Old Colorado City — Colorado Springs' Most Historic Neighborhood

Old Colorado City predates Colorado Springs itself — and it shows. Established in 1859 as the first permanent settlement in the Pikes Peak gold rush, the neighborhood carries more than a century and a half of history in its streets, its storefronts, and its homes. Today it's one of the few places in El Paso County where you can walk from a Craftsman bungalow built in 1908 to a coffee shop that's been in the same building since the 1920s, and the two feel like they belong together.

For buyers who want character over cookie-cutter, Old Colorado City — OCC, as locals call it — deserves serious attention.

The History Behind the Homes

OCC was incorporated as a separate city before Colorado Springs existed, serving as a supply hub for prospectors working the mountains to the west. When Colorado Springs was established in 1871 and eventually absorbed the older settlement, OCC retained its distinct identity — a scrappier, more working-class counterpart to the more formal development downtown.

That history shows in the housing stock. The neighborhood's residential streets — particularly south of Colorado Avenue — are lined with Craftsman bungalows, Queen Anne cottages, and vernacular working-class homes from the 1890s through 1920s. These aren't the grand Victorians of the Old North End. They're more modest, more varied, and in many cases more intact because they were never grand enough to justify the kind of "updates" that strip original character out of a home.

In 1998, Old Colorado City was designated a National Historic District by the National Register of Historic Places. The commercial district along West Colorado Avenue — the stretch between 24th and 27th Streets — is the core of that designation, but the character extends well into the surrounding residential blocks.

What You'll Find on the Market

OCC's housing market is genuinely diverse, which is part of what makes it interesting for buyers.

• Craftsman bungalows — the most common historic home type, typically built 1905–1930. Expect original hardwood floors, built-in shelving and cabinetry, covered front porches, and natural materials throughout. Square footage is modest — most are 900–1,600 sq ft — but the quality of what's there can be extraordinary.
• Queen Anne cottages — smaller, earlier, and more eclectic than bungalows. Decorative detailing, asymmetrical facades, and steep gable roofs. Rarer than the bungalows but out there.
• Mixed-vintage blocks — OCC has infill from virtually every decade of the 20th century. Not every house is historic, and that variety keeps prices accessible for buyers who want to be in the neighborhood without paying a premium for original character.
• Converted and mixed-use properties — some of the commercial-adjacent streets have properties that have moved between residential and commercial uses over the years. Worth examining carefully before you buy.

Price range: Historic bungalows in good condition typically run $320K–$600K depending on size, condition, and location. Properties needing more work come in lower. OCC is more accessible than the Old North End and downtown for buyers who want genuine historic character at a relatively approachable price point.

Life on West Colorado Avenue

The commercial strip along West Colorado Avenue is one of the best streets in Colorado Springs, full stop. Independent galleries, locally owned restaurants, coffee shops, boutiques, and breweries that have been here for decades give it a texture you don't get in newer parts of the city.

For residents, this is the main draw beyond the homes themselves. Walking to dinner, coffee, and the farmers market isn't something you get in most of Colorado Springs. In OCC, it's a given.

What Buyers Need to Know

The National Historic District Designation

The federal National Historic District designation for OCC is an honor, not a restriction. It doesn't control what you can do with your property. If you're in the commercial core and planning exterior work, you may want to consult with the city, but residential properties are generally free to renovate as they see fit.

Short-Term Rental Potential

OCC's walkability, proximity to Manitou Springs, and proximity to Garden of the Gods make it a strong market for short-term rentals. If you're considering this use, verify current STR regulations with the City of Colorado Springs before making an offer — the rules can change and vary by zone.

Parking

Most OCC bungalows were built before cars were common, which means off-street parking ranges from a single detached garage to none at all. If parking is a priority, check each property individually.

The Inspection

Pre-1940 homes here need the full due-diligence treatment — general inspector, electrician, sewer scope, and possibly a structural engineer for the foundation. The rewards are real, but so is the need to know what you're buying. Read our full guide on what to know before buying a historic home in Colorado Springs.