Higginbotham Flats / Manitou Heights
By Jessica Carcoana · Updated September 2026
A plateau neighborhood overlooking Manitou Springs from the south, also known as Manitou Heights. Homes are a mix of mid-century ranches and mountain cabins on larger lots than the tight in-town streets below. The city is developing the Higginbotham Flats / Manitou Overlook Park with a Seven Rock Cairn Sculpture honoring indigenous tribes, native pollinator gardens, and seating overlooking Engelmann Canyon. The elevated position provides dramatic views but means steeper, narrower roads.
At a glance
Community Anchors
- Garden of the Gods (adjacent, free public park with red-rock formations)
- Pikes Peak Cog Railway (world's highest cog railroad)
- Manitou Incline (2,000-ft vertical gain fitness trail)
- Barr Trail (12.6-mile summit trail to Pikes Peak)
- 11 natural mineral springs throughout town
- Paul Intemann Memorial Nature Trail (4-mile ridge trail)
- Manitou Springs Penny Arcade (historic free arcade)
- Manitou Art Center and galleries
- Soda Springs Park and Memorial Park
- Fountain Creek greenway
- Saturday farmers market (seasonal)
- Annual events: Coffin Races, Fruitcake Toss, Emma Crawford Festival
- Manitou Springs School District D14 (A-minus rating, accredited with distinction)
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Where it sits
Inside Manitou Springs. Approximate area.
Quick answersQuestions about Higginbotham Flats / Manitou Heights
Where is Higginbotham Flats / Manitou Heights?
Higginbotham Flats / Manitou Heights is in Manitou Springs, close to the Manitou Springs center. The map on this page shows its approximate location.
When was Higginbotham Flats / Manitou Heights built?
Homes in Higginbotham Flats / Manitou Heights were built between 1920 and 1970 (historic / mid-century).
What amenities does Higginbotham Flats / Manitou Heights have?
Higginbotham Flats / Manitou Heights amenities include elevated plateau with panoramic valley views, Manitou Overlook Park (under development), Engelmann Canyon trail access, and larger lots than in-town neighborhoods.
How big are the lots in Higginbotham Flats / Manitou Heights?
Typical lots in Higginbotham Flats / Manitou Heights run 5,000–12,000 sq ft.
Which schools are near Higginbotham Flats / Manitou Heights?
Schools near Higginbotham Flats / Manitou Heights include Manitou Springs Elementary, Manitou Springs Middle School, and Manitou Springs High School. Verify enrollment eligibility by address.
How high is Higginbotham Flats / Manitou Heights?
Higginbotham Flats / Manitou Heights sits at about 6,370 feet above sea level.
Parks and Schools
- Higginbotham Flats / Manitou Overlook Park
- Engelmann Canyon
- Manitou Springs Elementary
- Manitou Springs Middle School
- Manitou Springs High School
Verify school assignment by address with the district. Attendance boundaries do not follow neighborhood lines.
Commute and Access
- 5 minManitou Ave
- Old Man's Trail
- High Rd
Transit in Manitou Springs: Mountain Metropolitan Transit Route 36 (Manitou Springs to downtown Colorado Springs) · Free Manitou Springs shuttle (seasonal, downtown and Incline area) · No rail service, nearest Amtrak in Denver or Pueblo
Other Neighborhoods in Manitou Springs
- Peakview$450K–$750K (estimated)
- West Manitou / El Paso Boulevard$275K–$550K (estimated)
- Crystal Park$500K–$1.2M (estimated)
- Crystal Hills$550K–$900K (estimated)
- Cielito Lindo$550K–$700K (estimated)
- Taos Village$345K–$450K (estimated)
- Downtown / Commercial Core$450K–$1.1M (estimated)
- Ruxton$500K–$1.1M (estimated)
- Minnehaha–Pilot Knob$375K–$650K (estimated)
About This Profile
This profile of Higginbotham Flats / Manitou Heights was researched in April 2026. It was last reviewed in September 2026. The price range is an estimate built from comparable nearby neighborhoods rather than from direct listings. Amenity coverage is limited because few public sources describe this neighborhood. Small area with limited listing-specific data; city park plans provide context.
Data sourced from direct and indirect online resources. Details are subject to change over time as we continue to research this area.