Custom Home Builder in the Broadmoor Area, Colorado Springs

Foothill Terrain and What It Demands

The Broadmoor area does not build like the flats. Lots follow the terrain -- sloped, terraced, and oriented for views rather than street presence. Walk-out basements are common. Grade changes between the street and the building pad can be significant. Site work costs more here than on flat suburban lots, and design decisions that ignore the topography produce homes that fight their sites rather than work with them.

We design for the slope. Walk-out lower levels, view-oriented living spaces, outdoor decks positioned for Cheyenne Mountain to the west and city lights to the east, and building envelopes that work with the grade rather than cutting across it. These are design-phase decisions, not construction afterthoughts.

Wildfire Exposure

The Broadmoor area borders Cheyenne Mountain State Park and Stratton Open Space. Scrub oak and ponderosa pine are part of what makes the neighborhood beautiful and part of what creates fire exposure. Broadmoor Resort Community was specifically developed with fire mitigation zones built into the community plan. Material selection -- roofing, siding, decking, and venting -- matters here for both insurance purposes and practical safety. We specify exterior materials with wildfire exposure in mind on every Broadmoor project, and defensible space is part of how we think about site design.

HOA Structure Varies by Sub-Neighborhood

This is the most important variable to establish at the start of any Broadmoor project. The area is not governed by a single HOA. Every sub-neighborhood has its own situation.

Broadmoor Resort Community is a fully gated community of 573 acres with its own homeowners association, architectural review process, 24-hour security, and HOA fees that can reach $700 per month. Any exterior construction project in BRC requires HOA review before a building permit is issued.

Broadmoor Hills is a covenant-protected neighborhood of 140 custom homes with a voluntary HOA that maintains an Architectural Control Committee.

Broadmoor Heights has no mandatory HOA in most of the neighborhood, giving owners more flexibility on exterior decisions.

Broadmoor Bluffs encompasses approximately 20 separate subdivisions, each with its own covenants and HOA situation. Some have active architectural review. Others are minimal or absent.

Stratton Forest, Broadmoor Glen, and other sub-neighborhoods each operate under their own arrangements.

We confirm which HOA structure and covenants apply to your specific parcel before any design or permitting work begins. This is not a detail to discover mid-project.

Permitting

All Colorado Springs building permits, including the Broadmoor area, go through Pikes Peak Regional Building Department. For HOA communities with architectural review, that review must be completed before or alongside the permit application. We manage both processes.

No Historic Preservation Overlay

Unlike the Old North End, the Broadmoor area has no city-imposed Historic Preservation Overlay Zone. There is no Historic Preservation Board review required for exterior work. HOA covenants govern design standards in the communities that have them, but the city-level review layer does not apply here. Projects move on a simpler regulatory track.

Full Municipal Utilities

The Broadmoor area has full Colorado Springs Utilities service -- water, sewer, natural gas, and electric -- throughout.

Whole-Home Renovations

Mid-century ranches are the most common renovation opportunity in the Broadmoor area. Many were built in the 1950s through 1970s on lots with excellent views and strong bones, but with interior configurations and mechanical systems that no longer reflect how people live or what the market expects at this price point. A comprehensive renovation -- layout reconfiguration, full mechanical replacement, kitchen and bath gut, exterior update -- transforms a dated property into a home that belongs in the Broadmoor at the level buyers expect.

We work in mid-century homes regularly and understand the structural patterns, the original material characteristics, and the approach to updating them without producing a result that looks like it was renovated rather than built.

Home Additions

Adding square footage to an existing Broadmoor home -- a primary suite, a great room extension, a finished lower level, a screened outdoor living space -- is a legitimate project in most sub-neighborhoods when the lot has room and the design responds to the existing structure. We design additions that integrate with the existing home's architecture rather than reading as obvious attachments, and we account for HOA covenants and setback requirements before any design is finalized.

For foothill lots, outdoor living additions are particularly high-value. A covered deck or screened porch positioned correctly on a Broadmoor lot captures views that can justify the investment on their own.

See our approach to home additions

Teardown-Rebuild

Occasionally a non-contributing structure on a strong Broadmoor lot makes more sense to replace than renovate. Where the land has value the existing building cannot capture -- on a view lot where the home's orientation is wrong, on a sloped site where the original footprint does not take advantage of the terrain, or where deferred maintenance makes a rebuild more economical than comprehensive renovation -- we can design and build a fully custom replacement home that maximizes what the lot can offer. HOA review applies in governed communities and is part of our project planning from the start.

Rare Infill and Custom Lots

A small number of vacant lots remain in the Broadmoor area, particularly in the upper foothill zones and within Broadmoor Resort Community. When these come available they represent genuine opportunities to build a new custom home in one of Colorado Springs' most desirable and land-constrained markets. We evaluate infill lots for slope, site work requirements, view corridors, HOA covenants, and permit feasibility before any design commitment.

HPB review.

See how our design-build process works.