Colorado Springs sits at the base of Pikes Peak, about 70 miles south of Denver. The city had 478,961 residents at the 2020 census and has kept growing. People move here for the mountains, the sunshine, and the lower prices compared with Denver. A move to the Springs comes with a few surprises, from thin air to afternoon hail. This guide covers what to know before you pack.
Expect an Altitude Adjustment
The city sits at about 6,035 feet, roughly 750 feet higher than Denver. Newcomers can feel tired, dizzy, or short of breath in the first days. Drink plenty of water, go easy on alcohol, and rest. The air is dry, so lip balm and lotion help. Sunscreen matters, since the sun is strong at altitude. If symptoms are severe, see a doctor.
Weather Changes Fast
The city averages about 243 sunny days a year and about 16.5 inches of precipitation. Snowfall averages about 38 inches a season, and March is the snowiest month. Snow often melts quickly in direct sun. Summer afternoons bring thunderstorms, lightning, and hail. Keep a jacket in your car, even on warm days. More Details about the climate are on the city’s Wikipedia page.
Hail and Insurance
Hail season runs from about May to September, and roof damage is common. Ask your insurer about roof coverage and your deductible before you buy a home. Park under cover when you can.
Wildfire Is a Real Risk
The Waldo Canyon Fire in 2012 destroyed 347 homes in the city, and the Black Forest Fire in 2013 caused more damage. Homes near forested edges may face higher insurance costs. Sign up for Peak Alerts, make an evacuation plan, and keep dead trees and brush away from your house.
Water Rules
Colorado Springs reinstated permanent lawn watering restrictions in December 2019. A water-wise yard can save money and fit local rules. Ask your landlord or HOA about watering schedules and rules.
The Military Is Everywhere
Military bases surround the city. Fort Carson, Peterson Space Force Base, Schriever Space Force Base, Cheyenne Mountain Space Force Station, and the Air Force Academy are all here. The area has nearly 45,000 active-duty troops, and the military and defense industry supply more than 40 percent of the regional economy. Many restaurants and shops offer military discounts. If you work for a defense firm, ask about job stability.
Costs and Housing
Costs run a bit above the national average but below Denver. Median home prices in 2026 guides range from about $415,000 to about $497,000, and rents vary by area. Colorado Springs has no local income tax. Use current listings to check prices.
Traffic and Getting Around
Interstate 25 runs through the city for about 18 miles. Peak hours can slow it, and summer tourist traffic adds to the load. Most people drive. Mountain Metropolitan Transit runs buses, and Bustang offers service to Denver. Colorado Springs Airport serves the region, and Denver International Airport is about an hour away. Test your commute before you sign a lease.
Schools Vary by District
The area has about 15 school districts, and the districts differ in size and style. Academy District 20 is the largest, and others include Colorado Springs District 11, Harrison District 2, Falcon District 49, and Cheyenne Mountain District 12. Charter and private schools add more options. Check zones and choice enrollment rules for your address.
Outdoor Life
Garden of the Gods is free and open to all. Pikes Peak, Seven Falls, the Manitou Incline, and many trails sit close to town. The city manages about 9,000 acres of parks and more than 160 miles of park trails. Tourist season runs from about May through September, and crowds can fill the best-known spots. Go early on weekends.
Recreational Marijuana
Recreational sales began in Colorado Springs in April 2025, after voters approved a change in November 2024. Medical dispensaries had operated for years. Check local rules if this matters to you.
Vehicle Rules
Colorado has emissions rules in some regions, and you may need to register your vehicle soon after you move. Check state and county rules, and look at tire needs for winter driving.
A Moving Checklist
- Visit once in winter and once in summer.
- Compare rent and mortgage costs.
- Check school zones and district rules.
- Ask about hail and wildfire coverage.
- Sign up for Peak Alerts.
- Plan a water-wise yard.
- Drink water, and give yourself a week to adjust.
Final Thoughts
Colorado Springs rewards people who plan. Learn the weather, the risks, and the rules, and you can enjoy the mountains from day one.
