$629,503
Active
3
Beds
4
Baths
2681
Sqft
0.08
Acres
6647 Knapp Dr, Colorado Springs, CO 80924
MLS#: 3980162
Orders in hand? Start here
PCS to Colorado Springs: Buy a Home Near Your Base
VA loans with no down payment, assumable VA mortgages and 2026 BAH, explained for Fort Carson, Peterson, Schriever and the Air Force Academy. 3,990 El Paso County homes for sale today.
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.
Short answer
Can I buy a house in Colorado Springs before I PCS?
Yes. With a VA Certificate of Eligibility, a pre-approval and virtual tours, most military buyers go under contract in Colorado Springs in 2 to 4 weeks and close in 30 to 45 days. With full entitlement there is no VA loan limit and no down payment required; you must plan to live in the home, generally within about 60 days of closing.
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:
| Pay grade | With dependents | Without dependents |
|---|---|---|
| E-4 | $2,160 | $1,689 |
| E-5 | $2,358 | $1,860 |
| E-6 | $2,433 | $1,980 |
| E-7 | $2,487 | $2,166 |
| E-8 | $2,553 | $2,379 |
| W-2 | $2,514 | $2,376 |
| O-1 | $2,376 | $1,959 |
| O-2 | $2,430 | $2,295 |
| O-3 | $2,595 | $2,397 |
| O-4 | $2,778 | $2,484 |
| O-5 | $2,913 | $2,517 |
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:
| Base | Areas buyers look at | Typical drive |
|---|---|---|
| Fort Carson | Fountain, Security-Widefield, southwest Colorado Springs, the Cheyenne Mountain and Broadmoor area, south Powers | 10 to 20 minutes to Gate 1 (Hwy 115) or Gate 20 (I-25) |
| Peterson SFB | East Colorado Springs, Cimarron Hills, the Powers corridor, Banning Lewis Ranch | 5 to 20 minutes |
| Schriever SFB | Falcon, Peyton, Banning Lewis Ranch, Ellicott, east Colorado Springs | 15 to 30 minutes on Hwy 94 |
| Air Force Academy | Briargate, Gleneagle, Northgate, Monument, Woodmen corridor | 5 to 20 minutes |
| Cheyenne Mountain SFS | Southwest Colorado Springs, the Broadmoor area, Fort Carson-side neighborhoods | 10 to 20 minutes |
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.
Homes near Fort Carson, Peterson, Schriever and USAFA, active and coming soon
3698 Properties Found
Sort By:
$354,900
Active
2
Beds
3
Baths
1702
Sqft
0.0275
Acres
917 Burning Bush Point, Monument, CO 80132
MLS#: 9700190
$774,000
Active
5
Beds
4
Baths
4017
Sqft
0.1894
Acres
16875 Greenfield Dr, Monument, CO 80132
MLS#: 3952257
$485,000
Active
3
Beds
3
Baths
2354
Sqft
0.1373
Acres
8172 Basaltic Dr, Colorado Springs, CO 80938
MLS#: 8013601
$1,150,000
Active
5
Beds
5
Baths
4524
Sqft
0.93
Acres
18330 Bakers Farm Rd, Colorado Springs, CO 80908
MLS#: 3216048
$525,000
Active
5
Beds
3
Baths
2498
Sqft
0.19
Acres
1001 Parkview Blvd, Colorado Springs, CO 80905
MLS#: 2547808
Open: Sun 4:00 PM - 5:00 PM
$1,699,900
Active
5
Beds
6
Baths
5594
Sqft
4.58
Acres
15575 Winding Trail Rd, Colorado Springs, CO 80908
MLS#: 6227135
$650,000
Active
5
Beds
4
Baths
3454
Sqft
0.2988
Acres
3335 Hollycrest Dr, Colorado Springs, CO 80920
MLS#: 2649756
$434,000
Active
3
Beds
3
Baths
1794
Sqft
0.086
Acres
4608 Gneiss Loop, Colorado Springs, CO 80938
MLS#: 4464108
Open: Sun 12:00 PM - 3:00 PM
$2,800,000
Active
5
Beds
5
Baths
5446
Sqft
4.39
Acres
19404 Hilltop Pines Pa, Monument, CO 80132
MLS#: 4454629
$549,000
Active
3
Beds
2
Baths
2059
Sqft
0.165
Acres
2103 Paseo Rd, Colorado Springs, CO 80907
MLS#: 5778558
$400,000
Active
3
Beds
2
Baths
1608
Sqft
0.2204
Acres
3905 Colony Hills Cir, Colorado Springs, CO 80916
MLS#: 8425869
Homes near Fort Carson, Peterson, Schriever and USAFA, active and coming soon Market Stats
3698
Homes Listed
89
Avg. Days on Site
$246
Avg. $ / Sq.Ft.
$582,464
Med. List Price
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.
PCS to Colorado Springs: your home-buying checklist
1. Orders and your COE
Get your Certificate of Eligibility from your lender or VA.gov the week orders drop. Note your report date and how many days of TLE you have.
2. VA pre-approval
A pre-approval with your BAH counted as income sets your price range. Many of our buyers use a VA-savvy lender; any lender works.
3. House-hunting trip or video tours
Use PTDY for a house-hunting trip, or tour by live video. We walk every home on camera and check the drive to your gate.
4. Offer and VA appraisal
We write the offer so the seller understands the VA appraisal and timeline, then order inspections the same week.
5. Close and move in
Close in person, by power of attorney or remotely, and time it with your household goods delivery so you skip a second move.
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.
What to watch out for on a PCS purchase
- Do not change jobs, open new credit or finance a car between pre-approval and closing.
- Ask for the HOA and metro district costs on newer homes in Banning Lewis Ranch, Falcon, Peyton and north Colorado Springs; metro district taxes can add hundreds a month.
- Check the commute at your real report time: gate lines at Fort Carson and Peterson add minutes at 0630.
- Read the VA appraisal rules before you fall for a fixer: peeling paint on older homes, missing handrails or a failing roof must be fixed before closing.
- Line up a temporary lodging plan in case the closing date slips past your report date.
- Never wire money on emailed instructions without calling the title company at a number you found yourself.
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.
PCS to Colorado Springs questions
Is there a VA-approved real estate agent near me in Colorado Springs?
VA approves lenders and appraisers, not agents, so any licensed agent can help with a VA purchase. Pick one who explains the VA appraisal to sellers, writes VA offers often and knows the base commutes. The Kenna Group at Keller Williams DTC does all three; call 303-955-4220.
Can I buy a house in Colorado Springs before I arrive?
Yes. Get your Certificate of Eligibility and a VA pre-approval, tour by live video, and sign by power of attorney or remote closing. You must plan to live in the home, generally within about 60 days of closing.
What is BAH in Colorado Springs in 2026?
The 2026 rates are the same for Fort Carson, Peterson, Schriever and the Air Force Academy: for example $2,358 a month for an E-5 with dependents, $2,487 for an E-7 and $2,595 for an O-3 with dependents.
Can I assume a VA loan in Colorado Springs?
Yes, if the servicer approves your credit and income. You pay the gap between the price and the loan balance, plus a 0.5% funding fee. About 114 El Paso County listings mention an assumable VA loan as of November 6, 2026.
Do I have to pay the VA funding fee?
Most buyers do, 2.15% of the loan on first use with under 5% down. Veterans receiving VA disability compensation and active-duty Purple Heart recipients are exempt, and the fee can be rolled into the loan.
Should I buy or rent for a 3-year tour at Fort Carson?
Buying tends to make sense at 3 years or more if the payment sits near your BAH and you would keep the home as a rental after your next PCS. On a shorter tour, renting often costs less once selling costs are counted.
Can I rent out my Colorado Springs home when I PCS again?
Yes. VA occupancy is required when you buy, not for the life of the loan. Many owners rent the home after their next PCS and use remaining entitlement for a VA loan at the new base.
Do disabled veterans get a property tax break in Colorado?
Yes. Colorado exempts 50% of the first $200,000 of actual value on the primary home of a qualifying veteran with a 100% permanent and total service-connected disability. Apply through the Colorado Division of Veterans Affairs; the county assessor applies it.
More for military and VA buyers
Get a PCS home plan for Colorado Springs
Send your report date, pay grade and base. We send homes that fit your BAH and commute, and set up video tours. A live person answers.
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.
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