Is the West Side the right place for your lifestyle? Here’s everything you need to know.

The West Side of Colorado Springs is one of the most iconic and sought-after areas in the entire city. Known for its dramatic mountain views, immediate access to hiking trails, and charming, character-filled neighborhoods, this part of town offers a lifestyle that feels uniquely “Colorado.”

But living on the West Side also comes with a few essential trade-offs that buyers should understand before choosing this area. This guide breaks down the top pros and cons of the West Side of Colorado Springs to help you make an informed decision.

⭐ Top 5 Reasons People LOVE the West Side of Colorado Springs

1. Unmatched Access to Outdoor Recreation

If you want to live near the mountains, this is the place. The West Side is surrounded by world-class trails and parks, including:

People move here specifically for the outdoor lifestyle—morning hikes, after-work mountain biking, weekend trail runs, and incredible views right from the neighborhood.

2. True Colorado Scenery Everywhere You Look

The West Side showcases everything people imagine when they think of Colorado living:

Towering foothills
Red rock formations
Pine-covered hillsides
Mature trees
Wildlife roaming through neighborhoods

It feels more rustic, natural, and rugged than the newer master-planned communities on the east side of town.

3. Character-Filled, Established Neighborhoods

If you prefer unique homes over cookie-cutter subdivisions, you’ll love the West Side. Popular neighborhoods include:

Mountain Shadows
Rockrimmon
Kissing Camels
Pleasant Valley
Peregrine
Old Colorado City (OCC)

Homes here often sit on more interesting terrain, with mature landscaping and a ton of architectural variety—not just rows of identical homes.

4. Close to Downtown & Major Attractions

The West Side offers easy access to:

Downtown Colorado Springs
Garden of the Gods
Old Colorado City shops & restaurants
I-25
Local breweries and cafes

Commuting is convenient, and entertainment options are just minutes away.

5. Friendly, Laid-Back Community Vibe

People on the West Side tend to be outdoorsy, relaxed, and community-oriented. It’s common to see neighbors chatting on porches, walking dogs on the trails, or meeting for coffee. The slower pace and strong sense of community set it apart from faster-growing areas farther east.

⚠️ Top 5 Cons of Living on the West Side of Colorado Springs

1. Older Homes Compared to Other Parts of Town

In many West Side neighborhoods, homes were built in the:

1980s
1990s
Early 2000s

For buyers with a set budget, this often means choosing between:

a newer home on the northeast side
or an older home with better views on the west side

Many West Side homes may need updates, remodels, or modern improvements.

2. Higher Home Prices in Premium View Areas

Clusters like Peregrine, Kissing Camels, and Mountain Shadows command premium pricing—especially properties with unobstructed mountain or city views. You’re often paying extra for location, scenery, and quick trail access.

3. Traffic During Peak Hours & Tourist Season

Tourists love the West Side, which means more traffic near:

Garden of the Gods
Manitou Springs
Highway 24
OCC

Weekends and evenings—especially in summer—can get busy.

4. Less Direct Sunlight in Winter

This is something many newcomers don’t expect.
Because the mountains sit directly west of these neighborhoods, the sun drops behind the ridge earlier in the day—especially in winter. This results in:

longer periods of shade
slightly cooler temperatures
earlier sunsets than on the east side of town

If abundant winter sunlight is important to you, this is a factor worth considering.

5. Higher Insurance Costs & Fire Risk Awareness

The West Side was significantly impacted by the Waldo Canyon Fire in 2012, which destroyed over 300 homes in Mountain Shadows.

While the community has rebuilt beautifully and wildfire mitigation is strong, this event has influenced:

homeowners insurance rates
wildfire risk zones
inspection requirements
insurance coverage availability

Many buyers are still comfortable purchasing here, but insurance on the West Side can be higher than in lower-risk parts of Colorado Springs.

Schools & School Districts on the West Side of Colorado Springs

One of the significant advantages of living on the West Side is access to some of Colorado’s best schools. Parts of the West Side fall within Cheyenne Mountain School District 12 (D12), which is consistently ranked the #1 school district in Colorado. Families move to the West Side specifically to be within D12’s boundaries because of its exceptional academic reputation, award-winning programs, and strong community support.

Other West Side neighborhoods—including Mountain Shadows, Rockrimmon, and Peregrine—are served by Academy District 20 and Colorado Springs District 11, offering additional school options depending on your exact location. Whether you’re looking for top-rated public schools, charter schools, or proximity to private school options, the West Side provides a wide range of educational opportunities—all within close distance to some of the most scenic neighborhoods in Colorado Springs.

Is the West Side of Colorado Springs Right for You?

The West Side is perfect for buyers who want:

Mountain views
Close hiking access
Unique, established neighborhoods
A relaxed Colorado lifestyle
Quick access to downtown and attractions

It may not be ideal if you want:

Brand-new construction
Maximum sunlight in winter
Lower insurance costs
Modern suburban amenities

But for many, the West Side’s scenery, location, and character make it one of the most desirable parts of Colorado Springs.

For even more in-depth tours, neighborhood insights, and Colorado Springs real estate tips, be sure to check out my YouTube channel: Colorado Springs Best Luxury Neighborhoods & Areas.

You can click on each hyperlink below to view videos on each neighborhood and area:

You can click on each hyperlink below to view inventory and more detailed information about each neighborhood and area.

Your Local West Side Real Estate Expert

I’ve been helping clients buy and sell homes on the West Side of Colorado Springs for more than a decade, and I know the nuances of each neighborhood—Mountain Shadows, Peregrine, Rockrimmon, Kissing Camels, Old Colorado City, and beyond. From understanding wildfire zones and insurance considerations to navigating older home construction, viewing premiums, and school district boundaries, I guide my clients through every detail so they can make confident decisions.

If you’re considering a move to the West Side or want personalized guidance on the best neighborhoods for your lifestyle, contact Fortune Realty anytime—I’m here to help.

Pros and Cons of Living on the West Side of Colorado Springs