PCSing to Colorado Springs can feel like trying to make a dozen major decisions at once. Where should you live? How far will you be from your installation? Should you rent or buy? Can you use your VA loan? What can you realistically afford? And how do you shop for a house when you're still stationed somewhere else?

The good news is that Colorado Springs is home to a significant military community, and military moves are a major part of our local real estate market.

The Colorado Springs area is home to Fort Carson, Peterson Space Force Base, Schriever Space Force Base, the U.S. Air Force Academy, and Cheyenne Mountain Space Force Station.

For military buyers PCSing to Colorado Springs, the smartest approach is to look at the entire relocation picture before choosing a house. Your assigned installation matters, but so do your budget, commute, VA financing, length of assignment, housing priorities, and what you may eventually do with the property when your next set of orders arrives.

We’re Crystal Sisler and Shawn Bedel with Everyday Properties & Investments, powered by eXp Realty. We're both Colorado natives, live in Meridian Ranch in Peyton, and have helped more than 300 families with real estate. Shawn also has a military background, so we understand that a PCS move isn't quite the same as a typical relocation.

This PCS Guide to Colorado Springs will help you understand the area, your housing options, the VA home-buying process, and what to consider before you ever start touring homes.

Important: We aren't affiliated with or endorsed by the Department of Defense, Department of Veterans Affairs, or any military branch. Military policies and VA loan requirements can change. For official PCS information, always rely on your installation and military resources, and work with a qualified VA lender for advice specific to your financing.

Military Installations in the Colorado Springs Area

One of the first things to understand about Colorado Springs is that saying you're "stationed in Colorado Springs" doesn't tell us enough to determine where you should look for a house.

The installations are located in different parts of the region, and that can make a substantial difference in your commute.

Fort Carson

Fort Carson is located south of Colorado Springs.

Military buyers assigned to Fort Carson often explore housing throughout southern and central Colorado Springs as well as areas such as Fountain and Security-Widefield. But that doesn't mean those are automatically the right choices.

Your budget, desired home style, commute tolerance and other priorities should determine how broad your search becomes.

Peterson Space Force Base

Peterson Space Force Base is located on the east side of Colorado Springs near the Powers corridor.

That location can make a number of eastern Colorado Springs communities worth exploring, as well as areas farther east depending on your desired commute and housing preferences.

Schriever Space Force Base

Schriever Space Force Base is located east of Colorado Springs.

This is one where looking at a map isn't enough.

If you're assigned to Schriever, commute patterns can make communities on the eastern side of the region particularly relevant to your home search. That can include parts of eastern Colorado Springs, Falcon, Peyton and Meridian Ranch depending on your individual priorities.

We live in Meridian Ranch ourselves, so we're very familiar with this side of the Pikes Peak region.

U.S. Air Force Academy

The U.S. Air Force Academy sits on the north side of Colorado Springs.

Buyers assigned there may consider northern Colorado Springs, Northgate, Briargate, Monument and other areas depending on budget, property type and desired commute.

Cheyenne Mountain Space Force Station

Cheyenne Mountain Space Force Station is located southwest of central Colorado Springs.

As with every installation, we recommend evaluating your actual commute rather than choosing an area based solely on a list you found online.

Where Should You Live When PCSing to Colorado Springs?

This is probably the question we get asked most.

And we aren't going to tell you there's one "best neighborhood for military families."

There isn't.

More importantly, real estate professionals shouldn't steer people toward neighborhoods based on who lives there or make subjective claims about which communities are supposedly best for a particular type of person.

What we can do is help you compare objective factors.

Start with:

• Your assigned installation
• Housing budget
• Desired commute
• Home size
• New construction vs. resale
• Single-family home vs. townhome or condo
• Lot size
• HOA preferences
• Metro district considerations
• Desired amenities
• Access to major roads
• Property taxes
• Homeowners insurance
• Future resale or rental considerations

Then we can narrow the search based on your priorities.

That's much more useful than somebody on the internet telling you where every military buyer should live.

Understand Your Commute Before Choosing a House

Colorado Springs is more spread out than many people realize.

That's particularly important for military buyers.

A property can look reasonably close to your installation on a map and still create a commute you don't want to make every day.

Before buying, map the drive during the times you'll realistically be commuting.

Also consider how frequently you'll be driving to:

• Your installation
• I-25
• Powers Boulevard
• Colorado Springs Airport
• Medical appointments
• Shopping
• Activities
• Other places you expect to visit regularly

We'd rather have a buyer discover that a commute doesn't work before buying the house.

Should You Buy or Rent When You PCS to Colorado Springs?

There isn't a universal answer.

Your current orders are only part of the equation.

Your Military Home Buyer's Guide already gets at the right concept: military buyers should consider their expected timeline in the area when deciding whether purchasing makes sense.

But we would not use a rigid rule like "buy if you're staying two years."

Instead, consider:

• How long you reasonably expect to remain in Colorado Springs
• Current home prices
• Current rental costs
• Financing terms
• Closing costs
• Maintenance
• Potential costs of selling
• Your emergency savings
• Your comfort with becoming a landlord if you PCS again
• Whether the property makes sense for your long-term financial goals

Buying because "BAH will cover the mortgage" isn't enough analysis.

Likewise, renting simply because you're military doesn't automatically make more sense.

This is an individual financial decision. Your lender can help with the financing side, while we can help you understand the real estate side.

Using a VA Loan to Buy a Home in Colorado Springs

VA financing can be a powerful benefit for eligible military members, Veterans and certain surviving spouses.

A VA-backed purchase loan comes from a private lender, while the Department of Veterans Affairs guarantees a portion of the loan. One potential benefit is the ability for qualified borrowers to purchase without a down payment.

However, a VA loan isn't automatically the best option in every financial situation, and eligibility for the benefit doesn't guarantee loan approval.

Your lender will still evaluate factors such as your income, credit and ability to qualify.

Get Your Certificate of Eligibility

Your Certificate of Eligibility, or COE, confirms to your lender that you qualify for the VA home-loan benefit based on your service history and duty status.

The VA currently allows eligible borrowers to request a COE:

• Online through VA
• Through an eligible lender
• By mail

Many lenders can request it electronically for you.

VA Certificate of Eligibility information

You May Be Able to Use Your VA Benefit More Than Once

Having previously used your VA loan benefit doesn't necessarily mean you're finished using it.

Depending on your circumstances, you may be able to restore previously used entitlement or have remaining entitlement available for another VA-backed loan.

That's especially relevant for military homeowners who PCS while still owning a property purchased with VA financing.

Your lender and VA can determine your actual remaining entitlement and financing options.

VA Appraisal vs. Home Inspection: They Are NOT the Same Thing

The VA Appraisal

For a VA-backed purchase, a VA-approved appraiser provides an opinion of the home's value and evaluates whether the property meets VA Minimum Property Requirements.

The lender orders the appraisal as part of the financing process.

The Home Inspection

A home inspection is different.

The VA itself strongly recommends obtaining a home inspection before purchasing because the appraisal isn't intended to replace a detailed inspection of the property's condition.

We agree.

Do not skip your inspection because you're getting a VA appraisal.

During a Colorado Springs transaction, your inspection may involve evaluating far more than the items considered during an appraisal.

Depending on the property, buyers may also choose additional inspections or evaluations for things such as sewer lines, radon, roofs, HVAC systems, wells, septic systems or other property-specific concerns.

VA Minimum Property Requirements Have Changed

In June 2026, VA announced updates to portions of its Minimum Property Requirements designed to remove or revise certain outdated requirements. Among the changes, VA removed the full radon-gas MPR and revised requirements involving properties built before 1978.

So if you find an older article online with a giant checklist of "things a VA appraiser will automatically fail," be careful.

Rules change.

Use current VA guidance and let your lender and VA-approved appraiser handle the actual appraisal requirements for your transaction.

What Happens if the VA Appraisal Comes in Low?

A low appraisal doesn't automatically mean the transaction is over.

According to VA, potential options can include:

1. Requesting a Reconsideration of Value (ROV) using appropriate sales data.
2. Renegotiating the purchase price.
3. Paying the difference between the appraised value and purchase price, if financially appropriate and permitted under the transaction.

The appropriate strategy depends on the individual transaction.

VA-backed purchase agreements also include a VA escape clause that provides important protections involving the appraised value.

Choosing a VA Lender

You aren't required to use the first lender you talk to.

Ask prospective lenders:

• How often do you close VA purchase loans?
• Who will be my primary contact?
• How quickly do you typically respond?
• How will you communicate with us if we're purchasing from another state?
• Can you explain my remaining VA entitlement if I've used the benefit previously?
• What lender fees should I expect?
• What is my estimated cash to close?
• What would my complete estimated monthly payment be?
• How do current VA and conventional options compare for my situation?

A lender should be able to explain your numbers in plain English.

If you feel like you're being rushed into a loan you don't understand, keep shopping.

Dont worry we have great recommendations if you need them!

Budgeting for a Home During a PCS

Your monthly housing expense may include:

• Principal and interest
• Property taxes
• Homeowners insurance
• HOA dues
• Metro district taxes or fees
• Utilities
• Maintenance

Your purchase itself can involve other expenses such as inspections, appraisal costs, closing costs, moving expenses and immediate purchases for the property.

If you're buying new construction, there can be another layer.

Does the house include:

• Air conditioning?
• Landscaping?
• Fencing?
• Blinds?
• Refrigerator?
• Washer and dryer?
• Garage-door opener?

Never assume.

Don't Shop Based Only on Your Maximum Approval

The amount a lender approves and the amount you actually want to spend each month are two different questions.

Look at the payment within your entire budget.

Military life already comes with enough unpredictability.

Buying a house that leaves you financially uncomfortable every month doesn't make that easier.

Buying a Home in Colorado Springs From Another State

Sometimes you can't fly into Colorado every time a promising house hits the market.

That's okay.

We've worked with relocating buyers who need much of the process handled remotely.

Depending on the transaction, we can help with things such as:

• Video tours
• Detailed property walkthroughs
• Neighborhood and location information
• Communication with your lender and transaction professionals
• Inspection coordination
• Contractor access when needed
• Electronic paperwork
• Keeping the transaction moving while you're out of state

And a video tour shouldn't just be somebody slowly walking around saying, "Here's the kitchen."

You need to see the things listing photos conveniently don't show.

We'll help you look at the home's condition, layout, surroundings and potential concerns so you can make a more informed decision from a distance.

Think About Your Next PCS Before You Buy

This is one of the most important pieces of military homeownership.

Eventually, another set of orders may come.

Before buying, at least think about what you'd likely want to do with the property if that happens.

You might:

• Sell the home
• Keep it as a rental
• Explore a VA loan assumption if applicable
• Make another decision based on your finances and orders at the time

You don't have to know today exactly what you'll do years from now.

But buying a property with absolutely no thought about your eventual exit strategy isn't ideal when PCS moves are part of your career.

What About VA Assumable Loans?

VA loans can be assumable when VA and lender requirements are satisfied.

That means an eligible buyer may be able to take over the seller's existing VA loan terms rather than obtaining an entirely new mortgage.

This can become especially interesting when an existing VA loan has terms that differ significantly from what's currently available.

But assumptions can be complicated, particularly when it comes to VA entitlement and substitution of entitlement.

This isn't something we'd reduce to "VA loans are assumable, so you're good."

We'll cover the process separately because it deserves its own article.

New Construction for Military Buyers

Colorado Springs and the surrounding region have substantial new-construction options.

For military buyers, new construction may offer newer systems, warranties and different community amenities.

But builder incentives and shiny model homes shouldn't make you forget that this is still a major real estate transaction.

The builder's sales representative represents the builder.

Having your own real estate representation can help you evaluate:

• Contract terms
• Incentives
• Financing options
• Lot selection
• Upgrade costs
• Inspections
• HOA considerations
• Metro district considerations
• What's actually included with the home
• Future resale considerations

Our Military Home-Buying Process

1. Talk About Your PCS and Housing Goals

We'll start with where you're stationed, timing, budget, housing needs and what you're trying to accomplish.

2. Talk With a Lender

If you're financing, get a clear understanding of your available loan options and budget.

3. Build Your Colorado Springs Search

We'll compare areas based on objective criteria that matter to you.

4. Tour Homes Locally or Remotely

In person when possible. Detailed video tours when necessary.

5. Write the Offer

We'll discuss price, comparable sales, terms, contingencies and the specifics of the property before you decide what to offer.

6. Complete Your Due Diligence

This can include inspections, reviewing property documents and investigating property-specific concerns.

7. Complete Financing and Appraisal

Your lender handles underwriting and financing while we keep the real estate side moving.

8. Close and Get the Keys

Then you officially have a Colorado address.

PCS complete. Well... at least the housing part. 😂

The Trade-Offs, Because We'll Be Straight With You

Buying during a PCS isn't automatically better than renting.

Using a VA loan isn't automatically better than every other financing option.

Living closest to your installation isn't automatically the best location for you.

And the newest house isn't automatically the best investment.

There are trade-offs.

You may decide that a longer commute gets you the type of home you want.

You may decide you'd rather have an older home in an established area than a newer property with a metro district.

You may decide renting makes more sense because your assignment is short.

Or you may decide purchasing fits both your current housing needs and your longer-term plans.

Our job isn't to make that decision for you.

It's to give you enough real information about Colorado Springs and the buying process that you can make it intelligently.

Frequently Asked Questions

Can I use a VA loan to buy a home in Colorado Springs?

Yes, eligible borrowers can use VA-backed purchase loans for qualifying homes in Colorado Springs. You'll need to meet VA eligibility requirements as well as your lender's credit, income and other underwriting requirements.

Do VA loans require a down payment?

VA-backed purchase loans can offer eligible borrowers the option to purchase with no down payment, although your individual transaction and entitlement situation matter. VA reports that nearly 90% of VA-backed loans are made without a down payment.

Can I have more than one VA loan?

Potentially, yes. Some borrowers with remaining entitlement may be able to obtain another VA-backed loan while a previous VA loan is still outstanding. Your actual entitlement and eligibility need to be determined for your specific situation.

Is a VA appraisal the same as a home inspection?

No. A VA appraisal establishes an opinion of value and evaluates VA Minimum Property Requirements, while a home inspection is a separate evaluation of the property's condition. VA strongly recommends that buyers obtain a home inspection.

Can I buy a Colorado Springs home while I'm stationed somewhere else?

Yes. Many parts of a real estate transaction can be handled remotely, although exactly what can be completed remotely depends on your lender, title/closing requirements and individual transaction.

Should I buy a home if I'll PCS again?

It depends. Consider your expected time in Colorado Springs, financing, transaction costs, housing needs, financial position and what you might do with the property when you receive future orders. There isn't a universal number of years that makes purchasing automatically better than renting.

Which Colorado Springs neighborhood is best for my military installation?

There isn't one neighborhood that's universally best for an installation. Your commute, budget, housing preferences, property type and other priorities should determine which areas make sense to explore.

PCSing to Colorado Springs? We're Here to Help.

If you've received orders to the Colorado Springs area, you don't have to figure out the housing side from another state by yourself.

Crystal Sisler and Shawn Bedel with Everyday Properties & Investments, powered by eXp Realty help military buyers understand Colorado Springs communities, commute considerations, VA home buying, new construction and the entire purchase process.

We're both Colorado natives, live in Meridian Ranch in Peyton, and have helped more than 300 families with real estate. Shawn's military background also gives our team firsthand understanding of the uncertainty and logistics that can come with military life.

Whether you're six months from arriving or you've already got orders and need to move quickly, we can help you build a plan.

Crystal Sisler & Shawn Bedel
Everyday Properties & Investments
Powered by eXp Realty
719.238.1771