filing to the next. Ask for the title commitment and recorded covenants, and find out whether the association is mandatory or voluntary and what needs architectural approval.
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Plan for wildfire and insurance
Foothill lots bring trees and views, along with wildfire risk. Get insurance quotes early, and ask about defensible space and the Colorado Springs Fire Department’s neighborhood chipping program.
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Don’t assume golf comes with the house
Golf at The Broadmoor is for overnight guests and Golf Club members. If golf matters to you, talk with the club about membership before you buy.
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Inspect older homes carefully
Many homes here are decades old, so look closely at sewer lines, roofs, foundations on sloped lots and any additions; see my home inspection checklist and my guide to Colorado contract deadlines.
Sellers
Selling a home in the Broadmoor area
Planning to sell near The Broadmoor? These are the areas Kaylie focuses on.
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Price by street and setting
Kaylie compares recent sales on similar streets, adjusted for mountain or city views, lot size and slope, age, updates and condition.
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Tell the home’s story
Photography and listing copy should show the setting, the architecture and any history, plus how close the home is to the resort, the canyons and downtown.
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Have the paperwork ready
Covenants, association documents, wildfire mitigation records and recent updates help buyers move forward with confidence. See what to expect in my cost to sell guide.
FAQ
Broadmoor homes: common questions
Where is the Broadmoor area in Colorado Springs?
In southwest Colorado Springs, at the foot of Cheyenne Mountain, around The Broadmoor resort at 1 Lake Avenue. Downtown Colorado Springs is about 4 miles north, and the Colorado Springs Airport is about 11 miles east by car.
Is the Broadmoor area inside the City of Colorado Springs?
Today, yes. The Colorado Springs Pioneers Museum notes that the residential area around the hotel stayed independent until the city bought the Broadmoor water rights in 1973, and the area was formally annexed in 1980. Confirm city or county jurisdiction for any specific address.
Can Broadmoor-area homeowners play golf at The Broadmoor?
Not automatically. The Broadmoor describes its Golf Club as a private club, and its courses are open only to registered overnight guests and Golf Club members. Owning a home nearby does not include golf privileges, so ask the resort about membership.
Do homes in the Broadmoor area have an HOA?
It depends on the street. Some neighborhoods have their own associations and design review. Broadmoor Hills has a voluntary HOA, but its recorded covenants and architectural review apply to every owner. Some older streets have no mandatory association, so read the title commitment and covenants for any home.
What school district serves the Broadmoor area?
Cheyenne Mountain School District 12. Nearby schools include Broadmoor Elementary on West Cheyenne Mountain Boulevard, Cheyenne Mountain Junior High and Cheyenne Mountain High on Cresta Road. Confirm school assignments for any address with the district.
What is Broadmoor Information & Security?
A neighborhood security service that Broadmoor residents founded in 1908 as the Broadmoor Village Society. Membership is voluntary, and its officers supplement the Colorado Springs Police Department with services like alarm response and vacation house checks.
How far is the Broadmoor area from Denver?
About 75 miles to Denver Union Station, roughly an hour and a half without traffic. Castle Rock is about 45 miles north, and Flying Horse, on the north side of Colorado Springs, is about 21 miles.
Does Kaylie work with buyers and sellers in Colorado Springs?
Yes. Colorado Springs is one of the areas Kaylie serves, along with Denver, Lakewood, Castle Pines, Highlands Ranch, Parker, Castle Rock and Broomfield. She grew up in Castle Rock. Call or text 720-357-5785.
Keep Exploring
More of Colorado Springs and the I-25 corridor
Colorado Springs luxury homes
Broadmoor, Flying Horse, Kissing Camels and more across the city.
Moving to Colorado Springs
Costs, taxes, utilities, weather, parks and areas of the city.
Flying Horse homes
Golf and the Club in north Colorado Springs.
Denver vs. Colorado Springs
How the two cities compare on cost, weather and commute.
Crystal Valley Ranch homes
A Castle Rock community halfway to Denver.
Golf communities south of Denver
A local guide from Kaylie’s blog.
Metro districts in Colorado
What the extra property tax line means for buyers.
Cost to sell a house in Colorado
What sellers pay, line by line.
Homes Kaylie has sold
Recent sales across the Denver area.
Sources: Colorado Springs Pioneers Museum: Broadmoor; Colorado Encyclopedia: The Broadmoor; The Broadmoor; The Broadmoor Golf; Broadmoor Information & Security; Broadmoor Hills HOA; Cheyenne Mountain School District 12; North Cheyenne Cañon Park; The Broadmoor Seven Falls; Cheyenne Mountain State Park. Confirm school assignments, covenants, association dues and club membership for a specific address.
Contact
Talk with Kaylie about the Broadmoor area.
Buying or selling near The Broadmoor? Share a few details and Kaylie will reach out personally, or call or text her directly for a private conversation about your goals.
Kaylie Curtis
Luxury Real Estate Agent
The Gold Standard Brokerage
Tools for buyers and sellers
The Gold Standard Brokerage was founded by Sean Gribbons and is run by Sean Gribbons and Kaylie Curtis together.
Thank you.
Your inquiry is on its way to Kaylie, and she’ll be in touch with you personally. For anything time-sensitive, call or text 720-357-5785.