Black Forest, CO Real Estate News

Black Forest Colorado Springs is one of the most popular areas in the Pikes Peak Region. Located in the northeastern part of El Paso County Colorado, just north of Colorado Springs and east of Monument, Colorado.Towering Ponderosa Pines and iconic views of America's Mountain, Pikes Peak are the hallmarks of a great Black Forest home. This area features a wide range of different housing types from really old log cabins to sprawling estate homes.In recent years, the Black Forest fire of 2013 reshaped the housing landscape in the area. This fire burned over 14,000 acres and destroyed more than 500 homes. In the aftermath of the fire, many people rebuilt and this renaissance has changed the Black Forest Area.I am going to look at the last 10 years of sales data in order to see where we've b...
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Black Forest, Colorado Springs is a popular area located north and east of Central Colorado Springs. The area is mostly dense ponderosa pine forest, hence the name."Black Forest" is popular because it offers large lot sizes with both trees and views. Most of the homes in this area are custom-built homes on lots ranging in size from 2.5 to 10 acres.The Black Forest area saw a massive wildfire back in 2013. The fire damaged or destroyed 489 homes and caused millions of dollars in damage. The area has rebounded from the fire and the real estate market is strong.The Covid-19 quarantine started near the end of Q1 2020. This made us very uncertain as to what Q2 was going to look like. The quarantine ended up being a slight tapping of the brakes in the Colorado Springs and more importantly Bla...
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Cathedral Pines is an outstanding luxury subdivision located in the northern part of Colorado Springs' Black Forest Area. Cathedral Pines offers large 2.5 acre plus estate lots with some of the most remarkable views along the front range. Here is the Year to Date market report for Cathedral Pines:Cathedral Pines is a true luxury custom home neighborhood. This neighborhood is out of range for many people. Here are some other great Black Forest, Colorado Springs neighborhoods. Black Forest Reserve Forest Gate Highland Park Sylvan Meadows Wildwood Woodlake
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"Black Forest", Colorado is actually more of an area as opposed to a town. Named for the dense Ponderosa Pine forest that predominates the area. When viewed from the top of Pikes Peak, the area almost looks black, hence the name. The area is located in the northeast corner of Colorado Springs, Colorado. Black Forest is a popular area for home buyers because it features larger lot sizes in a very private setting. Here are the latest real estate statistics for Black Forest for January of 2019:The Black Forest Area offers a wide range of great neighborhoods. Here are some of our clients favorites:Black Forest ReserveCathedral PinesForest GateHighland ParkSylvan MeadowsWildwoodWoodlake
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Black Forest Colorado is a large community, located on the northeastern edge of El Paso County Colorado, just north of Colorado Springs. This area is known for its large dense ponderosa pine forest. A good portion of this forest burned in the historic 2013 Black Forest Fire.The area bounced back since this fire and has become more popular for builders and homeowners alike. Areas like Black Forest Reserve and Cathedral Pines offer estate sized lots and large custom homes for buyers looking to build new homes in a treed setting.  Black Forest Real Estate Market Statistics-Q2 2018   Number Sold 64 Average Days on Market 45 Median Sales Price $542,000 Median List Price Per Square Foot  $176 Close Price to List Price Ratio  100%  Number SoldThe 2nd. quarter real estate market is fairly incon...
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Record-Setting Year for Median Sales Price2017 was another strong year for the Black Forest, Colorado real estate market. The area saw a new record high median sales price of $490,000! This is really impressive when you consider the state of Black Forest a few short years ago post-fire. The area has certainly bounced back in a big way. Here is the breakdown of the "Black Forest, Colorado median sales price" over the last ten years: Black Forest Colorado Median Sales Price (2007-2017) 2007 $409,200 2008 $377,000 2009 $344,500 2010 $350,000 2011 $335,500 2012 $361,597 2013 $369,000 2014 $378,000 2015 $415,000 2016 $450,000 2017 $490,000 Number of Sales-Staying Above AverageWhen the median sales price set a record, we start to worry about affordability and more importantly, the number of s...
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The Black Forest Colorado Real Estate market saw a good November with 24 sales. This is up from the previous month of 17 sales and significantly better than the average November sales number of 14. Black Forest Colorado-Real Estate Statistics 2007-2017 Year Homes Sold Median Sales Price Median Price Per Sq Ft Average Days on Market 2007 166 $409,200 $125.00 133 2008 152 $377,000 $115.52 173 2009 146 $344,500 $104.91 164 2010 168 $350,000 $104.23 159 2011 169 $335,500 $100.57 165 2012 184 $361,597 $110.47 149 2013 180 $369,000 $112.28 118 2014 201 $378,000 $119.18 120 2015 219 $415,000 $125.00 90 2016 257 $450,000 $135.22 70 2017 (YTD) 193 $490,000 $159.40 61   Although this November saw 5 fewer sales in Black Forest area than 2016, the numbers are still above average. The problem has mo...
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The Black Forest area of Colorado Springs, CO. saw a relatively strong month in October of 2017. There were 17 home sales. We say "relatively" because although this number is down from the previous month as well as the same month from a year ago, the median price is up significantly, more on this later.The primary issue impacting the number of sales seems to be an overall lack of affordability. Much of Black Forest rebuilt after a devastating wildfire in 2013. Since 2014, we have seen a significant increase in the Median Sales Price ($378,000 to $495,000). This has created an affordability issue. The Median Sales Price in the Black Forest is currently $495,000 while the Median Sales Price for El Paso County sits 59% lower at $270,000.   Our focus over the Winter and into the Springs wil...
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September of 2017 was another strong month for the Black Forest Colorado Real Estate Market. There were 23 sales in the area last month. This number is less than September of 2016 but higher than the 20 sales we saw in October of 2017.The high sale was an impressive $1,000,000 in the Cathedral Pines subdivision. This number helps keep the Median Sales price for the area at $490,000. This is up $10,000 from last month and puts the Black Forest at the top end of El Paso County for Median Price. The Colorado Springs Real Estate is both seasonal and cyclical. As we head into the winter months sales generally cool down a bit. As we head into the Holiday Season, it will be interesting to keep an eye on the market.If you would like to stay informed on the Colorado Springs Real Estate market as...
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The Black Forest area of Colorado Springs has seen another strong month of real estate sales for August of 2017. There were 20 sales in the Black Forest area. We think this has more to do with lack of inventory than lack of demand. Another factor effecting the number of sales in the Black Forest area is the Median Sales Price. This number rose to a new high of $480,000. This is a 43% increase from the 10 year period low of $335,500 in 2011. The Colorado Springs Real Estate market is extremely price sensitive, so it came as no surprise that this increase to affected the volume of sales for the area.   We will keep a close eye on this area through the final two-quarters of 2017 to see where this market goes.If you would like to stay informed on the Colorado Springs Real Estate market as w...
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By Joe Boylan
(SpringsHomes)
You can't look at Black Forest real estate values without addressing the fire of 2013. This fire burned 14,280 acres of ponderosa pine forest, destroyed 509 homes and killed 2 people.Since this event, many have rebuilt but many have sold and moved on. Local builders were there to buy the land many of these lost homes were on.Starting in late 2013, these builders built what homebuyers were looking for. Energy efficient homes with modern open floor plans and big garages on large lots. The market responded by buying these home up.Number of Sales:The Black Forest is a seasonal market. The first quarter (Jan-Mar) or "The Winter Months" are the slowest. The Spring through the Fall are the strongest selling months in the Black Forest. As you can see in the chart below the seasonality of sales ...
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By Sondra Meyer:, See It. Experience It. Live It.
  The Black Forest is located on the northern end of El Paso County.  This area boasts some of the best views of Pikes Peak and  gorgeous Ponderersa Pine trees.  Some parts of the Black Forest consists of open pasture land.  The area covers over 100 square miles.  So far this year, 30 homes have sold.  The average sold price was $369,631.  The lot size was 7.39 acres.  The largest lot sold was 44 acres.   As of this time last year, 34 homes had sold.   This decrease is not bad considering the loss numerous homes in the fire last summer.  The average sales price this time last year was $349,555.    Of the 30 homes, 14 were horse properties with a barn, stable or a loafing shed.  8  of those homes had a shop.     Number Sold  by Price Range Jan 1- March 30, 2014   (in the thousands)      ...
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By Kelly Young, Colorado Springs Real Estate ~ 719-226-0126
(The Platinum Group Realtors)
Black Forest is a long standing community located 20 minutes Northeast of Colorado Springs off of I-25 to the West, Woodmen Road to the South and Elbert Road to the East. Popular for its location (great access to Colorado Springs and Denver) but also for the natural beauty found there with old growth Ponderosa pines in areas, larger acreage available for horse and animal lovers and stunning views of the front range that include Pikes Peak and for some Longs Peak to the North and the Spanish Peaks located in Southern Colorado.   For the month of January 2014 there were a total of 54 properties with 5 acres or larger for sale in Black Forest.  Of these:   32 are active listings 1 is under contract (short sale) 5 are under contract 6 are pending (not showing) 10 are sold   Of the active li...
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By Kelly Young, Colorado Springs Real Estate ~ 719-226-0126
(The Platinum Group Realtors)
Black Forest is a long standing community located 20 minutes Northeast of Colorado Springs off of I-25 to the West, Woodmen Road to the South and Elbert Road to the East. Popular for its location (great access to Colorado Springs and Denver) but also for the natural beauty found there with old growth Ponderosa pines in areas, larger acreage available for horse and animal lovers and stunning views of the front range that include Pikes Peak and for some Longs Peak to the North and the Spanish Peaks located in Southern Colorado.   For the month of October 2013 there were a total of 105 total properties with 5 acres or larger for sale in Black Forest.  Of these:   79 are active listings 2 are under contract (short sale) 9 are under contract 6 are pending (not showing) 9 are sold   Of the ac...
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By Kelly Young, Colorado Springs Real Estate ~ 719-226-0126
(The Platinum Group Realtors)
Black Forest is a community located 20 minutes Northeast of Colorado Springs off of I-25. Popular for its location (great access to Colorado Springs and Denver) but also for the natural beauty found there with old growth ponderosa pines in areas, larger acreage available for horse and animal lovers and stunning views of the front range that include Pikes Peak and for some Longs Peak to the North and the Spanish Peaks located in Southern Colorado. For the month of September 2013 there were a total of 101 total properties with 5 acres or larger for sale in Black Forest.  Of these: 77 are active listings 1 is under contract 1st Right of Refusal 1 is under contract (short sale) 8 are under contract 7 are pending (not showing) 7 are sold Of the active listings the average list price was $545...
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By Sondra Meyer:, See It. Experience It. Live It.
The Black Forest remains a popular place to buy country homes in the Colorado Springs area.     Although homes in the million dollar price range are not selling yet, numerous homes are selling in the lower price ranges.   As of yesterday, 131 homes have sold in the Black Forest for prices ranging from $132,000 to $859,000 this year.   Ironically, as of Sept 9, there are 131 homes currently available for sale - the same number that has sold.  17 of those are in the 1-2 million dollar price range.   Of the homes that sold, the majority were in either the 200, 300, or 400 thousand dollar price ranges.  In other words, there are homes and horse propeties  available in the Black Forest that will suit a variety of budgets.     How is the horse property market in the Black Forest doing?   To b...
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By Kathy Torline, Colorado Springs Real Estate Blog 719-287-1049
(ERA Herman Group Real Estate)
Colorado Springs Housing Market Report for Black Forest Homes, Single Family   Zip code 80908, 80106   Search for homes in Black Forest   Here's a quick summary of the 1st half of 2012 Real Estate Market for Black Forest Pricing increased by 5% from 2012 to 2011 Number of homes has continue to increase in 2012. Days on Market has increased 2012 There is currently 9 months of inventory on the market, it's still a Buyer's market in this area. Most Expensive Sale in area:  Address:  10195 Kurie Road  Price:  $1,600,000 Square Feet: 6844 Price Per Square Foot:  $234 Acres:  35 Least Expensive Sale in the area: Address:  14260 Sweet Road Price:  $120,000 Square Feet:  924 (Manufactured home) Area:  Hacienda Estates Price Per Square Foot:  $130 Acres:  44     This Colorado Springs Real Estate...
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By Lorraine Sayer, Realtor ABR,CDPE,GRI - Colorado Springs,CO RE/MAX
(Monument, Black Forest, Falcon, Fountain homes )
             What do buyers today need to know when considering lifestyle changes and looking to purchase bank owned/foreclosure properties with acreage here in Colorado?  Location and access to main highways would be prudent to investigate, but there are other equally valuable issues surrounding acreage parcels that should be scrutinized prior to purchase.                                       1. Does the land have direct access to maintained roads?  This becomes increasingly important for commuters to work.  I suggest timing the drive to the property, add minutes for inclement weather, and see if it still is within a reasonable commute to work or amenities.  Does the land have easement access or direct access?            2. Right after location one needs to consider source of water in...
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