View in Interactive Map
  1. Home
  2. /Browse ZIP Codes
  3. /Colorado
  4. /Colorado Springs
  5. /Black Forest, Colorado Springs, CO - 80908

Black Forest, Colorado Springs, CO—80908

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value
$678,000
1.7% YoY Growth
Household Income
$136,000
25.5% YoY Growth
Days on Market
57
17.0% Longer YoY
Home Price Forecast
-1.0%
Median Rent
$1,880
10.4% YoY Growth
1-Bed Rent
$1,580
0.6% YoY Growth
2-Bed Rent
$1,910
0.5% YoY Growth
3-Bed Rent
$2,440
2.0% YoY Growth
  • Home Price Trends
  • Rental Trends
  • Property Listings
  • Demographics
  • Mortgage and Risk

Home Price Trends — Black Forest, Colorado Springs, CO

As of May '26, the median home price in Black Forest, Colorado Springs, CO is $678,000, with a year-over-year change of -1.7%. This indicates that home prices in Black Forest, Colorado Springs, CO are decreasing. According to Zillow, the 1-year price projection is -1.0%, suggesting a relatively flat housing market in the next year.

Cost per Home Type

Home TypeMedian Home ValueYoY % Change
All Homes
$678,000-1.7%
Single Family $680,000-1.9%
Condos N/AN/A

Cost per Home Size

Home SizeMedian Home ValueYoY % Change
1 Bed

Browse ZIP Codes by State

All states and cities →
  • Alabama
  • Alaska
  • Arizona
  • Arkansas
  • California
  • Colorado
  • Connecticut
  • Delaware
  • District of Columbia
  • Florida
  • Georgia
  • Hawaii
  • Idaho
  • Illinois
  • Indiana
  • Iowa
  • Kansas
  • Kentucky
  • Louisiana
  • Maine
  • Maryland
  • Massachusetts
  • Michigan
  • Minnesota
  • Mississippi
  • Missouri
  • Montana
  • Nebraska
  • Nevada
  • New Hampshire
  • New Jersey
  • New Mexico
  • New York
  • North Carolina
  • North Dakota
  • Ohio
  • Oklahoma
  • Oregon
  • Pennsylvania
  • Puerto Rico
  • Rhode Island
  • South Carolina
  • South Dakota
  • Tennessee
  • Texas
  • Utah
  • Vermont
  • Virginia
  • Washington
  • West Virginia
  • Wisconsin
  • Wyoming
  • Affordability
  • Rentals and Section 8
    • N/A
    N/A
    2 Bed
    		$503,000-2.5%
    3 Bed
    		$513,000-2.5%
    4 Bed
    		$711,000-1.7%
    5 Bed $912,871-2.0%
    Loading chart...

    % of Housing Stock

    Studio
    1.1%
    1 Bedroom
    1.1%
    2 Bedrooms
    6.9%
    3 Bedrooms
    28.3%
    4 Bedrooms
    39.8%
    5+ Bedrooms
    22.9%

    Rental Trends — Black Forest, Colorado Springs, CO

    As of July '25, Rentcast reports the average rent in Black Forest, Colorado Springs, CO is $1,980, with a year-over-year rent change of -10.4%. Per bedroom, the median rent as of July '25 in Black Forest, Colorado Springs, CO is 1-bedrooms: $1,580, 2-bedrooms: $1,950, 3-bedrooms: $2,510, 4-bedrooms: $2,850. The most common rental property sizes in Black Forest, Colorado Springs, CO are 2-bedroom and 4-bedroom, accounting for 42.1% and 21.8% of the rental stock.

    TypeMedian RentAverage Rent
    Average Rent$1,880$1,980
    Studio Rent N/AN/A
    1 Bed Rent $1,580$1,580
    2 Bed Rent $1,910$1,950
    3 Bed Rent $2,440$2,510
    4 Bed Rent $2,800$2,850
    Loading chart...

    % of Rental Stock

    Studio
    11.9%
    1 Bedroom
    1.8%
    2 Bedrooms
    42.1%
    3 Bedrooms
    15.6%
    4 Bedrooms
    21.8%
    5+ Bedrooms
    6.8%

    Property Listings — Black Forest, Colorado Springs, CO

    As of May '26, Realtor.com reports that the median days on market for a home in Black Forest, Colorado Springs, CO is 57. This is a increase of 17.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 29.0%, representing a large inventory and a lot of supply pressure on home prices.

    MetricZip Code AverageYear over Year % Change
    Median Listing Price
    		$775,0001.0%
    Listing Count
    		35325.0%
    Listings as % of Homes1.4%25.0%
    Days on Market
    		5717.0%
    Loading chart...

    Demographics — Black Forest, Colorado Springs, CO

    As of the latest ACS Survey released in 2023, Black Forest, Colorado Springs, CO has a population of 23,400, which has increased by 31.2% over the past 5 years. Black Forest, Colorado Springs, CO is a popular place for families, as children make up 27.7% of the population. The area has a highly educated workforce, with 57.2% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 25.0% reporting working from home.

    MetricLatest CensusYoY % Change
    Population
    		23,40031.2%
    % Under 18
    		27.7%6.1%
    % Seniors
    		13.9%-0.7%
    % WFH
    		25.0%197.6%
    % w/ College Degree
    		57.2%-0.3%
    Loading chart...

    As of the latest ACS Survey released in 2023, Black Forest, Colorado Springs, CO is a predominantly white area, with 76.0% of the population identifying as white. The white population has shrunk by 8.7% in the last 5 years. The second most common race or ethnicity in Black Forest, Colorado Springs, CO is hispanic, making up 10.3% of the population. Foreign-born residents account for 6.6% of the population in Black Forest, Colorado Springs, CO, and this percentage has increased by 17.9% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.

    Race and Ethnicity

    MetricLatest Census5-Year % Change
    % White
    		76.0%-8.7%
    % Black
    		4.9%157.9%
    % Hispanic
    		10.3%21.2%
    % Asian
    		2.7%28.6%
    % Foreign Born
    		6.6%17.9%
    Loading chart...

    Mortgage and Risk — Black Forest, Colorado Springs, CO

    According to HUD data as of 2023, there were 569 mortgage originations in Black Forest, Colorado Springs, CO, of which 78.0% of loans were conventional mortgages. The average loan-to-value was 49.0%, with 16.0% above 90% LTV (elevated). This implies medium mortgage risk in Black Forest, Colorado Springs, CO. Investor activity is low, as 1.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

    Mortgages

    MetricZip Code Average
    Total Loan Originations
    		569
    % Conventional Loans
    		78.0%
    % Government Loans
    		22.0%
    % Investor Loans
    		1.0%
    % Second Loans
    		1.0%
    % Cash Out Refinance
    		11.0%
    Loading chart...
    Loading chart...

    Rentals and Section 8 — Black Forest, Colorado Springs, CO

    As of 2024, the percent of homes in Black Forest, Colorado Springs, CO under the Section 8 program is 5.8%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Black Forest, Colorado Springs, CO, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.

    Section 8 Market Size

    Total Units under HUD
    		53
    Total Units Section 8
    		53
    % Rentals under Section 8
    		5.8%
    % Occupied Section 8
    		77.0%

    Section 8 Opportunity

    Home SizeHUD PremiumMarket RentMax HUD Rent
    1 Bedroom$130$1,580$1,710
    2 Bedroom$200$1,910$2,110
    3 Bedroom$530$2,440$2,970
    4 Bedroom$700$2,800$3,500

    Affordability — Black Forest, Colorado Springs, CO

    Home Price to Income Ratio

    MetricZip Code Average
    Home Price to Income Ratio4.9
    Median Home Price$678,000
    Median Household Income$136,000

    Black Forest, Colorado Springs, CO — ZIP Code Boundary Map

    Loading map...

    Nearby ZIP Codes

    Wolf Ranch, Colorado Springs, CO

    80924

    Briargate, Colorado Springs, CO

    80920

    Stetson Hills, Colorado Springs, CO

    80923

    Banning Lewis Ranch, Colorado Springs, CO

    80927

    Shirley, CO

    80938

    Frequently Asked Questions