Fort Carson · El Paso County · six areas
Fort Carson orders: one allowance table, very different price ladders
Every ZIP on this site resolves to the same 2026 housing area, CO046 (COLORADO SPRINGS, CO), so the allowance does not change with the address you pick. What changes is the price. In the El Paso County Assessor's sales file for July 1 to September 30, 2026, the median arms-length single-family sale ran from $345,000 in ZIP 80916 to $725,000 in ZIP 80132.
Source: DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09; El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09; El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09.
Fort Carson in three facts
| Item | Value |
|---|---|
| Installation contact address | Army Community Service, 6303 Wetzel Ave., Bldg. 1526, Fort Carson, CO 80913 |
| 2026 military housing area for 80913 | CO046 (COLORADO SPRINGS, CO) |
| E-5 with dependents, 2026 | $2,358 a month |
Source: MilitaryINSTALLATIONS, Fort Carson, checked 2026-10-09; DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.
The number that decides most of it
Run a first-use VA loan with nothing down at the Freddie Mac 30-year average of 7.40% (week of October 8, 2026) and add the 2025 property-tax levies El Paso County will bill in 2026. Across the core levy stacks of the six areas here, the purchase price at which that payment meets the E-5 allowance falls between $316,000 and $320,000, and between $348,000 and $352,000 for an O-3 (rounded to the nearest $1,000). Colorado's residential tax line is small enough that the levy stack moves the answer by only a few thousand dollars. The price you pay does almost all the work.
Source: Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09; El Paso County Assessor, 2025 and 2026 Property Class & Sub-Class Assessment Rates (PDFs), checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.
Six areas, six angles
- Fountain (80817): a city levy of 16.339 mills, a mostly District 8 parcel base, and a median sale of $393,000.
- Security-Widefield (80911): every single-family parcel in Widefield School District 3, and older homes at the second-lowest median of the six.
- Southwest Colorado Springs (80906): one ZIP, two school districts, and medians more than $400,000 apart.
- Southeast Colorado Springs (80916): the lowest median and the tightest price band on the site, mostly Harrison School District 2.
- Monument (80132): Lewis-Palmer School District 38 and the highest prices covered.
- Falcon (80831): the newest housing stock of the six, mostly School District 49.
Source: El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), checked 2026-10-09; El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, checked 2026-10-09; El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), checked 2026-10-09.
Sources and dates
- DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, opened 2026-10-09.
- DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), opened 2026-10-09.
- El Paso County Assessor, Three Month Sales Report, September 2026 (XLSX, sales recorded July 1 to September 30, 2026), opened 2026-10-09.
- El Paso County Assessor, EPC Parcel Data file (dated 10/6/2026) and file layout, opened 2026-10-09.
- MilitaryINSTALLATIONS, Fort Carson, opened 2026-10-09.
- Freddie Mac Primary Mortgage Market Survey, opened 2026-10-09.
- VA.gov, VA funding fee and loan closing costs, opened 2026-10-09.
- El Paso County Treasurer, Mill Levies, tax year 2025 (billed 2026), opened 2026-10-09.
- El Paso County Assessor, 2025 and 2026 Property Class & Sub-Class Assessment Rates (PDFs), opened 2026-10-09.