PCS orders to Colorado Springs on the horizon? You have a tight timeline, a lot of unknowns, and big decisions to make about where to live and how to finance your home. This guide walks you through VA loan basics, commute and neighborhood fit, inspection priorities, and proven PCS timelines that work in El Paso County. You will also find trusted local resources to help you plan with confidence. Let’s dive in.
Why Colorado Springs works for military buyers
Bases and daily life
Colorado Springs is home to Fort Carson, Peterson Space Force Base, Schriever Space Force Base, and the Cheyenne Mountain Complex. That concentration means many neighborhoods already understand PCS timelines and high-turnover cycles near gates. You will find communities that fit fast moves, remote showings, and flexible closing plans. Match the location to your duty station and your schedule first, then evaluate the home.
Climate and maintenance realities
At roughly 6,000 feet of elevation, the Springs sees strong sun, fast weather changes, and winter freeze-thaw cycles. Roofing, siding, and windows take hail and wind seriously, so ask about age and insurance claim history. Driveways and neighborhood snow removal affect winter commute reliability. Choose landscaping that fits semi-arid conditions to keep maintenance in check.
Commute and neighborhood fit
Commute corridors to know
I-25 is the main north-south artery and can stack up at peak hours. Powers Boulevard, North Gate Boulevard, and Marksheffel Road help connect northern and eastern suburbs to Peterson and Schriever. US-24 serves the west side and mountain communities. Test your likely route during your expected shift-change window and consider specific gate access.
Neighborhood types at a glance
- Base-adjacent areas often move quickly and may have more rentals, which can suit short tours and fast resales.
- Suburban communities in the north and south offer yards, HOAs, and a more settled feel.
- Downtown, Old Colorado City, and Manitou Springs offer walkable options with older homes and easy access to city amenities.
- Mountain and foothill areas like Woodland Park or Black Forest deliver space and scenery, but expect longer commutes and wildfire mitigation needs.
VA loan essentials for this market
Core benefits and funding fee
A VA loan can offer no down payment for eligible buyers, competitive rates, and no private mortgage insurance. Review the current rules and eligibility on the VA’s home loan page at VA home loans. Most borrowers pay a VA funding fee unless exempt. See fee amounts and exemptions on the VA’s guide to funding fees and closing costs.
Appraisal, MPRs, and inspections
The VA appraisal checks value and Minimum Property Requirements. It does not replace a full buyer’s inspection. Always keep an inspection contingency and hire local inspectors who provide thorough reports with photos and video. In older or unique properties, consider specialized evaluations when needed.
Condos, HOAs, and underwriting
If you want a condo, confirm the project appears on the VA condo approval list before you write an offer. HOA dues and financials can affect underwriting, so your lender will review them. VA lenders pay close attention to residual income in addition to DTI. Work with a lender who closes VA loans in El Paso County regularly.
Choosing your team
Look for a VA-experienced lender and a Military Relocation Professional. Ask about recent VA appraisals in the Pikes Peak region and how they structure competitive offers. Your agent should plan remote tours, rapid offer prep, and a closing path that fits deployment or TDY realities.
PCS timing and remote buying
Build a realistic timeline
Start serious neighborhood research and connect with a local agent as soon as your orders are confirmed. Many military buyers begin remote searches 90 to 120 days before arrival. Secure VA preapproval early so you can submit offers quickly. Typical mortgage closings run 30 to 45 days from contract acceptance, so align your HHG, lodging, and closing date together.
Virtual tours, contingencies, and closing from afar
Use live video tours, 3D walkthroughs, and drone views to evaluate homes and surroundings. Keep inspection, loan, and appraisal contingencies to protect your timeline while you are remote. If you will be absent on signing day, plan a limited Power of Attorney and ask the title company about remote notarization options. For allowances like TLE, DLA, and storage-in-transit, review current guidance on Military OneSource and confirm details with your installation’s relocation office.
Property due diligence in El Paso County
Radon, wildfire, and flood
Colorado has elevated radon potential. Plan a radon test during inspection and learn mitigation basics from the EPA radon resource. If you are near the foothills or in forested areas, evaluate defensible space and roofing materials. To check flood risk, verify floodplain status through the FEMA Flood Map Service Center and pay attention to site drainage.
Wells, septic, hail, and foundations
Rural properties may use wells and septic systems. Order separate well and septic inspections and confirm permits and maintenance histories. Hailstorms can shorten roof life, so ask for documentation on age, materials, and past claims. Freeze-thaw cycles can stress foundations and flatwork, so call for a specialist if you see settlement, unusual cracks, or grading concerns.
Taxes and public records
Property taxes are set locally and can vary by district. Use the El Paso County Assessor to review assessed values, tax history, and parcel details. Your title company will handle recording, and you can coordinate HOA status letters and dues estimates through your agent.
Market and offer strategy
Read the market, then write strong offers
Inventory and rates change quickly, which affects pricing and competition. Review current El Paso County trends through the Pikes Peak Association of REALTORS market reports and ask your agent for on-the-ground context. A strong preapproval and clean terms help you compete without sacrificing key protections.
Use VA without losing leverage
VA loans are common in Colorado Springs. Many sellers understand VA timelines and requirements. Your agent can present your offer with clear lender contact, fast appraisal targets when possible, and well-communicated milestones. That clarity helps your VA financing stand out in multi-offer situations.
Quick step-by-step checklist
- Confirm VA eligibility and get preapproved with a VA-experienced lender.
- Contact your installation relocation office and a local Military Relocation Professional.
- Narrow neighborhoods by commute, housing type, and community fit. Test routes during your shift-change window.
- Schedule virtual tours and plan a short in-person visit if possible.
- Write offers with inspection, appraisal, and loan contingencies. Add radon and any specialized tests.
- Coordinate title, remote closing or POA, and HHG timing. Confirm TLE or temporary lodging plans.
- Close, move in, and if you later sell or refinance, work with your lender on entitlement restoration as needed.
Local support and resources
- Fort Carson information and relocation services are available through the official site at Fort Carson.
- For Peterson and Schriever, find newcomer and housing guidance on the combined Peterson-Schriever Space Force Base site.
- For PCS allowances and counseling, review programs at Military OneSource.
When you are ready to align your orders, budget, and home search, connect with a local team that understands PCS timing, virtual processes, and VA loans from experience. Get a Free Home Valuation or Relocation Plan with Janet Mall and move forward with clarity.
FAQs
Can I use a VA loan to buy a condo in Colorado Springs?
- Yes if the condo project is VA approved or receives project approval; verify status before you make an offer and plan timelines accordingly.
How soon must I occupy the home with a VA loan?
- VA requires intent to occupy as a primary residence, and deployment or PCS can adjust timelines; confirm details with your lender and the VA.
Is a VA appraisal the same as a home inspection?
- No; always order a buyer’s inspection because the VA appraisal focuses on value and minimum property standards, not full system health.
What should I check for homes near the foothills?
- Review wildfire mitigation, roofing and siding materials, defensible space, and confirm insurance availability and estimated premiums.
How do I close if I am overseas or in transit?
- Ask your lender and title company about e-closing or remote notarization and arrange a limited Power of Attorney well before closing day.
