Trusted Custom Home Builder in Broadmoor, CO

Broadmoor sits in southwest Colorado Springs at the base of Cheyenne Mountain, generally bounded by Lake Avenue to the north, Highway 115 to the east, Cheyenne Mountain to the west, and the Cheyenne Mountain Zoo area to the south. It carries ZIP code 80906. Elevations across the neighborhood run roughly from about 6,100 feet near the valley floor to around 6,500 feet on the upper hillside lots, which is why some Broadmoor streets have real Pikes Peak views and others sit tucked into the trees along Cheyenne Creek.

Unlike some Colorado Springs-area communities that mix incorporated and unincorporated land under the same mailing address, Broadmoor is not split. The neighborhood, including the resort itself, was annexed into the City of Colorado Springs in 1980 over resident objection, and the Colorado Supreme Court upheld that annexation in 1982. Every Broadmoor property today is inside city limits, which means one zoning code, one building department, and one utility provider apply, even though the character of the lots varies enormously from the resort's original estate district to newer hillside subdivisions.

Cheyenne Cañon, Ivywild, and Stratton Meadows are adjacent, separately named neighborhoods bordering Broadmoor rather than parts of it, which matters when a listing or a map casually lumps them together. We confirm the parcel, its subdivision plat, and its exact zoning before any design work begins, rather than relying on the neighborhood name on a listing sheet.

A common assumption is that Broadmoor's older, architecturally distinct streets carry the same Historic Preservation Overlay protection as the City's designated historic districts. They do not. The City of Colorado Springs' Historic Preservation Overlay zone currently covers a specific, published list of districts, including Old Colorado City, the Old North End, North Weber-Wahsatch, Boulder Crescent, the Colorado School for the Deaf and the Blind, and, as of 2025, the new Parkside Historic District. Broadmoor is not one of the City's designated Historic Preservation Overlay districts, so a Broadmoor project generally does not require Historic Preservation Board review the way a project in the Old North End would.

That does not mean anything goes. Broadmoor's residential zone districts include R-E, Single-Family Estate, with a 20,000-square-foot minimum lot size, and R-1 9, Single-Family Large, with a 9,000-square-foot minimum, along with other zone districts on specific plats, each carrying its own setback and lot coverage standards under the City's Unified Development Code. On top of city zoning, long-standing neighborhoods such as Broadmoor Hills maintain an architectural control committee that reviews exterior changes and new construction against recorded covenants, and volunteer groups such as the Old Broadmoor Neighborhood Association weigh in on neighborhood-scale issues even without formal design authority.

For a custom home or a significant addition, we treat city zoning setbacks, any recorded covenants, and any active architectural control committee as three separate approvals to track, because they do not always point to the same answer. A design that clears city zoning can still need HOA sign-off, and the reverse is also true.

Building permits for Broadmoor, as for the rest of the City of Colorado Springs, are issued by the Pikes Peak Regional Building Department, a joint agency the city and El Paso County formed by intergovernmental agreement in 1966 to provide uniform permitting and inspection across the region. The Regional Building Department reviews construction documents against the adopted building, residential, mechanical, electrical, and fire codes and performs field inspections from foundation to final. City Planning and Development handles the zoning and land-use side of the process, including any required site plan or overlay review, before a project can move to permit.

Some Broadmoor parcels fall inside the City's Hillside Overlay zone, adopted in 1996 and set out in Unified Development Code Section 7.2.610, which applies to areas with significant natural features such as ridgelines, bluffs, rock outcroppings, steep slopes, and sensitive drainage ways. Where it applies, a new single-family home, a residential addition, or a detached structure needs a specific Hillside-compliant site plan reviewed at permit submittal, in addition to standard zoning review. Whether a given Broadmoor lot sits inside the overlay depends on the parcel, not the neighborhood name, so we confirm it against the City's zoning maps before design is finalized.

The 2025 Colorado Wildfire Resiliency Code took effect statewide on July 1, 2025 under 8 CCR 1507-39, and the City of Colorado Springs folded its wildland-urban interface requirements into the city's own Fire Code Appendix K through Ordinance No. 26-18, effective June 30, 2026. Where a Broadmoor property borders open space, dense tree cover, or a canyon edge, this code can affect roofing, siding, vents, decks, and defensible space requirements for new construction and for qualifying exterior remodels.

Broadmoor sits on ground where Cretaceous Pierre Shale claystone bedrock underlies much of the hillside terrain, and that bedrock is not a footnote here. The Colorado Geological Survey has documented multiple landslides in the Broadmoor area over the past several decades, including the Regency Landslide and the Broadmoor Mountain Golf Course Landslide, published in the Survey's Colorado Springs Landslide Susceptibility Map. Record rainfall in 2015 reactivated slow-moving landslides in the Lower Skyway and Broadmoor Bluffs neighborhoods, severely damaging or destroying dozens of homes, and the City subsequently pursued federally funded buyouts of some of the affected properties over the following years.

Published geotechnical research on these slides has traced failure surfaces within weathered claystone atop the Pierre Shale at depths of roughly 3 to 6 meters in the Skyway slide area and roughly 6 to 8 meters in the Broadmoor slide area, both consistent with saturated claystone losing strength on a bedrock contact. This is a known, mapped condition on specific slopes, not a description of every Broadmoor lot, and plenty of Broadmoor parcels sit on stable ground with no landslide history at all.

Because conditions vary so much lot to lot, we never assume a Broadmoor site is stable or unstable based on its neighborhood name. Every new home or major addition starts with a site-specific geotechnical investigation, and where a parcel sits near a mapped slide area or a steep slope, we bring in additional slope-stability review before finalizing the foundation design, grading plan, and drainage strategy.

Several Broadmoor streets back directly onto North Cheyenne Cañon Park or climb into tree cover on Cheyenne Mountain's lower slopes, and those lots carry real wildland-urban interface exposure even though they sit inside city limits. Where the City's wildfire code applies, exterior material choices, vent detailing, deck construction, and defensible space around the structure become part of the design, not an afterthought added at the end.

Broadmoor's street pattern also shapes construction logistics more than in a typical newer subdivision. Many roads, particularly in Old Broadmoor and the streets climbing toward Skyway, are narrower and more winding than a standard city grid, with limited room for staging, deliveries, or crane access. Combined with mature trees that residents and neighborhood associations care about protecting, this means construction access, material staging, and tree protection have to be planned before equipment arrives on site, not improvised once it does.

We coordinate delivery windows, dumpster and equipment placement, and root-zone protection with the same discipline we apply to permitting, because a well-run job site is part of being a good neighbor on these streets, and it is often a practical requirement rather than just a courtesy.

Colorado Springs Utilities, the city's own utility enterprise, provides water, wastewater, electric, and natural gas service throughout Broadmoor. New construction connections carry water and wastewater development charges that scale with lot size under the utility's published development charges and fees schedule, and the current amounts should always be confirmed for the specific lot, since Colorado Springs Utilities revises its rates and development charges on a multi-year cycle. We build the applicable fees into the project budget during preconstruction rather than treating them as a surprise at permit.

Most of Broadmoor falls within Cheyenne Mountain School District 12, one of the region's well-regarded districts, though families should confirm district assignment for a specific address since some outer Broadmoor-adjacent streets can fall into neighboring district boundaries. This school district reputation is part of what continues to drive demand for Broadmoor real estate.

Because Broadmoor was largely built out decades ago, much of today's new construction activity here is infill: a teardown on an older lot, a build-to-suit acreage parcel in a pocket like Old Broadmoor or The Canyons at Broadmoor, or a major addition to an existing estate. That pattern rewards a builder who is comfortable evaluating an existing structure's foundation and systems, coordinating demolition where appropriate, and building new on a lot that was platted for a different era of construction.