PCS to Colorado Springs: Buy a Home Near Your Base

Orders say Colorado Springs?

PCS to Colorado Springs: how to buy a home near your new base

If you have PCS orders to Colorado Springs, you can buy a home near Fort Carson, Peterson Space Force Base, Schriever Space Force Base, the Air Force Academy or Cheyenne Mountain with a VA loan, often with no down payment, and close before or soon after you report. The Kenna Group at Keller Williams DTC helps military and veteran buyers with VA loans, assumable VA mortgages and PCS timelines across Colorado Springs, Fountain, Peyton, Falcon and Monument. This guide covers 2026 BAH, the VA loan, VA loan assumptions, where to live near each base and a PCS checklist, with live listings below.

Call or text 303-955-4220. A live person answers.

Your housing allowance, 2026

2026 BAH in Colorado Springs (Fort Carson, Peterson, Schriever, USAFA)

Every base in Colorado Springs shares one military housing area, so BAH is the same whether you report to Fort Carson or Schriever. The Defense Travel Management Office's 2026 rates, effective January 1, 2026, per month:

BAH is not taxed, and VA lenders count it as income. Check your exact rate with the DTMO BAH calculator, then run a payment with our Colorado mortgage calculator (it has a VA option).

Where you live sets your commute

Where to buy near each Colorado Springs base

Pick the area by your gate and your drive, not by a map pin. Drive times are typical, without rush-hour or gate backups:

Live inventory as of November 6, 2026: 3,990 homes are active or coming soon in El Paso County at an average list price of $588,955 and 87 days on the market. That includes 3,031 in Colorado Springs, 291 in Peyton (Falcon addresses usually list as Peyton), 255 in Monument and 177 in Fountain, and 1,247 houses list at $450,000 or less. Browse VA-eligible homes for sale in Colorado Springs or the Colorado Springs homes for sale page.

Zero down, no PMI

VA loan basics for a Colorado Springs PCS move

• No down payment with full entitlement, and no monthly mortgage insurance.
• No VA loan limit with full entitlement; with partial entitlement (a VA loan still open on your last home), the county loan limit sets how much you can borrow before a down payment applies.
• VA funding fee on a purchase: 2.15% of the loan on first use with under 5% down, 3.3% on later use, 1.5% with 5% down and 1.25% with 10% down. Veterans receiving VA disability compensation and active-duty Purple Heart recipients are exempt.
• The VA appraisal checks value and minimum property requirements (roof, heat, water, access to the street). We tell the seller about it before offers are compared, so it does not scare them off.
• Sellers can pay your closing costs, plus up to 4% of the price in concessions.
• Occupancy: you certify you will live in the home, generally within about 60 days. If you are deployed, a spouse living there counts.

Step by step: the VA loan process in Colorado and FHA vs VA home buying.

A rate from 2021 is possible

VA loan assumptions: take over a seller's low-rate VA loan

A VA loan can be assumed, so a seller's 2.5% to 3.5% rate from 2020 to 2022 can become yours. As of November 6, 2026, about 114 El Paso County listings mention an assumable VA loan in the MLS remarks; see every one on our VA assumable homes page.

• Who can assume: any buyer the loan servicer approves for credit and income; you do not have to be a veteran.
• Entitlement: if you are a veteran, you can substitute your entitlement so the seller gets theirs back. If you are not, the seller's entitlement stays tied to the loan, and many veteran sellers will ask for a veteran buyer.
• The equity gap: you pay the difference between the price and the loan balance in cash or with a second loan. On a $450,000 home with a $330,000 balance, that is $120,000.
• Cost and time: a 0.5% VA funding fee on the assumed balance, and servicer processing that often runs 45 to 90 days, so it fits orders with some lead time.

More: Colorado assumable mortgage guide.

Three-year tour, two choices

Buy or rent for a 2- to 4-year tour?

Buying usually wins when you expect to stay 3 years or more, can keep the home as a rental when you PCS again, and the payment sits near your BAH. Renting usually wins on a 1- to 2-year tour, when you are not sure you will be back, or if you would have to sell at a loss when orders come. Selling within 2 years costs roughly 6% to 8% of the price once agent fees, title and concessions are counted, so the math turns on how long you stay.

Keep it as a rental when you PCS again

VA occupancy rules apply when you buy, not forever. Many Colorado Springs owners rent the home out at their next PCS and use their remaining entitlement for a second VA loan at the new base. Plan it early: landlord insurance, a local property manager and the rent the home can bring. When it is time to sell instead, start with a Colorado Springs home value check.

Why military buyers call us

Work with a VA-savvy real estate team near you in Colorado Springs

REALTOR® Brian Lee Burke and the agents at The Kenna Group at Keller Williams DTC have helped buyers use VA loans across the Front Range since 2003. We explain the VA appraisal to sellers before they compare offers, find assumable VA loans, tour by video when you are still at your old base, and plan the rental or the sale for your next PCS. Searching for a VA-friendly real estate agent near me in Colorado Springs? Call or text 303-955-4220; a live person answers. Meet the team on our VA loan Realtors and real estate agents page or the Colorado Springs Realtors page. Many buyers use Mike Oswald at Rate for VA financing; you can use any lender you choose.

Tell us your orders

Start your PCS home search

Share your base, report date and price range, and we will send matching homes near your gate. Call or text 303-955-4220. A live person answers.

The Kenna Group is a real estate group with Keller Williams Realty DTC, LLC (Keller Williams DTC), 6300 S Syracuse Way, Suite 150, Centennial, CO 80111, formerly known as Kenna Real Estate Group, serving Colorado Springs and Front Range home buyers and sellers.

Disclosure: The Kenna Group are real estate agents, not lenders, and nothing here is a loan commitment. We are not affiliated with or endorsed by the Department of Veterans Affairs, the Department of Defense, the U.S. Army, the U.S. Space Force or the U.S. Air Force. VA loan eligibility, entitlement, funding fees and assumption approval are decided by VA and your lender or loan servicer and can change; BAH rates are set by the Defense Travel Management Office. Drive times are typical estimates. Property tax exemptions are decided by the State of Colorado and the county assessor. Mike Oswald is a loan officer with Rate, a separate company. Military relocation and VA home buying help for PCS moves to Colorado Springs, Fort Carson, Peterson Space Force Base, Schriever Space Force Base, the Air Force Academy, Fountain, Peyton, Falcon and Monument. Equal Housing Opportunity.