Military PCS to Colorado Springs: How a Military Relocation Professional Can Help
If you have received PCS orders to Colorado Springs, you probably have a lot of questions.
Where should we live? Should we rent or buy? How close should we be to work? What will my BAH cover? Which areas are good for military families? What happens if I have to move again in a few years?
Those are questions I hear from military buyers moving to Colorado Springs.
I am a REALTOR® and a National Association of REALTORS® Military Relocation Professional, or MRP. The MRP certification gives real estate professionals specialized training in the military relocation process, military housing decisions, and the basics of VA financing.
For a military family, the biggest benefit is having a real estate agent who understands that buying a home during a PCS is different from a typical home purchase.
What is a Military Relocation Professional?
A military move can create some unusual real estate problems. You may be buying from another state. You may have only a short period of time to find a house. You may have school, childcare, pets, housing allowances, and a spouse's employment to consider at the same time. Your next assignment may also be somewhere completely different.
My job is still to help you buy the right house at the right price. The military part means understanding the circumstances surrounding that decision.The Military Relocation Professional certification is offered through the National Association of REALTORS® and the Center for REALTOR® Development.
The MRP training is intended to help REALTORS® understand these issues and help service members make decisions about renting, buying, selling, or renting out a home. It also covers the basics of VA financing and how military benefits can affect housing decisions. The certification is designed for REALTORS® who work with active duty service members, veterans, and their families. The training covers the military relocation process, housing decisions, VA financing, and some of the issues that can make military real estate transactions different from civilian transactions. The MRP course also covers situations that can come up during a PCS, including compressed timelines and transactions where a service member may be deployed and unable to be present for every step of the transaction.
Why Colorado Springs is different for military buyers
Colorado Springs is unusual because several major military installations are located in or around the same community. They include Fort Carson, Peterson Space Force Base, Schriever Space Force Base, and the U.S. Air Force Academy. Cheyenne Mountain Space Force Station is also located in the area. That means two different military families moving to Colorado Springs can have very different housing needs.
Someone assigned to Fort Carson may want to live south of downtown. Someone working at the Air Force Academy may prefer northern Colorado Springs. A family working at Schriever may want to think carefully about the eastern part of the city and the commute along Highway 94. Schriever is about 10 miles east of Colorado Springs, and the installation specifically warns that morning conditions on Highway 94 can affect visibility.
Where you work should be one of the first things we discuss before looking at houses.
Do I have to live on base?
No.
Military families in the Colorado Springs area have both on base and off base housing options. Fort Carson's housing office states that eligible families can apply for privatized housing at Fort Carson, Peterson Space Force Base, Schriever Space Force Base, and the U.S. Air Force Academy.
Living off base can give you more choices in terms of neighborhood, house size, yard, schools, commute, and price.
Living on base can make sense for some families because of convenience and access to installation resources.
There is no universal answer. Your rank, BAH, family size, assignment, commute, plans for the next PCS, and personal preferences all matter.
Should I rent or buy when I PCS to Colorado Springs?
This is one of the most important questions to ask before looking at houses.
Buying a home can make sense for some military families. Renting can make more sense for others.
The fact that you have a VA loan benefit does not automatically mean you should buy.
If you expect to be in Colorado Springs for a short period, buying a house may create more financial risk because of the costs involved in purchasing and later selling the property.
If you expect to stay longer, have a stable financial situation, and find a home that works well as a long term asset, buying may deserve a closer look.
I recommend looking at the decision from both directions. We can compare the cost of renting with the expected cost of owning, including taxes, insurance, maintenance, closing costs, and the possibility of selling the property when you receive your next PCS.
Can I use my VA loan to buy a home in Colorado Springs?
Eligible veterans and service members may be able to use VA financing to purchase a home.
The MRP certification includes training on the basics of VA financing and helps REALTORS® understand when a buyer may be eligible for VA financing.
A VA loan is a financing tool. It is not a reason by itself to buy a particular house.
The right house still needs to fit your budget, your plans, and your life.
I also recommend working with a lender who regularly handles VA loans. The lender can determine your eligibility, explain the current loan requirements, and provide the numbers we need to determine what price range makes sense.
How much house can I afford with BAH?
BAH can be an important part of the housing budget for military families.
Fort Carson's Housing Services Office provides local housing information, including BAH information, school information, maps, and information about local communities.
I would avoid treating BAH as your home buying budget.
Your total housing budget should consider your actual income, debts, savings, utilities, maintenance, insurance, taxes, and other expenses.
A house that uses all of your BAH may still be too expensive for your overall budget.
What areas of Colorado Springs are popular with military families?
There is no single military neighborhood in Colorado Springs. Military families live throughout the region. I do see more military families in the Powers Corridor strip, as Powers is a straight shot down to Peterson and Ft Carson.
Fort Carson is on the south side of Colorado Springs, while Peterson Space Force Base is on the east side near the Colorado Springs Airport. Schriever Space Force Base is farther east, and the Air Force Academy is on the north side of the city.
That creates several different housing patterns.
Families assigned to Fort Carson often look at areas such as Fountain, Security-Widefield, southern Colorado Springs, and communities farther north depending on their priorities.
Families working at Peterson or Schriever may consider eastern Colorado Springs and areas farther north depending on the commute.
Families assigned to the Air Force Academy may look at northern Colorado Springs, Monument, and nearby communities.
The best choice depends heavily on where you work and what you want your daily life to look like.
What is military life like in Colorado Springs?
Colorado Springs has a large military presence, so military families generally have access to a substantial network of military and civilian resources.
That network is one of the things I think people sometimes underestimate when they move here.
You are not simply moving to a city that happens to have a military base. Military installations are a major part of the community.
Fort Carson describes its mission as supporting Soldiers, Families, civilian employees, and retirees while maintaining partnerships with the surrounding community.
Peterson Space Force Base supports multiple Space Force mission partners and is located directly adjacent to the Colorado Springs Airport.
Schriever Space Force Base is a growing installation east of the city and relies on Peterson for some services.
The Air Force Academy has its own Military and Family Readiness Center with relocation assistance, employment support, financial counseling, family programs, and other resources.
Military resources in Colorado Springs
Fort Carson Army Community Service
Fort Carson ACS Center
Army Community Service is one of the main starting points for Army families at Fort Carson. It provides military and family support services, including relocation assistance and connections to other resources.
Fort Carson's Housing Services Office can also help military families understand local housing options. The office provides information about military relocation, local housing, and available homes, and it has a Volunteer Realtor Program.
Peterson Space Force Base Military and Family Readiness Center
Airman & Family Readiness Center
Peterson's Military and Family Readiness Center provides relocation assistance, financial management, spouse employment assistance, Exceptional Family Member Program support, transition assistance, and other services.
Peterson also offers a virtual pre arrival briefing on the third Tuesday of each month for people preparing to arrive at the installation.
Schriever Space Force Base Military and Family Readiness Center
Military And Family Readiness Center
Schriever's Military and Family Readiness Center is a useful starting point for families assigned there. The center can connect military families with relocation and family support resources.
Because Schriever is a smaller installation, some services are provided through Peterson Space Force Base, which is about 10 miles away.
U.S. Air Force Academy Military and Family Readiness Center
Military and Family Readiness Center (MFRC) - USAFA
The Air Force Academy's Military and Family Readiness Center helps military families with relocation, employment, financial counseling, deployment support, Exceptional Family Member Program resources, and other family services.
Home Front Military Network
Home Front Military Network
Home Front Military Network is a Colorado Springs nonprofit that connects military members, veterans, and families with community resources and provides emergency financial assistance for eligible households.
Peak Military Care Network
Peak Military Care Network (PMCN)
Peak Military Care Network helps military families and veterans find local resources and support when they need assistance. It can be particularly useful when you do not know which organization is supposed to help with a particular problem.
Mt. Carmel Veterans Service Center
Mt. Carmel Veterans Service Center
Mt. Carmel provides services for military members, veterans, and their families, including employment and transition assistance and connections to community resources.
USO Colorado
USO Colorado on Fort Carson
The USO has a Colorado Springs location on Fort Carson that provides support and community services for eligible military-connected visitors.
Frequently Asked Questions About Military PCS Moves to Colorado Springs
How early should I contact a REALTOR® after receiving PCS orders?
As early as possible.
You do not have to start looking at houses immediately. In fact, it can be useful to spend some time figuring out your assignment, expected arrival date, housing allowance, financing options, and preferred commute first.
A REALTOR® can then help you understand the local market before you arrive.
Can I buy a house before I arrive in Colorado Springs?
Yes, military buyers can purchase remotely, depending on the circumstances of the transaction.
This is one reason communication and technology are important during a PCS. You may need to evaluate properties through video calls, virtual tours, photographs, inspection reports, and other documentation.
Your specific situation may also affect how documents are signed and who needs to be present.
The MRP training specifically addresses the unique transaction issues that can occur during military relocations, including situations involving deployment and power of attorney.
Do I need to use a REALTOR® who has an MRP certification?
You are not required to use an MRP.
However, the certification gives you a way to identify REALTORS® who have completed specialized training in military relocation.
I think it is reasonable to ask any agent you interview how much experience they have working with military buyers, VA financing, PCS timelines, remote purchases, and military housing decisions.
The certification is one piece of that conversation.
Can my spouse work in Colorado Springs?
Colorado Springs has a large civilian economy in addition to the military economy, and the local military installations provide spouse employment and career resources.
For example, Peterson's Military and Family Readiness Center includes a Spouse Employment Program, while the Air Force Academy's center provides resume writing and career planning assistance.
Your spouse's commute and employment options can be important factors when choosing where to live.
What about schools?
School choice is one of the first things many military families ask about. While D20 and D38 are often touted as the best school districts in Colorado Springs, individual schools throughout the city can be great too.
The important thing is to look at the specific address and the school boundaries associated with it. Colorado Springs has multiple school districts, and school options can change depending on where you live. While it's easier to commute to schools close to the home you buy, you can also choice in to the school of your choice in Colorado Springs.
Fort Carson's Housing Services Office also provides school information as part of its local housing resources.
I recommend deciding what matters most to your family first, then looking at housing that fits those priorities.
What should I know about the Colorado Springs climate?
The biggest adjustment for many people moving here is elevation. Often people use those oxygen canisters from the store to help with the lower oxygen levels. Make sure to drink water too, as you can get easily dehydrated. Also, consuming alcohol in high elevation without enough water is a bad combination.
Peterson Space Force Base sits at approximately 6,035 feet in elevation, while Schriever is approximately 6,237 feet.
Colorado weather can also change quickly. Schriever's official MilitaryINSTALLATIONS information specifically warns about winter weather and severe spring and summer thunderstorms, including hail and strong winds.
That matters when you are buying a home because things such as roofing, exterior maintenance, drainage, landscaping, and insurance deserve attention during the inspection and due diligence process.
What if I receive PCS orders again after buying a house?
This is one of the most important risks to consider before buying.
Your next PCS could mean selling the home, renting it out, or keeping it as an investment.
That decision should be considered before you buy.
A house that works well as your home may not necessarily work well as a rental property. If there is a reasonable chance that you will move again soon, we should talk about that possibility before you make an offer.
Long-term rentals in Colorado Springs don't usually make enough to offset the cost of your mortgage, insurance, taxes, and utilities. If you do think about renting your home out in the future, consider a mid-term rental option, or possibly short-term, in order to at least break even on your expenses.
Should I buy a new construction home?
New construction can be a good option for some military families.
It can also create different issues than buying an existing home, including construction timelines, builder contracts, upgrades, warranties, and the possibility that the home will not be completed when you need to move.
For a PCS buyer working on a fixed timeline, those details matter.
Also consider many people have complained about sub-par construction for new builds. You want to make sure you, your real estate agent, and a home inspector with new build experience are each watching the construction process each step of the way!
What should I do first after receiving PCS orders to Colorado Springs?
Start with the military resources.
Your installation's Military and Family Readiness Center can help with relocation planning, and Military OneSource provides installation specific relocation information.
Then figure out your housing budget and decide whether renting or buying deserves serious consideration.
After that, start learning the Colorado Springs area.
You do not need to know every neighborhood before you arrive. You just need to understand the major parts of the city and how they relate to your duty station.
That is where a real estate agent with an MRP can be useful.
Moving to Colorado Springs? Let's talk before you start looking at houses.
A PCS move comes with enough decisions already.
You do not need someone pushing you toward the most expensive house you qualify for.
You need someone who can explain the local housing market, help you compare neighborhoods, understand the military side of the transaction, and help you decide whether buying makes sense for your particular situation.
I am a Military Relocation Professional and REALTOR® serving Colorado Springs and the surrounding area. I have lived in Colorado Springs since 1992 and have been helping people buy and sell homes here since 2016.
If you are receiving PCS orders to Fort Carson, Peterson Space Force Base, Schriever Space Force Base, the Air Force Academy, or another assignment in the Colorado Springs area, I can help you understand your housing options before you start making decisions.
You can also start with the official military resources below.
NAR Military Relocation Professional information
Fort Carson Newcomers Information
Military OneSource Colorado Springs and Fort Carson resources
Peterson Space Force Base resources
Schriever Space Force Base resources
U.S. Air Force Academy family resources
Information about military programs, installation services, VA financing, BAH, housing availability, and PCS procedures can change. Always verify current requirements with your installation, Military OneSource, the VA, and your lender. Real estate advice should be based on your individual circumstances.
