Broadmoor Bluffs — custom homes nestled against Cheyenne Mountain with mountain and city views · Illustration: Colorado Peak Properties

Neighborhood Guide · Southwest Colorado Springs

Broadmoor Bluffs:
Where the Mountain Meets the City

By Les Goss · Colorado Peak Properties · Updated May 2026

There are neighborhoods with views. Then there's Broadmoor Bluffs — where the front range fills your windshield on the way home and the city lights spread out below you at night.

Tucked into the southwestern corner of Colorado Springs in ZIP code 80906, Broadmoor Bluffs sits at the base of Cheyenne Mountain and at the edge of one of the city's most prestigious addresses. It's the kind of neighborhood that earns its reputation quietly — through homes that were built to last, a school district that consistently ranks among the state's best, and a natural setting that genuinely can't be replicated anywhere else in the city.

What defines Broadmoor Bluffs

Broadmoor Bluffs is a residential neighborhood of approximately 4,900 residents sitting above the valley floor on rolling terrain shaped by Cheyenne Mountain's foothills. The homes here reflect 40-plus years of custom building — from Spanish Revival stucco with terra cotta tile roofs to contemporary two-story designs with walls of west-facing glass. Most were constructed between the early 1980s and mid-1990s, which means the landscaping is mature, the street trees are established, and the neighborhood has the settled, lived-in character that newer subdivisions simply can't manufacture.

Lot sizes tend toward the generous side, with many parcels exceeding a quarter-acre and some climbing past half an acre on the upper bluff streets. Custom architecture varies considerably by block — which is exactly what buyers pay a premium for. No two homes feel alike. That architectural variety, combined with the elevation and the surrounding open space, gives Broadmoor Bluffs a feel closer to mountain resort living than typical suburban Colorado Springs.

A view in two directions

One of Broadmoor Bluffs' most unusual attributes is that many homes capture views in both directions. To the west, Cheyenne Mountain rises immediately and dramatically — close enough that you watch storm systems build and clear in real time, and distant enough to feel like a backdrop rather than a wall. To the east and northeast, the terrain drops away toward the city, which means many upper-bluff properties enjoy sweeping city light views after sunset.

That dual-orientation is rare in Colorado Springs. Most mountain-view neighborhoods sacrifice the city view entirely, or vice versa. The positioning of Broadmoor Bluffs — elevated above the valley, yet still within the city grid — creates a both/and situation that buyers from higher-cost metros recognize immediately as unusual and valuable.

Schools: Cheyenne Mountain District 12

Broadmoor Bluffs falls within Cheyenne Mountain School District 12 — consistently one of the highest-ranked school districts in the state of Colorado. Families with school-age children have access to Cheyenne Mountain Elementary, Cheyenne Mountain Middle School, and Cheyenne Mountain High School, all of which are known for strong academics, active parent communities, and programs that extend well beyond the standard curriculum.

For relocating buyers — especially those comparing Colorado Springs to Front Range alternatives — District 12 is frequently the deciding factor. The combination of school quality and home values in Broadmoor Bluffs compares favorably to comparable school districts in Denver's southern suburbs at a meaningfully lower price point.

Outdoor access, right outside the door

The mountain isn't just a view from Broadmoor Bluffs — it's a trailhead. Some properties have local trails that connect directly into Cheyenne Mountain's trail network, giving residents immediate access to hiking, wildlife watching, and some of the most dramatic terrain in the Pikes Peak region without a drive or a parking lot. Cheyenne Mountain State Park — Colorado's most visited state park — is minutes from the neighborhood, as is the Seven Bridges Trail and North and South Cheyenne Canyon.

Within the neighborhood itself, Oak Meadows Park and Broadmoor Bluffs Park provide accessible paths, sports fields, and community gathering space. The Broadmoor Hotel and its surrounding resort campus — golf, spa, restaurants, and the Broadmoor Wilderness Experience — are minutes away, as is the Cheyenne Mountain Zoo.

Market conditions in 2026

Broadmoor Bluffs is one of Colorado Springs' more competitive luxury submarkets. Median home values run in the $700,000–$900,000 range depending on size, sub-division, and lot positioning — with upper-bluff view properties on larger parcels pushing higher. Inventory remains limited; the neighborhood's size and the tendency of long-term owners to stay means that well-priced, well-presented homes here move on a timeline that rewards prepared buyers.

Demand is driven by a mix of local move-up buyers, military families affiliated with Fort Carson and Peterson Space Force Base, and out-of-state relocators — particularly from California and Texas — who find the combination of views, schools, and price point extremely compelling relative to what they're coming from. That out-of-state buyer pool has been a consistent source of demand for Broadmoor Bluffs over the past several years, and it shows no signs of softening.

Who chooses Broadmoor Bluffs

Buyers who choose Broadmoor Bluffs are typically looking for something specific: a home that feels like a destination, not just an address. They want a neighborhood that's established — where the infrastructure works, the neighbors have stayed for decades, and the land itself feels irreplaceable. They want schools they don't have to research twice. And they want the mountain close enough to feel like theirs.

That profile fits a wide range of buyers — young families making a long-term investment, empty nesters downsizing from larger properties elsewhere in the region, military officers purchasing with confidence in the school district, and remote-work relocators who want proximity to nature without sacrificing city access. What they share is a willingness to be deliberate, because homes in Broadmoor Bluffs don't come up often — and when they do, they tend not to stay available for long.

© 2026  Colorado Peak Properties  · Colorado Springs, CO · Les Goss, REALTOR®