Making the decision to relocate in retirement is never easy. Many baby boomers—born between 1946 and 1964—are weighing whether to stay in their long‑time homes or move somewhere that better fits their current lifestyle. Roughly 266,000 older adults moved in 2023, and about one‑third crossed state lines.[1] Reasons include retirement, health concerns and the desire to live closer to family.[1] As Colorado’s over‑60 population grows faster than almost any other state,[2] Colorado Springs has become a popular destination for retirees. This guide explores two distinctive zip codes—80906 (Skyway) and 80919 (Northwest Colorado Springs)—and offers practical tips for choosing a home that meets your needs.

Why Baby Boomers Are on the Move

Retirement migration is driven by more than wanderlust. Many seniors seek lower‑maintenance homes, warmer climates and access to healthcare and recreation. A report by the National Association of Senior & Specialty Move Managers (NASMM) notes that the senior move‑management industry has grown into a US$100 million business with about 1,200 member companies, 11 of which are in Colorado.[2] These professionals help older adults declutter, downsize and coordinate moves—an important resource when transitioning to a new home.

Although Colorado Springs attracts transplants of all ages, it holds particular appeal for baby boomers. The city’s trail network, quality healthcare facilities and slower pace of life offer a balanced lifestyle. In addition, each neighborhood has its own character, price point and amenities, which is why location matters. Below we delve into two popular options for retirees: Skyway in zip code 80906 and Northwest Colorado Springs in zip code 80919.

Skyway (80906): Hillside Living and Close‑In Convenience

Neighborhood Character

Skyway sits on the southwest side of Colorado Springs and encompasses the Lower Skyway and Upper/Top of Skyway enclaves. Developed largely in the mid‑20th century, the area features mid‑century ranch homes and 1970s split‑level houses on wooded lots, many of which offer hillside views and city panoramas.[4] Residents enjoy quick access to Bear Creek Park and the North Cheyenne Cañon trail network, making it easy to hike or bike from their front door.[4] The neighborhood’s intimate feel and proximity to downtown attract both families and retirees. Local hotspots like Sacred Grounds Café and the Little Dipper Pool provide social hubs for residents.[4]

Housing Market Snapshot

Understanding current market conditions is crucial when planning a move. Real‑estate data show that Skyway homes generally command a premium due to limited inventory and desirable hillside locations. As of late 2025:

• Median Sale Price: $549,000 according to Redfin, a 36.5 % increase from the previous year.[3]

• Price per Square Foot: Approximately $291, up 38.2 % year over year.[3]

• Average Days on Market: Homes sell in about 44 days and typically close 2 % below list price, indicating modest competition.[3]

• Median Home Price (Realtor.com): $575,000 with a price‑per‑square‑foot of $239.[3]

• Skyway‑specific Data: Within the 80906 zip, the Skyway neighborhood shows a median home price of $649,950 and an average listing price of $241 per square foot. The median monthly rent is about $1,616.[3]

These figures suggest that Skyway remains a seller’s market. With limited buildable land and strong demand from buyers seeking hillside views and mid‑century character, prices are likely to remain resilient.

Pros and Considerations

Pros: The neighborhood’s natural beauty and established community are major draws. The combination of tree‑lined streets, views of downtown and Pikes Peak, and access to Bear Creek trails provide a unique lifestyle.[4] Skyway is also served by highly regarded schools—part of the Cheyenne Mountain District—making it appealing for multi‑generational families.

Considerations: Because many homes were built decades ago, buyers should evaluate accessibility features (such as main‑level living, wider hallways and minimal stairs) and budget for updates. Inventory is limited, which means fewer choices and potential bidding wars. Those looking to rent will find monthly costs averaging around $1,616, slightly higher than the broader zip‑code average.[3]

Tips for Baby Boomers Moving to Skyway

1. Prioritize single‑level living. Look for ranch‑style homes or properties with main‑floor primary suites. This minimizes stair climbing and can make aging in place easier.

2. Budget for maintenance and updates. Many Skyway properties are older, so allocate funds for energy‑efficient upgrades, accessible bathrooms and low‑maintenance landscaping.

3. Leverage senior move‑manager services. Given the growing industry for downsizing support,[2] consider hiring a professional to declutter and stage your existing home. They can also coordinate logistics when relocating.

4. Explore the trails. Bear Creek Park and the North Cheyenne Cañon provide year‑round recreation. Becoming familiar with these trails can help new residents stay active and meet neighbors.

5. Plan around limited inventory. Work with a local real‑estate agent who understands Skyway’s micro‑market and can alert you to new listings quickly.

Northwest Colorado Springs (80919): Nature at Your Doorstep

Neighborhood Character

Zip code 80919 covers much of Northwest Colorado Springs, an area bounded by the Rampart Range to the west and the U.S. Air Force Academy to the north.[5] These natural borders restrict development and help keep the community tight‑knit.[5] Residents wake up to views of the Rampart Range, send their children to play on Ute Valley Park trails after school, and enjoy home values that have climbed because there is “nowhere left to build.”[5]

The area feels like a protected enclave. Interstate 25 forms the eastern boundary, putting downtown Colorado Springs within a 20‑minute drive and Denver about an hour away.[5] Despite its convenient location, the neighborhood retains a slower, less congested feel, spanning over 13 square miles with a population of just under 27,000.[5] Residents appreciate quiet, pine‑scented streets where wildlife—mule deer and hawks—roam.[5] Community events in parks like Woodmen Valley Park bring neighbors together for summer concerts and food trucks.[5]

Housing Market Snapshot

Northwest Colorado Springs offers a range of home styles, from mid‑century ranchers in neighborhoods like Rockrimmon to modern townhomes. According to Realtor.com’s late‑2025 data:

• Median Home Sale Price: $599,000, representing 16.53 % year‑over‑year growth.[6]

• Median Monthly Rent: Approximately $1,552.[6]

• Price per Square Foot: About $208.[6]

• Inventory: 142 homes for sale and 152 available rentals.[6]

• Average Days on Market: 62 days; homes typically sell at asking price, indicating a balanced market.[6]

These numbers reveal steady growth but less volatility than in Skyway. Buyers may find slightly more options and time to evaluate properties, though desirable homes still move quickly.

Pros and Considerations

Pros: Northwest Colorado Springs provides a rare blend of natural beauty and urban convenience. Residents enjoy world‑class attractions like Garden of the Gods and Ute Valley Park within minutes.[5] The area’s natural boundaries protect views and limit sprawl, helping home values appreciate.[5] Access to major highways means easy trips to downtown or Denver.[5] The lifestyle feels like “stepping back in time” with less congestion and a strong community spirit.[5]

Considerations: Some parts of Northwest Colorado Springs have strict homeowners’ associations (HOAs) with rules about fences and house colors.[5] Winter weather can be heavier in the foothills, and wildlife sightings—while charming—require locking trash cans and supervising pets.[5] Traffic can become congested near the highway during rush hour.[5]

Tips for Baby Boomers Moving to Northwest Colorado Springs

1. Embrace outdoor living. Ute Valley Park offers miles of trails for hiking, mountain biking and wildlife viewing.[7] Plan to spend time outside and invest in gear suited to the terrain and altitude.

2. Research HOA rules. Before purchasing in a subdivision, request the HOA covenants to ensure you’re comfortable with restrictions on exterior paint, fencing or landscaping.[5]

3. Consider snow and maintenance. Homes in 80919 sit higher in the foothills and can experience more snow. Budget for snow removal and ensure your vehicles are winter‑ready.

4. Look for single‑story homes or those with main‑level living. While many properties here are multi‑level, ranch‑style options exist and may require patience to find.

5. Connect with local groups. Community events in parks like Woodmen Valley and programs at the Friends of Ute Valley Park foster connections. These social networks help newcomers feel at home quickly.[5]

Choosing Between Skyway and Northwest Colorado Springs

Both zip codes offer compelling options for baby boomers. Skyway appeals to those seeking hillside character, mid‑century charm and proximity to downtown. It’s a seller’s market with limited inventory and higher prices, but rewards buyers with unique architecture and sweeping views. Northwest Colorado Springs delivers expansive natural surroundings, a variety of home styles and a balanced market where you may have more options. Its protected boundaries and community events create a serene atmosphere, though winter weather and HOA rules require consideration.

When deciding between the two, weigh your priorities: Do you value immediate access to downtown and established neighborhoods, or would you rather live near open space with modern amenities and slightly more affordability? Are you comfortable updating an older home, or do you prefer newer construction? Visiting each area during different times of day and speaking with residents can help clarify which community aligns with your retirement vision.

Final Thoughts: Preparing for a Smooth Move

Relocating as a retiree requires planning and reflection. Here are a few closing recommendations:

• Start downsizing early. Begin sorting through possessions months before you plan to move. Donate or sell items that won’t fit in your new home. If you feel overwhelmed, senior move‑managers can provide structure and support.[2]

• Evaluate healthcare and services. Investigate proximity to medical facilities, pharmacies and grocery stores. Both Skyway and Northwest Colorado Springs are within a short drive of hospitals and major shopping centers, but specific distances vary by property.

• Plan for the long term. Choose a home that meets your needs today and can adapt to future mobility or healthcare requirements. Features like zero‑step entries, walk‑in showers and proximity to family can make a house comfortable for decades.

• Leverage local expertise. Work with a real‑estate professional who understands the nuances of Colorado Springs’ micro‑markets and can help you navigate pricing, inspections and negotiations. At Colorado Peak Properties, we specialize in guiding baby boomers through the relocation process in these zip codes.

By understanding the distinct advantages of Skyway and Northwest Colorado Springs, planning ahead and tapping into professional support, you can find a home that enhances your retirement lifestyle. Colorado Springs welcomes newcomers with natural beauty, community spirit and the amenities you need to thrive.

Sources

[1] Older‑adult migration and motivations: AARP relocation statistics on the number of older adults who move and whycivitasseniorliving.com.

[2] Colorado’s aging population & senior move‑management industry: Colorado Sun report on Colorado’s rapidly growing over‑60 population and the US$100 million senior move‑management industry with 1,200 members (11 in Colorado)coloradosun.com.

[3] Skyway housing data: Redfin and Realtor.com market reports showing median sale price, price per square foot, days on market, median home price and rent in Skywayredfin.comrealtor.comrealtor.com.

[4] Skyway neighborhood characteristics: Springs Relocation Guide description of mid‑century homes, hillside views, access to Bear Creek Park and local amenitiesspringsrelocationguide.com.

[5] Northwest Colorado Springs description: Great Colorado Homes article detailing natural boundaries, Rampart Range views, access to Ute Valley Park and Garden of the Gods, community events, sense of community, HOA restrictions, wildlife and other neighborhood traitsgreatcoloradohomes.comgreatcoloradohomes.comgreatcoloradohomes.comgreatcoloradohomes.com.

[6] Northwest Colorado Springs housing data: Realtor.com statistics on median sale price, rent, price per square foot, inventory and days on marketrealtor.comrealtor.com.

[7] Ute Valley Park amenities: City of Colorado Springs Parks Department description of hiking, mountain biking and scenic vistas at Ute Valley Parkcoloradosprings.gov.