By Jessica Car · Updated July 2026
Artsy mountain town at the foot of Pikes Peak, mineral springs, galleries, and the Incline
Manitou Springs sits 6 miles west of Colorado Springs at the foot of Pikes Peak, a National Historic District of about 5,400 people that has been drawing visitors to its mineral springs since 1872. It is the smallest community on this site, and it carries the biggest personality.
The frame for buyers: a genuinely walkable, artsy mountain town with world-class natural attractions at the doorstep, ten minutes from a full-service city.
No community in the region is harder to pin a number on. Estimates of the 2026 median run from about $538K to $675K, with some readings as high as $735K; sales volume is so low that a handful of closings can swing the figure, and prices carry a premium over Fountain or Peyton. The stock itself tells the town's story: historic pre-1940 homes dominate, which means character in abundance along with small lots, limited parking, and renovation budgets. New construction is rare.
Estimated monthly cost at the $605,000 median home price and a $500 car payment. Open the calculator to adjust for your situation.
Estimated monthly cost
$5,332 – $5,732/mo
Covers housing, transportation, utilities, and groceries.
See the full breakdown: mortgage at today's rate, property tax at Manitou Springs's mill levy, utilities at local provider rates, and a gas estimate tuned to the commute distance. Adjust sliders to model your own budget.
The attractions read like a much bigger town's brochure. The Manitou Incline climbs 2,744 steps and 2,000 vertical feet straight up a mountainside, the rebuilt Pikes Peak Cog Railway runs to the 14,115-foot summit, and Garden of the Gods, 1,367 acres and free to enter, sits next door alongside Red Rock Canyon, Cave of the Winds, and the Manitou Cliff Dwellings.
Downtown keeps its own pace: a free self-guided tour of eight natural mineral springs, the vintage Penny Arcade, and a Main Street of galleries and brewpubs anchored by the Manitou Art Center in a designated Creative District. The calendar leans delightfully offbeat, from the nationally famous Emma Crawford Coffin Races each October to the Wine Festival and Carnivale. Dining runs from the historic Cliff House to Savelli's Pizza and the brunch institution Adam's Mountain Cafe. There is no full grocery in town; Colorado Springs is 10 minutes east.
Manitou Springs School District 14 is one of Colorado's smallest independent districts: one elementary, one middle school, and a high school of about 400 students, rated B-plus, with unusually strong arts and outdoor programs for its size.
District boundaries are complex in Denver. Verify school assignment by address.
The Manitou Avenue core earns its Walk Score of 84; the residential hillsides above it are another matter, and a car is the practical answer there. Mountain Metro Route 36 runs into Colorado Springs, which sits 10 to 15 minutes east on US-24. Denver is 75 to 85 minutes away, a trip for occasions rather than commutes.
Manitou Springs fits buyers who want a walkable, characterful mountain town with the Incline and Garden of the Gods as the backyard and a full-service city ten minutes down the road. For creative work and outdoor obsession, nothing else in the region compares.
The trade-offs come with the charm. Historic homes mean renovation costs, small lots, and scarce parking; there is no full grocery in town; and more than 2 million annual visitors bring real traffic and parking pressure along with a busy local economy. Buyers who embrace the quirk get a town without a regional peer. Buyers wanting newer homes, space, or a quiet routine should look elsewhere.
The effective property tax rate is 0.43% in El Paso County, less than half the national median, and combined sales tax runs about 8.25%. Colorado Springs Utilities supplies water, electricity, and gas, and internet options are strong, with Quantum Fiber, CenturyLink, and Xfinity all serving town. At 6,320 feet, plan on 50 to 60 inches of snow a year, and wildfire risk is moderate; the Waldo Canyon Fire burned nearby in 2012.
Updated June 2026
Communities in the same region, same county, or a similar price tier as Manitou Springs.
Manitou Springs is served by Manitou Springs School District 14, rated B+ by Niche. It is one of Colorado’s smallest independent school districts with just one elementary, one middle, and one high school. Manitou Springs High School enrolls approximately 400 students and has a strong arts and outdoor program focus. Small class sizes are a defining feature of the district.
Manitou Springs is approximately 6 miles west of Colorado Springs via US-24. Off-peak drive time to downtown Colorado Springs is 10–15 minutes. Denver is 75–85 minutes north on I-25 and is not a practical daily commute. Mountain Metro Route 36 provides limited bus service to Colorado Springs; otherwise the area is car-dependent.
As of 2026, the median home value in Manitou Springs ranges from $538K (Zillow average value) to $675K (Redfin median sale price, up 15% year-over-year). Realtor.com lists $735K. This is a low-volume market with significant price volatility. Historic homes dominate the inventory, many are pre-1940 with character but may require renovation.
The Manitou Incline is one of Colorado’s most famous hikes, 2,744 steps gaining 2,000 feet in one mile. The Pikes Peak Cog Railway (newly rebuilt in 2021) offers a scenic 9-mile ride to the 14,115-foot summit. Garden of the Gods is adjacent with 1,367 acres of red sandstone formations and free admission. Red Rock Canyon Open Space provides 1,474 acres for hiking, mountain biking, and climbing. Cave of the Winds offers guided tours, a Via Ferrata, and zip lines.
Manitou Springs has a concentrated dining scene along walkable Manitou Avenue: • The Cliff House dining room, historic hotel, upscale dining • Savelli’s Pizza, local favorite since 1996 • Sahara Cafe, Mediterranean and Middle Eastern cuisine • Adam’s Mountain Cafe, brunch institution The town has 3+ breweries and taprooms including Manitou Brewing Company and Kinfolk Brewing. Multiple cafes line Manitou Avenue.
UCHealth Memorial Hospital in Colorado Springs is the nearest major hospital, approximately 10 minutes east on US-24. Colorado Springs’ full hospital and specialist network is accessible within a 10-minute drive.
