Nova55Living › Colorado Springs
El Paso County’s effective property tax rate of roughly 0.43%–0.47% is one of the lowest of any major U.S. metro — less than half the national median. Add Pikes Peak views, three military installations, and Colorado’s only resort-style 55+ community outside the Denver metro.
Get Expert Help Finding Your Community236 homes · Oakwood Homes (Berkshire Hathaway) · $450K–$900K+ · 10,000 sq ft clubhouse, beach-entry pool, pickleball, bocce, outdoor spa, lifestyle director · East Colorado Springs
54 attached homes · Inside Flying Horse master-plan · $600K–$700K · Social fitness membership at The Club at Flying Horse included · North Colorado Springs
36 luxury homes · avg ~$933K · Full-time activities director · Resort amenities through larger community · Smallest and most exclusive community
35 single-family homes · Gated · Near golf, parks, medical services · Low-key alternative to resort communities
Townhomes · Dedicated 55+ community · Mid-market price point · Central Colorado Springs
Condos · Established 55+ community · Lower entry price point · Resale only
Duplex-style homes · Built 1970s · Adjacent to Valley Hi Golf Course · Most affordable option in market
High-rise condos · Southwest Colorado Springs · Mountain views · Urban-style 55+ living
El Paso County’s effective property tax rate of roughly 0.43%–0.47% is less than half the national median of 1.02%. On a $600,000 home, that’s about $2,580–$2,820/year versus $6,120 nationally. The Colorado Senior Homestead Exemption (50% of first $200K actual value, 65+, 10-year ownership) pushes that lower still.
| Community | Price | Est. Annual Tax | After Senior Exemption |
|---|---|---|---|
| The Retreat (typical) | $600K | ~$2,820 | ~$2,355 |
| Village of Cortona (typical) | $650K | ~$3,055 | ~$2,590 |
| Elan (typical) | $933K | ~$4,385 | ~$3,920 |
| La Scala (est.) | $500K | ~$2,350 | ~$1,885 |
| VA 100% Disability | Any | $0 | $0 |
Estimates use 6.25% assessment rate, $55K value reduction, ~0.47% effective rate. Metro district overlays may increase actual bill. Verify with El Paso County Assessor.
Full El Paso County Tax Guide for Retirees →
Peterson Space Force Base, Schriever Space Force Base, and Fort Carson create a large military retiree community here. Colorado taxes military retirement but provides meaningful offsets: up to $24,000 pension subtraction at 65+, up to $20,000 at 55–64. VA 100% permanent disability = zero property tax. Full guide: Colorado Military Retirement Tax Guide →
UCHealth Memorial Hospital (Level I Trauma Center), Penrose-St. Francis Health Services (CommonSpirit Health), and a VA outpatient clinic. UCHealth has significantly expanded its Colorado Springs footprint in recent years.
Colorado Springs averages about 6,035 feet above sea level. Most healthy adults adapt within a few weeks. Buyers with cardiac or pulmonary conditions should consult their physician before committing. The upside: 300+ days of sunshine, lower humidity, and summers that rarely exceed 90°F.
See all communities side by side: Total cost comparison → | Get expert help →