City · 15,738 residents · El Paso County, Colorado
Black Forest, Colorado
In Black Forest, a typical home is worth $856,200. Compared with all of El Paso County, the typical home value is 86% higher, typical household income is 61% higher, and the share of households that own their home is 30 points higher.
Black Forest is in El Paso County. The FHA loan limit ($541,650 for a one-unit home), the fair market rents and the help on this page are those of all of El Paso County. See the county
What this place has that others do not, from public data, most unusual first.
1
96% of households in Black Forest own their home, against 66% in El Paso County.
2
The typical home in Black Forest is worth $856,200,86% more than in El Paso County as a whole ($461,000).
3
Nearby, in Cimarron Hills, the typical home value is $368,000: 57% less than in Black Forest ($856,200).
4
The typical household income in Black Forest is $145,460,61% more than in El Paso County as a whole ($90,363).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Black Forest
What homes there are in Black Forest, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Black Forest
El Paso County
Colorado
United States
Kind of home: Black Forest and its comparisons
Measure
Black Forest
El Paso County
Colorado
United States
Detached house
96%
67%
61%
61%
Attached house
Unreliable estimate
8%
8%
6%
Building of 2 to 4
Unreliable estimate
5%
5%
8%
Apartments (5 or more)
Unreliable estimate
17%
23%
19%
Mobile home
Unreliable estimate
3%
4%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
Detached houses, standing on their own, make up 96% of homes here, against 67% in El Paso County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Black Forest
El Paso County
Colorado
United States
Year built: Black Forest and its comparisons
Measure
Black Forest
El Paso County
Colorado
United States
Before 1960
3%
12%
16%
26%
1960–1979
18%
24%
24%
24%
1980–1999
36%
30%
28%
25%
2000–2009
22%
17%
17%
14%
2010 or later
21%
17%
16%
11%
Homes in Black Forest are newer: the typical year built is 1996; in El Paso County, 1989.
In Black Forest, 90% of homes have 3 bedrooms or more, more than in El Paso County (68%).
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500K9%
$500K–$750K23%
$750K–$1M32%
$1M or more32%
Value of owner-occupied homes: Black Forest and its comparisons
Measure
Black Forest
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
Unreliable
$300K–$500K
9%
$500K–$750K
23%
$750K–$1M
32%
$1M or more
32%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Black Forest and its comparisons
Measure
Black Forest
Under $500
Unreliable
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable estimate
With a mortgage
$2,885 a month
El Paso County: $2,145 a month
Without a mortgage
$854 a month
El Paso County: $623 a month
Owners with a mortgage
62%
El Paso County: 72%
In Black Forest, 62% of owners have a mortgage, and their typical cost is $2,885 a month, against $2,145 in El Paso County. Without one it drops to $854.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Black Forest+57%
El Paso County+68%
Colorado+57%
United States+53%
Typical household income
Black Forest+22%
El Paso County+31%
Colorado+32%
United States+29%
Change since 2015–2019: Black Forest and its comparisons
Measure
Black Forest
El Paso County
Colorado
United States
Typical home value
+57%
+68%
+57%
+53%
Typical rent
No data
+45%
+39%
+33%
Typical household income
+22%
+31%
+32%
+29%
Homes in Black Forest gained value more slowly than in El Paso County: 57% since 2015–2019, against 68%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Black Forest and its comparisons
Measure
Black Forest
El Paso County
Colorado
United States
Rental vacancy
Unreliable estimate
3.9%
5.1%
5.5%
Homeowner vacancy
Unreliable estimate
1.0%
0.8%
0.9%
More than one person per room
Unreliable estimate
1.9%
2.4%
3.4%
People per household
2.85
2.48
2.42
2.53
Drive alone
65%
69%
65%
69%
Carpool
Unreliable estimate
9%
8%
9%
Public transit
Unreliable estimate
0%
2%
3%
Walk or bike
Unreliable estimate
4%
3%
3%
Work from home
29%
17%
21%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
On average, a household in Black Forest has 2.85 people, more than in El Paso County (2.48).
In Black Forest, 29% of workers work from home, more than in El Paso County (17%).
Do the math
What would you pay each month for a home in Black Forest?
A typical home costs more than the typical income allows
We start with a typical home in Black Forest, worth $856,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Black Forest, which is $145,460 a year. For that payment to be 28% of income, a household would need to earn about $287,522 a year. Note: at that price the loan is above the FHA limit for El Paso County ($541,650), so FHA would not insure it; the payment is only a reference.
The calculator's FHA and conventional loan limits are those of all of El Paso County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Black Forest. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $29,967 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$6,709
at 7.18% · 30 years
Loan amount
$840,692
Total interest
$1,209,559
Paid off in
November 2056
Includes $14,459 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,394 a month
Tight
$3,394 to $4,364 a month
Hard
more than $4,364 a month
Your payment · 55%
Compared with the typical household income in Black Forest ($145,460 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$5,695
Property tax
$278
Home insurance
$357
FHA mortgage insurance (MIP)
$379
This loan is over the FHA limit
You'd borrow $826,233, but the FHA limit for a one-unit home in Black Forest is $541,650. You'd need a bigger down payment or a different loan.
You need at least $29,967 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $6,709; principal and interest $5,695.
The city and its county
Black Forest and El Paso County
Black Forest is in El Paso County, Colorado. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Black Forest
Map of El Paso County, Colorado, with Black Forest marked. Around it, the neighboring counties.
Black Forest
El Paso County
Other cities with a page
Black Forest's own numbers
Typical home value
$856,200
Typical yearly household income
$145,460
Households that own their home
96%
Effective property tax rate
0.39%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of El Paso County
FHA limit, one-unit home
$541,650
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,621
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
0.7%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of El Paso County.
A typical home in Black Forest is worth $856,200: 86% above the county and 59% above Colorado. With the typical household income in Black Forest ($145,460 a year), a typical home costs 5.9 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Black Forest5.9 years
El Paso5.1 years
Colorado5.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in El Paso County
According to FHFA’s house price index, home prices in El Paso County rose 105% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of El Paso County.
Yearly change in FHFA’s price index in El Paso County, 2016 to 2025
2016: +7.5% +7.5% 2016
2017: +9.4% +9.4% 2017
2018: +10.2% +10.2% 2018
2019: +7.3% +7.3% 2019
2020: +6.1% +6.1% 2020
2021: +16.2% +16.2% 2021
2022: +16.5% +16.5% 2022
2023: −0.4% −0.4% 2023
2024: +2.6% +2.6% 2024
2025: +0.5% +0.5% 2025
Change in FHFA’s price index in El Paso County, Colorado and the United States
Period
County
Colorado
U.S.
Last year (2025)
+0.5%
+0.1%
+2.9%
5 years (2020–2025)
+39%
+38%
+47%
10 years (2015–2025)
+105%
+93%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Black Forest next to El Paso County, Colorado and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Black Forest$856,200
El Paso$461,000
Colorado$539,400
United States$332,700
Typical yearly household income
Black Forest$145,460
El Paso$90,363
Colorado$95,470
United States$80,734
See the full table
Black Forest next to El Paso County and Colorado
Measure
Black Forest
El Paso County
Colorado
U.S.
Typical home value
$856,200 ▲86% above the county
$461,000
$539,400
$332,700
Typical yearly household income
$145,460 ▲61% above the county
$90,363
$95,470
$80,734
Households that own their home
96% ▲30 points above the county
66%
66%
65%
Typical yearly property tax
$3,335 ▲78% above the county
$1,874
$2,602
$3,119
Effective property tax rate
0.39% ▼0.02 points below the county
0.41%
0.48%
0.94%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below El Paso County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Black Forest
For a typical $856,200 home in Black Forest, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Black Forest's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$6,709a month
Above the FHA limit for El Paso County ($541,650)
Down payment
$29,967
Cash to close
$55,653
Rate
7.18%
Mortgage insurance
FHA MIP · $379
Conventional, 5% down$6,552a month
Least cash to close
Down payment
$42,810
Cash to close
$68,496
Rate
7.18%
Mortgage insurance
PMI · $407
Conventional, 20% down, no PMI$5,275a month
Down payment
$171,240
Cash to close
$196,926
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$6,067a month
Down payment
$128,430
Cash to close
$154,116
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Black Forest
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Above the FHA limit for El Paso County ($541,650)
$6,709
$29,967
$840,692
7.18%
FHA MIP · $379
$55,653
580
Conventional, 5% down Least cash to close
$6,552
$42,810
$813,390
7.18%
PMI · $407
$68,496
620*
Conventional, 20% down, no PMI
$5,275
$171,240
$684,960
7.18%
None
$196,926
620*
ITIN, 15% down (example)
$6,067
$128,430
$727,770
8.18%
None
$154,116
Set by the lender
The option that asks for the least cash to close is Conventional, 5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
The Census Bureau publishes no typical rent for Black Forest. Below are the fair market rents for El Paso County.
HUD publishes a fair market rent for all of El Paso County, by unit size. To pay the 2-bedroom one ($1,621 a month) without spending more than 30% of your income, you would need to earn $31.17 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in El Paso County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,129
$21.71
$45,160
1 bedroom
$1,380
$26.54
$55,200
2 bedrooms
$1,621
$31.17
$64,840
3 bedrooms
$2,245
$43.17
$89,800
4 bedrooms
$2,574
$49.50
$102,960
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Black Forest
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Black Forest has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,400 in 80106 to $1,710 in 80908.
1 of the 2 is above the fair market rent for El Paso County ($1,621).
Fair market rent by ZIP code, HUD area and size in Black Forest, fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.
80106
Denver-Aurora-Centennial, CO
$1,030
$1,190
$1,400
$1,900
$2,160
80908
Colorado Springs, CO
$1,180
$1,390
$1,710
$2,420
$2,840
ZIP code2 bd3 bd
80106 $1,400$1,900
80908 $1,710$2,420
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Black Forest when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There is 1 HUD-approved agency with an office in El Paso County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Black Forest or El Paso County. The ones below are statewide in Colorado: they work in Black Forest the same as in the rest of the state.
Colorado state agency help with the down payment or closing costs: a grant of up to 3% of the mortgage or a deferred second mortgage of up to 4%, both capped at $25,000.Offered by Colorado Housing and Finance Authority (CHFA).
$25,000 from the Colorado state agency for the down payment of first-generation buyers (neither you nor your parents have owned a home); repaid when you sell, refinance or pay off the mortgage.Offered by Colorado Housing and Finance Authority (CHFA).
The HUD-approved agencies closest to the center of Black Forest, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
CE
Community Economic Defense Project Cedp- Colorado Springs
No legal help resource on our list is for Black Forest or El Paso County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Black Forest and all of El Paso County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Black Forest?
The typical home value in Black Forest is $856,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in El Paso County it is $461,000.
What is the FHA loan limit in Black Forest?
Black Forest uses the FHA limit for all of El Paso County (2026): $541,650 for a one-unit home and $1,041,650 for a four-unit home.
How much property tax do owners pay in Black Forest?
The typical homeowner in Black Forest pays $3,335 a year, according to the U.S. Census Bureau. That is 0.39% of the home’s value; in El Paso County, the rate is 0.41%.
Where can I find free help to buy or rent in Black Forest?
There is 1 HUD-approved counseling agency with an office in El Paso County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
