Relocating to Colorado Springs, making a military PCS move, buying your first home, or moving up? Peyton belongs on your list. Peyton is high prairie in unincorporated El Paso County, east of Colorado Springs, and ZIP 80831 covers two very different things: rural acreage out near the town itself, and a run of master-planned communities on its western side. The largest of those is Meridian Ranch, roughly 2,600 acres wrapped around a public golf course, with its own elementary school, recreation center and trail network, funded through a metropolitan district rather than an HOA.
We are Crystal Sisler and Shawn Bedel, REALTORS® with Everyday Properties & Investments, powered by eXp Realty, licensed in Colorado under #FA.100081885. We are a husband-and-wife team, we work Peyton and the wider ZIP 80831, and we live in Meridian Ranch ourselves. Both of us grew up in Colorado. We live out here in Meridian Ranch, and between us we have helped more than 300 families buy or sell along this stretch of the Front Range. We also own Everyday Staging, which means the prep work that makes a listing photograph well happens on our schedule instead of a vendor's. Whatever your move, you get the same thing from us: a straight answer, and nobody pushing you.
Crystal: 7 Years Licensed In Colorado
REALTORS® · CO #FA.100081885 · Everyday Properties & Investments
Tour Meridian Ranch listings with someone who reads the metro district disclosure before looking at the kitchen.
We price from closed sales in your own filing, then handle the staging and marketing ourselves.
Coming in from out of state? Video tours, remote signing, and an honest comparison of what things really cost here.
Orders to Schriever, Peterson or Fort Carson? We know the VA loan timeline and we can move fast.
A real number for your street, backed by comps. Not a ZIP-wide median that hides a huge spread.
Client reviews are published on Crystal's Zillow profile.
Read the reviews on ZillowBuying, selling, relocating, moving on orders: it all starts with your numbers, not with a listing. We would rather tell you a house is wrong for you while we are standing in the driveway than watch you work it out after closing. That is the whole approach. It is also why most of our business comes from people we have already worked with, or people they sent us.
Our services include
First we pin down a budget, a must-have list and a timeline. Then we tell you which homes are worth your Saturday and which ones are not. Out here that means checking which filing a home is in, what the metro district actually covers, whether that lot backs to open space or to a future phase nobody mentioned, and what a builder contract does and does not include. We read the disclosures and we tell you what is in them in plain English.
Start your home search
Your price comes from closed sales in your own filing. Not a ZIP-wide median, which out here covers everything from a starter home to a custom build on acreage and tells you almost nothing. Because we own Everyday Staging, the prep and styling get scheduled by the same people running your sale. You get a written plan, a photography date, and a report every week on showings and feedback.
Get a listing plan
Orders move faster than escrow does. We have seen it plenty. If you are reporting to Schriever Space Force Base, Peterson or Fort Carson, we run the house hunt on a compressed timeline, go to the inspection for you, and keep the VA loan steps in the right order so the appraisal is not the thing that blows your report date. Video tours and electronic signing mean most of it can happen before you ever get here.
Plan a PCS move
If you are coming in from out of state, we will put the two markets side by side on the numbers that actually matter: how property tax works here, the metro district fee sitting on top of it, the utility setup across three separate providers, and what your drive to the office genuinely looks like in February. Not in June. First-time buyer or moving up, you get the same walkthrough of the costs before you write anything.
Plan your move
We’re a husband-and-wife real estate team, Crystal & Shawn, who live and work right here in the Meridian Ranch and Falcon area of Colorado. We have been in real estate for seven years. Crystal has been licensed in Colorado for seven years with Everyday Properties & Investments, powered by eXp Realty.
Colorado isn’t just where we sell homes. It’s home. We both grew up here, we live in Meridian Ranch, and our kids attend schools in School District 49. So when someone asks us what it’s actually like to live in Meridian Ranch, how the metro district fees work, what the Meridian Service Metropolitan District covers, or whether trash service is included, we’re not pulling an answer from a website. We deal with the same services, fees, schools, roads, and day-to-day questions our clients do.
Together, we’ve helped more than 300 families buy and sell homes throughout Colorado Springs, Falcon, Peyton, and the surrounding Front Range, placing us among the top 3% of ranked real estate agents in Colorado Springs.
We also own Everyday Staging, which means our sellers don’t have to coordinate with another company when a home needs furniture, styling, or a little honest advice before photography. Sometimes that advice is as simple as moving a few things around. Sometimes it means telling you, nicely, that the recliner probably shouldn’t make the listing photos. Either way, we handle the process ourselves.
Because we live here and stay involved in the community, we also host local events throughout the year. That keeps us connected to what’s happening around Meridian Ranch, Falcon, and Peyton, and often gives us an early sense of which homeowners may be thinking about selling before a property ever reaches the MLS.
Most of the people we help fall into a few groups: military families relocating to Colorado Springs, buyers moving to Falcon or Peyton, first-time homebuyers, move-up buyers, and homeowners preparing to sell.
Our approach is straightforward. We’re not going to convince you to buy a house just because it’s available. If we see something that concerns us, we’ll tell you. If a home doesn’t make sense for your family, your budget, or your long-term plans, we’ll say that too, even if it means walking away from the sale.
Our primary service areas include Meridian Ranch, Woodmen Hills, Paint Brush Hills, Falcon Highlands, Stonebridge, Rolling Hills Ranch, WindingWalk, Falcon, Peyton, and ZIP code 80831.
If you’re trying to understand the neighborhoods, schools, metro districts, commute, home prices, or what it’s really like to live in the Falcon and Meridian Ranch area, those are the conversations we have every day.
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Before I got into real estate I served six years in the Colorado Army National Guard. That is where I learned what military life actually does to a family calendar.
Deployments. Dates that move. A PCS that lands before you have finished unpacking from the last one. Plans changing fast, and everyone expected to keep up anyway.
I have also used my VA loan benefit more than once, as the buyer. So I have sat on that side of the table with the same questions you have. What the appraisal is going to do. What the funding fee means for the numbers. What happens if the date slips. I am not a lender and I am not going to pretend to be one. But knowing the process from the inside is a different thing from knowing the vocabulary, and buyers can tell the difference within about five minutes.
Since then I have helped a lot of service members and their families PCS into the Colorado Springs area, including plenty who bought from another state with almost no time on the ground before their report date.
Military families do not usually get months to work this out. You might be buying from three time zones away, selling ahead of a PCS, planning around a deployment, or trying to make sense of an unfamiliar area on top of everything else a move throws at you. What matters then is a clear plan, straight communication, and somebody who adapts when the date moves again. That part I did not have to learn on the job.
For me this was never about knowing the terminology. It is understanding the life behind it, because I have lived it.
Shawn Bedel
For us, being local means a lot more than knowing the neighborhoods and selling houses in them. We live here. We work here. And we genuinely like bringing this community together, which is why we keep finding excuses to do it.
Through the year we host and sponsor events for our neighbors, our past clients, and families across Peyton, Meridian Ranch and Falcon. Some are big community-wide days. Others are small traditions that just give families something to look forward to. Both matter.
Some run like clockwork every year. Others we invent because it sounded fun in a group chat.
And plenty more through the year.
This is our favorite tradition and by a long way our largest event. Every fall, thousands of people from around here turn out for a day built entirely around this community. Our favorite part of it is handing out pumpkins to local families until we run out.
It started as one more way to get to know our neighbors. It has turned into something we look forward to all year, and something families across Falcon, Peyton and Meridian Ranch have folded into their own fall traditions. That is a better outcome than we planned for.
We think being the local REALTORS® ought to mean actually being local. You might meet us buying or selling a house. But there is a decent chance you will run into us again at an egg hunt, or handing your kids a pumpkin, or at a movie in the park, or dropping a school calendar in your mailbox, or losing to you at cornhole, or standing next to Santa.
This is the community we wanted to be part of. So we built more reasons to bring it together.
Whether you are brand new to Peyton, have lived here for years, or you are just thinking about making the area home, we would love to have you at our next event. You do not have to be a client to come to any of it.
Every listing we take gets a marketing plan written for that specific house. Not a template with the address swapped out. The media package, the syndication schedule, the open house plan and who we think the buyer is all get settled before the sign goes in the ground. Out here that buyer is often a family relocating from another state or arriving on orders, and that changes which photos lead and what goes in the first paragraph.
Because we own Everyday Staging, the prep happens on our schedule instead of a vendor's. We walk the house before photos, tell you honestly what has to go, and bring in furniture and styling wherever a room is not reading well. Your listing goes out to the major portals through the Pikes Peak MLS, and eXp puts a referral network on top of that. We send you showings and feedback every week, so you are not sitting there refreshing Zillow trying to work out how it is going.
See The Marketing PlanA buyer scrolling on their phone in another state decides whether to book a showing in about four seconds. And out here, a lot of them are in another state, or waiting on orders. So every listing we take gets professional photography, scheduled around the light. Shoot a west-facing home at the wrong hour and you lose the Pikes Peak view you are selling. That view is very often the reason somebody writes an offer.
Almost everybody searching for Peyton is surprised by what that name actually covers. ZIP 80831 is one of the biggest residential ZIPs in El Paso County. A Peyton mailing address might mean a house on several acres of open prairie, or a brand new build in a master-planned community with a recreation center down the street. Those two things are twenty minutes and several hundred thousand dollars apart. So before you start looking, here is how the area really breaks down.
The town of Peyton itself is small and unincorporated. The ZIP code attached to it reaches a long way west toward Colorado Springs, picking up a whole string of master-planned communities on the way. So when a listing says Peyton, the first thing to work out is which side of that line it is on. The taxes, the utilities and the schools all change with it.
We specialize in the planned communities in the western half of the ZIP, and Meridian Ranch is home base for us. That means Meridian Ranch and its filings, plus the neighboring developments that share the same schools, the same commute and more or less the same buyer. If you want a house with a yard, sidewalks, and amenities you can walk to, this is the part of Peyton you are after.
Inside the master-planned communities, the water, sewer and amenities usually run through a metropolitan district. That shows up on your tax bill instead of as a monthly HOA payment. Out on the acreage east of town, homes are usually on a private well and septic system with no district involved at all. Neither one is better. But you budget for them completely differently, and mixing the two up is the most common mistake we watch buyers make out here.
An 80831 address tells you nothing about which school district you are in. The master-planned communities on the western side are in District 49. Addresses closer to the town of Peyton go to Peyton School District 23-JT instead. We break the whole thing down further down the page, and the rule never changes: check by address, never by ZIP.
If you are moving here from out of state, the real question is not Peyton versus Colorado Springs. It is which pocket of 80831 lines up with the commute, the school district and the monthly cost you actually want. Tell us those three things and we will tell you where to look. That part is easy for us.
If you are researching this community from another state, start here. Meridian Ranch is in ZIP code 80831, out on the high prairie east of Colorado Springs. Peyton mailing address, unincorporated El Paso County, not inside any city limit. The master plan covers roughly 2,600 acres, wraps around the Antler Creek Golf Course, and runs its own recreation center, fieldhouse, parks and trails through a metropolitan district rather than a normal HOA. That last part is what buyers get wrong more than anything else, and it is the one that shows up on your tax bill. So read the whole section. Everything below is sourced and dated, because these numbers move and we would rather you check us.
People want one number and we cannot honestly give them one, because the filings are selling different things. Stonebridge and WindingWalk hold a lot of the newer inventory. Rolling Hills Ranch and The Estates at Rolling Hills Ranch have the bigger lots and the custom builds. The older filings nearer the recreation center sell on being able to walk to the amenities more than on square footage. Just outside the community, Woodmen Hills, Paint Brush Hills and Falcon Highlands usually set the entry point for the area.
Sources: Meridian Ranch and builder listings, accessed .Meridian Ranch is in School District 49, in the Falcon Zone specifically. D49 runs 27 schools with roughly 20,800 students, out of the office at 10850 East Woodmen Road. Meridian Ranch Elementary on 10480 Rainbow Bridge Drive opened in and takes preschool through fifth grade. Middle and high schoolers usually go to Falcon Middle School and Falcon High School. Boundaries get assigned by address, so check yours at d49.org before it turns into the reason you bought the house. We look every address up ourselves, every time, and we would tell you to do the same with any agent.
Source: School District 49, accessed .Woodmen Road is the spine that runs this community west into Colorado Springs. Off-peak, figure roughly 20 minutes to Schriever Space Force Base, about 30 minutes to Peterson Space Force Base, somewhere around 30 to 35 minutes to downtown Colorado Springs, and about 45 minutes to Fort Carson. Now add real time for winter weather and for the morning westbound crawl on Woodmen. We drive it, so we are not reading you numbers off a map.
Approximate off-peak driving estimates measured from Meridian Ranch Boulevard at Stapleton Drive, compiled . Verify at your own commute hour.The master plan covers roughly 2,600 acres, and the community was at about 3,800 homes as of , with more filings still going up by several production and custom builders. Here is why that matters to you. A lot backing onto what looks like permanent open space might actually be backing onto a future phase, and that is a conversation we have had with buyers more than once. So we pull the filing plat instead of trusting the rendering on the sales office wall. It takes about ten minutes and it has saved people a lot of regret.
Sources: The New Falcon Herald; The Gazette, accessed .Antler Creek Golf Course opened in to a Rick Phelps design, measures over 8,000 yards from the back tees, and carries three lakes and 73 bunkers. Colorado Avid Golfer named it the best new course of 2004. It is a daily-fee public course, so unlike a private club community you are not buying into a membership obligation along with the house. Frontage still affects price, and we price it from closed sales rather than from the view.
Source: Antler Creek Golf Course, accessed .This is the one that trips up out-of-state buyers more than anything else. Meridian Ranch is served by metropolitan districts formed back in . The Meridian Service Metropolitan District handles water, wastewater, stormwater, parks, trails, street lighting and the recreation facilities. It is paid for through a property tax mill levy and service fees, not a monthly HOA due. So the cost lands on your tax bill and your utility bill instead of as a separate payment. The district office is at 11886 Stapleton Drive North, 719-495-6567. Ask us for the current mill levy on the exact address before you write an offer. We will pull it.
Source: Meridian Service Metropolitan District, accessed .Last Updated:
Here is the thing people do not expect: a weekend out here does not have to involve driving into Colorado Springs at all. There is a recreation center and a new fieldhouse inside the community, a public championship golf course, roughly 24 miles of neighborhood trail, and two big county regional parks a short drive out. We use all of it. Our kids use most of it. And nearly everything below is either walkable or a few minutes down the road.
Rick Phelps designed it and it opened in , threading between Woodmen Hills and Meridian Ranch. Over 8,000 yards from the tips, three lakes and 73 bunkers, and Colorado Avid Golfer called it the best new course of 2004. Worth knowing, because people assume otherwise: it is daily-fee and public. Buying a home on the course does not mean buying a membership, and it does not oblige you to play.
Source: Antler Creek Golf Course.Out at 10301 Angeles Road. 42,000 square feet, run by the metropolitan district and already paid for through your district assessment rather than a separate club membership. Indoor and outdoor pools, fitness space, courts and program rooms. This is the single thing buyers underestimate most on a first tour, and the thing they mention first a year later.
Source: Meridian Service Metropolitan District.The newer 45,000 square foot indoor facility the district added, with indoor turf, a suspended running track and childcare space. January is real out here on the prairie. An indoor turf field is the difference between your kid having a season and having a canceled one, and if you are moving from somewhere milder that will matter more than you currently think it will.
Source: Meridian Service Metropolitan District.The community plan has eight neighborhood parks plus a 25-acre community park, stitched together by roughly 24 miles of trail. Dane R. Balcon Memorial Park on Kingston Heath Road is one people genuinely use on a weeknight, not one that only exists on the plat. When you tour, ask which park your filing actually walks to. The answer is not always the nearest one on the map.
Sources: N.E.S. Landscape Architects; Meridian Service Metropolitan District.Over at 10990 Eastonville Road. 215 acres, opened in , with ball fields, trails and a 5-acre dog park. It is the closest big public park to the community and where everybody ends up on a Saturday when the neighborhood parks fill up. If you have a dog, this is the one you will learn the route to first.
Source: El Paso County Parks and Recreation.At 16444 Gollihar Road. 450 acres with a spring-fed pond, more than five miles of trail, and over 35 bird species recorded out there. Open daily, 5am to 9pm. Between this one, Falcon Regional Park and the Paint Mines, the county holds more than 8,000 acres and 109 miles of trail, which is more than you will get through in a year of Saturdays. Take water. There is very little shade out there.
Source: El Paso County Parks and Recreation.A sampling of well-regarded local places, not an exclusive list or paid placement. Hours, seasons and access rules change, so confirm before you go.
This is the question we get more than any other, and it has a catch nobody warns you about. ZIP 80831 has two school districts in it. Two. So before anything else, you need to know which one your address lands in. If you are looking at Meridian Ranch or the other master-planned communities, you are in the Falcon Zone of School District 49. D49 is big: 27 schools, about 20,800 students, run out of the office over on 10850 East Woodmen Road in Peyton. Here is the thing though. Those boundaries go by street address, and D49 keeps redrawing them as more houses go up out here. So think of the schools below as the ones serving Meridian Ranch today, not a guarantee stapled to a particular lot. Our kids are in D49 and we still look up every single address before we tell a buyer anything. Please do not take a listing agent's word for it.
Same ZIP can mean different schools. Confirm with the district before you write an offer.
Sources: School District 49, Peyton School District 23-JT and Colorado Department of Education, accessed .This is the number that surprises people. A townhome in an older filing and a custom build on acreage outside the community are completely different products that happen to share a ZIP code, and the median lands nowhere near either one. Published figures for ZIP 80831 run from about $169,900 at the low end to around $2.4 million at the top. Which is exactly why a ZIP-wide median is close to useless for pricing your house, and why we work from closed sales in your own filing instead.
Median sale, per-square-foot, days on market and Compete Score from Redfin ZIP 80831 housing market. Range figures from RealtyTrac. Accessed . Individual sales fall outside this band in both directions.
This market has firmed up. At 41 days and roughly one offer per home, you still have room to inspect properly, but that long negotiating runway from a year ago has narrowed. So get fully underwritten before you start touring, keep your inspection deadline realistic instead of aggressive, and get the metro district mill levy on the exact address before you waive a single thing.
Read these two numbers side by side. Median sale price is up 3.9 percent, but price per square foot is flat. That means the mix shifted toward bigger homes selling. It does not mean every house gained value. So please do not assume yours is worth 3.9 percent more than it was last year. Price to closed comps in your own filing, and keep in mind that new construction is competing directly with your listing.
Sale-price rows: current figures and the year-over-year percentages come from Redfin; the July 2025 column is calculated back from those percentages, so treat it as close rather than exact. List-price and days-on-market rows from Movoto Peyton, which reports July to July directly. Movoto covers the Peyton reporting area rather than Meridian Ranch alone. Accessed .
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The question we get from almost every out-of-state buyer is some version of "but how far is everything?" Fair question, because on a map this looks remote. In practice the grocery run, the pharmacy, urgent care and a decent dinner are all a few minutes away, along Stapleton Drive, Tourmaline Drive and the Meridian Road corridor. You are not driving into town for a gallon of milk. Here is what is actually within a short drive of most Meridian Ranch addresses.
The community has eight neighborhood parks and a 25-acre community park, linked up by roughly 24 miles of trail. Dane R. Balcon Memorial Park on Kingston Heath Road is the one families around here actually use on a weeknight. Past the community, Falcon Regional Park and Homestead Ranch Regional Park add another 215 and 450 acres. Worth knowing before you buy: which park you end up using has more to do with which filing you are in than with which one looks best online.
Sources: Meridian Service Metropolitan District; El Paso County Parks and Recreation.King Soopers Marketplace at 7530 Falcon Market Place is the largest full grocery in the area, with Safeway at 7655 McLaughlin Road and a Walmart Supercenter at 11550 Meridian Market View covering the rest. The Shops at Meridian Ranch at 11868 Stapleton Drive adds roughly 80,000 square feet of retail inside the community itself. Which of these becomes your default has less to do with the stores than with which direction you drive to work.
Source: business listings verified via Google Maps, .UCHealth Urgent Care Falcon at 11605 Meridian Market View, Suite 184, reachable at 719-364-9560, is the closest walk-in option. Falcon Ridge Urgent Care at 7475 McLaughlin Road is the second. Full hospital care is in Colorado Springs. If somebody in your house has an ongoing condition, that drive is worth timing yourself before you buy rather than after.
Source: provider listings verified .The High Prairie Library at 7035 Meridian Road is your closest Pikes Peak Library District branch. Inside the community, the metropolitan district runs programming out of the recreation center and the fieldhouse, and the schedule is worth checking the week you move in rather than six months later. We run our own events out here through the year too. If you are new and do not know anybody yet, that is genuinely the fastest way to fix it.
Sources: Pikes Peak Library District; Meridian Service Metropolitan District.Madera's Grill at 9650 Antler Creek Drive sits right by the course. On Stapleton Drive, JAKs Brewing Company and Purple Toad Social Tap & Grill anchor the evening trade, and Nanas Kitchen handles breakfast. Omelets ETC, Ban Sushi and Sonora's Prime Carniceria all sit on Tourmaline Drive.
Source: business listings verified via Google Maps, .Breaking Barriers Fitness at 11950 Tourmaline Drive is the independent gym option alongside the district recreation center. Meadow Lake Airport at 8489 Cessna Drive is a general aviation field a few minutes east. It surprises almost everybody we tour out here, so if small aircraft overhead would bother you, ask us which filings sit under the pattern. Smith Farms on Blue Gill Drive and Peyton Junction Mercantile cover the local, non-chain end of things.
Source: business listings verified via Google Maps, .Meridian Ranch is younger than most of the people living in it. The ground underneath it is not. This stretch of high prairie is on the map at all because of coal, a railroad, and a handful of families who put up the first buildings out here in the 1880s and 1890s. We put this section in because newcomers keep asking the same question, usually some version of "was there anything here before all this?" There was.
Falcon got its start in , founded by the Falcon Town and Land Company as a railroad stop serving the Franceville and McFerran coal mines. The post office opened on . Almost none of the subdivision pattern out here goes back further than the late 1990s. But the road grid still follows that old railroad logic, and once somebody points it out to you, you cannot stop seeing it on the drive in.
Source: El Paso County historical records.The depot that turned into Peyton was first platted as Mayfield. They renamed it after a settler called George Peyton, and the post office opened in . That is the entire reason your ZIP code and mailing address will say Peyton even though most of the built-up area sits closer to Falcon. We get asked about this more than almost anything else, and the answer really is just that the post office got here before the subdivisions did.
Source: El Paso County historical records.James and Susan McDermott built the area's first store in . James served as the first postmaster for 25 years, and their home doubled as The Peyton Hotel. One family effectively ran the retail, the mail and the lodging for a generation.
Source: El Paso County historical records.The first Falcon depot went up in . At the height of Rock Island operations this line was running six passenger and six freight trains daily. Go stand at the crossing today and try to picture that. We could not either, the first time somebody told us. It is probably the single fact that most changes how a newcomer reads this landscape.
Source: El Paso County historical records.John and Gladys Person sold 380 acres in , which became the core of Homestead Ranch Regional Park. The park itself was built in , the lake followed in , and the pavilions in . Nearly twenty years passed between the sale and the park most people know today.
Source: El Paso County Parks and Recreation.The Black Squirrel Creek Bridge made the National Register of Historic Places and then got replaced in . Small thing, and most people out here have driven past without knowing it. But it is the kind of detail that tells you this area has been lived in, worn out and rebuilt for well over a century, rather than dropped onto empty ground in 2000.
Source: National Register of Historic Places listings.Woodmen Road is the spine carrying this community west into Colorado Springs, with Meridian Road and Highway 24 picking up the rest. The times below are off-peak estimates measured from Meridian Ranch Boulevard at Stapleton Drive. Two things blow them up: the westbound morning push on Woodmen, and winter weather, which out here on the prairie is a genuine variable and not a footnote. Our advice, every time: drive your own commute at your own hour before you trust any of these numbers.
| Destination | Distance | Typical Drive |
|---|---|---|
| The Shops at Meridian Ranch | About 1 mile | 3 minutes |
| King Soopers Marketplace, Falcon | About 5 miles | 10 minutes |
| Falcon Regional Park | About 6 miles | 12 minutes |
| Schriever Space Force Base | About 15 miles | 20 minutes |
| Peterson Space Force Base | About 20 miles | 30 minutes |
| Downtown Colorado Springs | About 22 miles | 30 to 35 minutes |
| Colorado Springs Airport | About 22 miles | 30 minutes |
| Fort Carson | About 32 miles | 45 minutes |
| Denver | About 75 miles | 75 to 90 minutes |
Approximate off-peak driving estimates measured from Meridian Ranch Boulevard at Stapleton Drive, compiled from mapping data. Peak-hour Woodmen Road traffic and winter conditions change all of these.
The open space out here works two ways. Inside the master plan, the metropolitan district keeps up a set of neighborhood parks strung together by a long trail network. Then a short drive out, the county's regional parks open into raw high prairie running east toward the Paint Mines. Buyers coming from a denser suburb are usually surprised by two things: how much of the walking happens on trail instead of sidewalk, and how much sky there is. That second one sounds like a throwaway line until you are standing in it.
Master plan acreage from The Gazette. Community park and trail figures from N.E.S. Landscape Architects and the Meridian Service Metropolitan District. County figures from El Paso County Parks and Recreation. Verified September 2026.
At 16444 Gollihar Road. 450 acres of county park, built on ground the Person family sold back in 1986. There is a spring-fed pond, more than five miles of trail, and over 35 bird species on record. Open daily, 5am to 9pm.
What no listing ever mentions is how fast the built environment vanishes once you are twenty minutes in on the trail. This is the closest thing to real prairie hiking you will get from Meridian Ranch, and it is the first place we take a buyer who says they want space but has not actually stood in it yet. Bring water and a wind layer. There is almost no shelter out there, and the wind is not a joke.
Source: El Paso County Parks and Recreation.At 10990 Eastonville Road. 215 acres, opened in , with ball fields, trails and a 5-acre dog park. This is where everyone goes when the neighborhood parks are packed, and that dog park is the specific reason plenty of households out here will drive the six miles instead of walking to the nearest green space.
Source: El Paso County Parks and Recreation.On Kingston Heath Road, one of the eight neighborhood parks the metropolitan district looks after. Fair warning before you plan a birthday party here: parking is limited and mostly on-street. It sits right on the trail network though, which is why most people turn up on foot or by bike anyway, and why that is what we would suggest.
Source: Meridian Service Metropolitan District.Ask anyone who lives here what they actually like about it and the 24 miles of neighborhood trail comes up before the golf course, before the schools, before anything else. It connects the parks, the recreation center and the fieldhouse without ever putting you on Meridian Ranch Boulevard, and day to day that matters more than any acreage figure above. Antler Creek Golf Course runs through the middle of it, with the trail alongside sections of the course.
Further out, Paint Mines Interpretive Park is the one to drive to at least once. The eroded clay formations look like nothing else in the county, and it is where we take visiting family when they ask what there is to see out here. Black Forest Regional Park and Fox Run Regional Park get you into ponderosa pine inside half an hour, and the Rock Island Regional Trail follows the old railroad grade that put Falcon on the map to begin with.
Sources: Meridian Service Metropolitan District; El Paso County Parks and Recreation; Antler Creek Golf Course.These are the questions buyers ask once the tour is over, and out here they matter more than usual because the provider list is genuinely odd. Meridian Ranch is in unincorporated El Paso County. There is no city utility department. Several of your services come from a co-op, a metropolitan district or a private contractor instead of arriving on one municipal bill. Rates and providers change, so check current figures before you build them into a budget. And to be clear: we are not tax advisors, and none of this is tax advice.
Colorado taxes residential property on a fraction of market value, not the full value. For that residential assessment rate is 6.8 percent. Your bill is that assessed value times the combined mill levy for your tax district, and out here that includes the metropolitan district. Here is the catch: two identically priced homes in different filings can carry noticeably different bills. So ask for the actual levy on the actual address.
Source: El Paso County Assessor, accessed .Colorado's Senior Homestead Exemption takes 50 percent of the first $200,000 of a home's value off the table for qualifying owners aged 65 or older who have lived there as their primary residence for 10 consecutive years. The program is funded for . You have to apply through the Assessor yourself, because it is not automatic. And that ten-year requirement catches out a lot of people who moved recently.
Source: El Paso County Assessor, accessed .This is the line item that surprises out-of-state buyers every single time. The Meridian Service Metropolitan District, at 11886 Stapleton Drive North, 719-495-6567, pays for the water and wastewater system, the parks, the trails, the street lights and the recreation facilities. Part of it comes as a mill levy on your property tax bill, part as service fees. There is no separate monthly HOA due the way you are probably used to.
Source: Meridian Service Metropolitan District, accessed .Your electricity comes from Mountain View Electric Association, which is a member-owned cooperative, not an investor-owned utility. The billing and the governance both work a bit differently than most buyers expect. Natural gas is Black Hills Energy. Get both set up before closing. Lead times out here run longer than they do in town, and we have watched people get caught by that.
Source: provider listings verified .Both come from the Meridian Service Metropolitan District, not a city utility and not a private well. The district handles stormwater too. Honestly this is simpler than the multi-provider setup you get in some Front Range communities. But it does mean your water bill and your amenity funding come from the same place, so read the district's rate schedule instead of assuming municipal pricing.
Source: Meridian Service Metropolitan District, accessed .Trash is not included. You hire a private hauler yourself, and this catches almost every buyer coming from a city. Snow removal on public roads is El Paso County, and which priority route you are on matters a lot out here come February. Ask us, we know the routes. Fire protection is the Falcon Fire Protection District, and law enforcement is the El Paso County Sheriff's Office.
Source: county and district service listings, accessed .Eating out here splits two ways. There are the independent kitchens on Stapleton Drive and Tourmaline Drive that people around here treat as their own, and then the bigger chains along the Woodmen and Meridian corridors. For shopping, The Shops at Meridian Ranch handles the quick run, and Falcon Market Place and Meridian Market View cover everything else. None of this is paid placement. It is just where we go, and where we send people who have just moved in and asked. We checked every address below.
Sit-down Mexican, on the golf course · $$
Right next to Antler Creek, so it is where everybody ends up after a round. It is also one of very few places inside the community where you can sit down to a real dinner without driving out to Woodmen, which is why it fills faster than you would expect on a Friday.
9650 Antler Creek Dr #115, Peyton, CO 80831
Craft beer and pub food · $$
On Stapleton Drive at the Shops. This is half the reason a Friday night out here does not mean driving into Colorado Springs. It is a real neighborhood taproom, not a destination brewery, and that is the point of it.
11860 Stapleton Dr, Peyton, CO 80831
American, taps and shared plates · $$
And that is the other half, a few doors down on Stapleton. Between the two of them, most of the neighborhood's evening social life happens in one parking lot. We are only half joking.
11870 Stapleton Dr, Peyton, CO 80831
Breakfast and lunch · $
The breakfast spot on Stapleton Drive. This is the one everybody names when a visiting relative wants a proper breakfast and nobody wants to drive thirty minutes for it. Go early on a weekend or plan to wait.
11882 Stapleton Dr, Peyton, CO 80831
Sushi and Japanese · $$
On Tourmaline Drive. Every single relocating buyer eventually asks whether there is anything out here besides American and Mexican. There is, and this is it. The question comes up so often we now answer it before anybody asks.
11910 Tourmaline Dr, Ste 154 & 160, Peyton, CO 80831
Craft beer, food trucks, outdoor seating · $$
On Maltese Point. Food trucks and outdoor seating rather than a full kitchen. Check their schedule before you head over, because which truck is parked out front changes the whole evening.
10610 Maltese Point, Peyton, CO 80831
Retail, dining and services · $$
Roughly 80,000 square feet on Stapleton Drive, right inside the community. This is the practical reason plenty of people out here only leave Meridian Ranch a couple of times a week. If you are picturing a long drive for every errand, this is the part of the picture you are missing.
11868 Stapleton Dr, Peyton, CO 80831
Full grocery, pharmacy and fuel · $$
At Falcon Market Place. The biggest full grocery serving the area, with a pharmacy counter and fuel in the same lot, about ten minutes from most Meridian Ranch addresses. For most households out here this ends up being the weekly stop.
7530 Falcon Mkt Pl, Falcon, CO 80831
Full grocery and pharmacy · $$
On McLaughlin Road. Your second full grocery option, and the better one if you are already heading down the Woodmen corridor for work anyway.
7655 McLaughlin Rd, Falcon, CO 80831
Groceries, household and pharmacy · $
At Meridian Market View, right next door to UCHealth Urgent Care. Convenient pairing, as it turns out. This is where the bulk household run happens without anybody driving into Colorado Springs.
11550 Meridian Market View, Falcon, CO 80831
Meat counter and Mexican grocery · $$
On Tourmaline Drive, a proper butcher counter rather than a supermarket case. Exactly the kind of independent place that never shows up in a relocation packet, which is a good argument for asking somebody who lives here instead of reading one.
11910 Tourmaline Dr, Peyton, CO 80831
Local farm goods · Seasonal
On Blue Gill Drive, one of the last working operations in an area that is otherwise filling in with subdivision. Seasonal, so call before you drive out there. Worth doing at least once, if only to see what this whole area looked like thirty years ago.
8310 Blue Gill Dr, Peyton, CO 80831
A sampling of well-regarded local spots, not an exclusive list or paid placement. Addresses verified via Google Maps, September 2026. Hours and seasons change, so confirm before you go.
Architecture
Meridian Ranch is not one look, and buyers are usually surprised by that. The earlier filings near the recreation center run traditional two-story and ranch plans from the production builders who opened the community. The newer filings lean transitional, with cleaner lines and bigger windows. The custom parcels in Rolling Hills Ranch went wherever the owner wanted them to go. Here is why this matters to you: "I want something modern" and "I want something newer" send us to two different parts of the community. The images below are reference shots for each style, so we can work out which one you actually mean before we spend a Saturday on it.
Reference photography, not listings. These images are licensed under the free Pexels license and are used to illustrate the architectural styles and interior qualities buyers ask about. They were not photographed in Peyton, Colorado, and they are not properties represented by Crystal Sisler. For current homes for sale, call or text 719-238-1771.
There are several filings inside the Meridian Ranch master plan, plus a handful of established communities just outside it that usually set the entry point for the area. These are the pockets buyers ask us to show them, and we have put the honest trade-off next to each one. Pricing moves constantly out here, so use these notes to get oriented and then ask us for live numbers on whichever ones interest you.
Production plans, generally from the high $300s
One of the filings holding much of the newer inventory, with good access to the recreation center and the trail network. The trade-off: some lots back onto phases that have not been built yet. So check the filing plat, not the sales office rendering, before you fall in love with the view out the back window.
View homesProduction and semi-custom plans
Another active filing, with a real mix of floor plans on the same streets. That variety is great if you want choice. It is also exactly why pricing here needs proper comparable work instead of a per-square-foot shortcut.
View homesGenerally from the mid $600s
The larger-lot, custom end of the community. Turnover is thin out here, so buyers usually end up waiting for the right listing rather than picking between three. No two homes are alike, which is why we spend more time on comparables here than anywhere else, and why a bad pricing job shows up fastest.
View homesEstablished resale, generally the area's entry point
Just west of Meridian Ranch, with its own metropolitan district and its own recreation facilities. People mix this up with Meridian Ranch constantly. You get mature trees and established streets, which also means some homes still have their original roof and original HVAC. Out here, the inspection matters more than the photos.
View homesGenerally the most accessible pricing in 80831
This is where a lot of first-time buyers in this ZIP actually land, and it has the shortest commute to the Woodmen corridor. Fewer community amenities than Meridian Ranch, and that difference is priced in. For plenty of buyers, that is exactly the right trade to make.
View homesProduction through full custom
Several builders are working across these filings at once, which means genuine choice and also genuinely different contracts. Builder incentives usually come tied to their preferred lender, and the real cost of that tie-in is the thing we read first. Builders handle buyer-agent compensation differently, so how our representation gets paid for depends on that builder and gets spelled out in your Buyer Agency Agreement before you commit to anything. One thing we will ask though: talk to us before you visit a model home or register with a builder. Most builders will not let an agent represent you after you have already registered on your own, and that is not something anybody can undo afterward.
View homes
We will tell you when a house is wrong for you, even when it costs us the sale to say it. And if a price does not work, you are going to hear that from us long before you hear it from an appraiser.
Promise · 01
We live here. So when you ask what the metro district actually pays for, or which filing gets a flooded driveway in a spring melt, the answer is coming from our own street. Not from a search result.
Promise · 02
Because we own Everyday Staging, the prep, the furniture and the styling all run on our schedule instead of a vendor's. Fewer handoffs, fewer things falling through the cracks between them.
Promise · 03Fun and lighthearted, right up until it is time to be serious about your money. That is the honest description of us. We are not stiff, and you are never getting a drip campaign from us. But when we hit inspection objections or a multiple-offer situation, you get direct, unsentimental advice about what the numbers actually support.
You hear what is happening before you have to ask, and the bad news gets to you just as fast as the good news does. You will never sign a document we have not walked you through first. Most of our business comes from people we have already worked with, or from neighbors we met at a community event. That is the only referral system we have ever needed, and it is the reason we would rather lose a deal than earn a bad one.
Start The Conversation
From the first conversation to the day your deed records with the El Paso County Clerk and Recorder, here is how it goes. No pressure at any stage, and no obligation to move faster than you actually want to.
Call, text, or use the form. We talk through budget, timeline, and what this house actually has to do for you. No pressure, no drip campaign, and no obligation to go tour anything.
If you are buying, you get a search plan and a shortlist with our reasoning attached to each one. If you are selling, you get pricing from closed comps in your own filing, a prep list, and a walkthrough with our staging team.
We see homes on your schedule, and we write the offer with terms that actually fit this market. On the listing side, staging and photography go out first and showings follow.
Inspection, appraisal, title and settlement, with every deadline tracked so nothing slips. And we stay in touch after closing, because most of our business comes from people we have already worked with.
Yes. Shawn served six years in the Colorado Army National Guard before moving into real estate, and he has used his VA loan benefit more than once as a buyer himself. That means he has been through the VA home-buying process from the buyer's side, not just the agent's. He is not a lender and does not give loan advice, but he knows where the process tends to slow down and what questions to ask early.
Regularly. A large share of buyers in ZIP 80831 are connected to Schriever Space Force Base, Peterson Space Force Base or Fort Carson, and Shawn's own service background means we are not learning any of this on your timeline. In practice it means a house hunt built around your report date rather than a comfortable one, honest drive times to each installation, knowing what a builder contract does and does not guarantee when your date is fixed and theirs is not, and pricing and prepping a home to sell ahead of a PCS. If you are still out of state when the clock starts, we handle that end of it too.
Yes, through the whole year. We host and sponsor egg hunts, summer kick-off events, movies and music in the park, Boo Fest and trunk-or-treat, craft nights, an annual cornhole tournament, ice cream socials, pumpkin giveaways, Thanksgiving pie giveaways, letters to Santa, a holiday light contest and more, for neighbors and families across Peyton, Meridian Ranch and Falcon. We also mail school calendars out to local families. You do not have to be a client to come to any of it.
It is our largest community event of the year and our favorite one to run. Every fall thousands of local residents come out for a day built around this community, and we give away more than 5,000 pumpkins to local families. It started as a way to get to know our neighbors and has become part of the fall routine for families across Falcon, Peyton and Meridian Ranch.
Peyton is high prairie east of Colorado Springs, and ZIP 80831 covers two completely different ways of living. The western side is master-planned communities: sidewalks, parks, a recreation center, new construction. Get closer to the town of Peyton itself and you are into acreage, wells and septic systems. Either way, expect more wind and a lot more sky than you get in the city. Figure roughly 25 to 40 minutes to most Colorado Springs employers depending on where you land, and noticeably more house for your money than you would get closer in. We work the master-planned side of 80831.
Yes, Meridian Ranch carries a Peyton mailing address and sits in ZIP 80831. Meridian Ranch is a master-planned community of roughly 2,600 acres, with its own elementary school, a public championship golf course, a recreation center, a fieldhouse and around 24 miles of trail. It is also where we live and where we do most of our work. The reason people ask is that a search for Peyton returns Meridian Ranch listings sitting right beside rural acreage properties that have almost nothing in common with them, at very different prices. So if a listing says Peyton, the first thing worth checking is which of those two you are actually looking at.
It comes down to the street address, not the ZIP code. ZIP 80831 is split between two districts. The master-planned communities on the western side, Meridian Ranch included, are in the Falcon Zone of School District 49. Addresses closer to the town of Peyton go to Peyton School District 23-JT instead, which is far smaller: about 600 students across four schools, against roughly 20,800 across 27 schools in D49. Two houses can share a Peyton mailing address and still feed completely different schools. So confirm with the district by address before you write an offer. Every time.
The range inside this one ZIP code is enormous, which is exactly why a Peyton-wide median tells you almost nothing about any specific house. Newer master-planned homes, custom builds on bigger lots inside those communities, and rural acreage properties all price differently and sell on different timelines. Tell us the filing or the pocket you are looking at and we will send you the actual closed sales instead of a ZIP-wide average.
Not necessarily, and this is the most expensive thing to get wrong out here. Homes in the master-planned communities usually run off a metropolitan district that provides the water and sewer, with the cost landing on your property tax bill rather than as a separate HOA payment. Properties closer to the town of Peyton are typically on a private well and septic system with no district involved at all. The inspection items, the monthly carrying cost and even the lending work differently for each one. So find out which applies before you build a budget around it.
There is no official ranking, so judge it on evidence you can actually check. Ask how many Meridian Ranch files the agent has really worked. Ask whether they can tell you the metro district mill levy on a specific address without looking it up. Ask who handles the staging. For what it is worth: Crystal Sisler and Shawn Bedel are REALTORS with Everyday Properties and Investments, powered by eXp Realty, working Meridian Ranch as a husband-and-wife team. Crystal has been licensed in Colorado for seven years. We are both Colorado natives, we live in Meridian Ranch, we have helped more than 300 families buy or sell, we rank in the top 3 percent of Colorado Springs agents, and we own Everyday Staging. Call or text 719-238-1771 and ask us those questions before you decide anything.
You get pre-approved, we tour, and when you find the one we write an offer with terms that fit the current market. Here is the thing about Colorado contracts: they run on a series of deadline dates rather than open-ended contingencies, so the calendar matters enormously. Inspection objection, resolution, appraisal and loan deadlines are all written in, and missing one has real consequences. Most purchases out here close in 30 to 45 days. Title work and settlement go through a title company, and the deed records with the El Paso County Clerk and Recorder. One more thing, and we mean this: never accept wiring instructions by email. Call the title company at a number you looked up yourself.
Budget for lender fees, title and settlement charges, prorated property taxes, your first year of insurance, and any metro district transfer or setup fees attached to the address. On our side, here is how it works in plain terms. Commission is negotiable and always has been. Before we tour any homes, we agree what our compensation will be and write it into a Buyer Agency Agreement, so you know the number up front rather than finding out later. When you make an offer, you can ask the seller to cover that buyer-agent compensation as part of the deal, and plenty of sellers do. But a seller is not required to agree. If yours does not, we sit down with you and go through your options and what you might be responsible for before you decide how to move forward. No surprises at the closing table. We go through that agreement with you line by line, because we would much rather over-explain it than have you sign something you did not fully read.
Meridian Ranch is in the Falcon Zone of School District 49. D49 runs 27 schools with roughly 20,800 students, out of the office at 10850 East Woodmen Road in Peyton. Meridian Ranch Elementary on 10480 Rainbow Bridge Drive opened in 2005 and takes preschool through fifth grade, with about 660 students. Middle and high schoolers usually go to Falcon Middle School at 9755 Towner Avenue and Falcon High School at 10255 Lambert Road, which had 1,172 students in 2024 to 2025 and runs an Air Force Junior ROTC program. Boundaries are assigned by address and D49 keeps adjusting them as the area grows, so check your exact address at d49.org before it turns into the reason you bought.
This one trips up almost every out-of-state buyer, so read it twice. Meridian Ranch is served by metropolitan districts formed back in 2000. The Meridian Service Metropolitan District handles water, wastewater, stormwater, parks, trails, street lighting and the recreation facilities. It is funded through a property tax mill levy plus service fees rather than a monthly HOA due. So the cost turns up on your tax bill and your utility bill instead of as a separate assessment. It is not automatically cheaper or more expensive. It is just built differently. Ask us for the current mill levy on the exact address before you write, because it genuinely varies between filings. The district office is at 11886 Stapleton Drive North, 719-495-6567.
Yes, and plenty of buyers out here do exactly that, especially military families arriving on orders. We run video walkthroughs on your schedule, go to inspections on your behalf and send you the report the same day, and Colorado allows electronic signing for the contract documents. Most out-of-state buyers make one trip to see the final two or three homes in person. We will also give you an honest comparison against the market you are leaving: how property tax works here, the metro district cost sitting on top of it, utility setup across three separate providers, and what winter driving on Woodmen Road is really like.
Conventional, FHA and VA all work across this ZIP code. VA especially, given how many buyers out here are tied to Schriever, Peterson or Fort Carson. The Colorado Housing and Finance Authority runs down payment assistance programs worth asking a lender about if this is your first home. We are not lenders and we are not going to pretend to be. What we will tell you is this: get fully underwritten, not just pre-qualified. That is what makes your offer credible in a multiple-offer situation, and it takes out the single most common reason deals fall apart late.
Because the ZIP code follows old post office geography, not the way the area actually developed. Meridian Ranch is in unincorporated El Paso County with a Peyton mailing address in ZIP 80831, and the commercial area everyone calls Falcon is right next door. Neither one is an incorporated city. That has real consequences: permits and code enforcement go through El Paso County instead of a city hall, law enforcement is the El Paso County Sheriff's Office, and fire protection is the Falcon Fire Protection District. It also means the search portals sometimes disagree with each other about which community a listing is in. Worth knowing before you filter a house out of your search without realizing it.
Past the standard inspection, six things really matter out here. Roof age and hail history, because this stretch of the Front Range takes serious hail and the insurance carriers know it. Grading and drainage, especially on lots backing to open space. Radon, which is common all over Colorado and cheap to fix if you catch it early. Well and septic, if the property is outside the metro district service area. Window and door seals on the west and north elevations, because the wind out here never really stops. And on new construction, the builder warranty terms and what has actually been finished versus what was promised. One more: get a written insurance quote during your inspection period, not after it.
Colorado taxes residential property on a fraction of its market value. For 2026 that rate is 6.8 percent. Your bill is that assessed value times the combined mill levy for your tax district, and in Meridian Ranch that includes the metropolitan district levy. Because the levy changes between filings, two homes worth exactly the same can carry meaningfully different bills. So never budget from what your neighbor pays. Colorado also runs a Senior Homestead Exemption that takes off 50 percent of the first $200,000 of value for qualifying owners aged 65 or older who have lived in the home as their primary residence for 10 consecutive years, and it is funded for 2026. You apply through the El Paso County Assessor yourself. We are not tax advisors, so run anything that affects your budget past one.
Roughly 20 minutes to Schriever Space Force Base, about 30 to Peterson Space Force Base, and about 45 to Fort Carson, all off-peak from Meridian Ranch Boulevard at Stapleton Drive. Downtown Colorado Springs is 30 to 35 minutes, the airport about 30. Those are honest off-peak numbers, but two things blow them up: the westbound morning crawl on Woodmen Road, and winter weather, which out here on open prairie is a real variable and not a footnote. Our advice if you commute daily: drive it once at your actual hour, and once after a storm, before you commit to an address.
The recreation center at 10301 Angeles Road is about 42,000 square feet, with indoor and outdoor pools, fitness space and courts. The newer Fieldhouse adds roughly 45,000 square feet with indoor turf, a suspended running track and childcare space. Past the buildings, the district also maintains eight neighborhood parks plus a 25-acre community park, roughly 24 miles of trail, the street lighting, and the water, wastewater and stormwater systems. Unlike a private club community, access comes with your address instead of a separate membership. That is the honest case for the fee. Whether it is worth it to you comes down to one question: will your household actually use an indoor turf field in January?
King Soopers Marketplace at 7530 Falcon Market Place is the biggest full grocery serving the area, with a pharmacy counter and fuel in the same lot, about ten minutes from most Meridian Ranch addresses. Safeway at 7655 McLaughlin Road is your second full option, and the Walmart Supercenter at 11550 Meridian Market View handles the bulk household run. Inside the community, The Shops at Meridian Ranch at 11868 Stapleton Drive has roughly 80,000 square feet of retail and services for the quick trip. And Sonora's Prime Carniceria on Tourmaline Drive is the independent butcher counter you should know about.
The metropolitan district keeps up eight neighborhood parks plus a 25-acre community park, all connected by roughly 24 miles of trail that links the parks, the recreation center and the fieldhouse without ever putting you on the main road. Dane R. Balcon Memorial Park on Kingston Heath Road is one people genuinely use on a weeknight. Just outside the community, Falcon Regional Park at 10990 Eastonville Road is 215 acres with a 5-acre dog park, and Homestead Ranch Regional Park at 16444 Gollihar Road is 450 acres with a spring-fed pond and over five miles of trail. Countywide, El Paso County Parks holds more than 8,000 acres and 109 miles of trail.
Most of the neighborhood dining is on Stapleton Drive and Tourmaline Drive. Madera's Grill at 9650 Antler Creek Drive is the sit-down Mexican spot by the golf course. JAKs Brewing Company at 11860 Stapleton Drive and Purple Toad Social Tap and Grill at 11870 Stapleton Drive carry the evening trade, and Nanas Kitchen at 11882 Stapleton Drive does breakfast. Over on Tourmaline Drive you have Omelets ETC, Ban Sushi and Sonora's Prime Carniceria. Black Forest Brewing Company East on Maltese Point runs food trucks and outdoor seating, so check which truck is parked there before you head over.
Yes, it is still building out. The master plan covers roughly 2,600 acres, and the community was at about 3,800 homes as of August 2023, with several production and custom builders still working across the filings. Whether that should worry you depends on what you are buying. If you are looking at a lot backing onto what seems like permanent open space, we pull the filing plat rather than trusting the sales office rendering, because that view might be a future phase. If you are buying resale in an established filing, nearby construction mostly means traffic and noise for a while. Where it really matters is if you are selling: new construction competes head-on with your resale listing, and your pricing has to account for whatever a builder is offering that week.
Call, text or send the form. Tell us the address you are curious about and we will send back the comparable sales, the tax and metro district history, and an honest read on whether it is priced to sell. No pressure attached to any of it, and you will not end up on a drip campaign.
Thirty-two pages in three parts: the place, the money and the process, and reference. Twenty-five sections covering what homes actually cost in 80831, the filings one by one, the two school districts inside the ZIP, the metro district, commutes, taxes, utilities and every step from pre-approval to recording.
Thank you. If you have a question you want answered today, call or text us at 719-238-1771.
