Nearly 19,000 Colorado Springs residents signed a petition to stop 6,500 new homes from being built. That's not just neighborhood drama—it's a battle over your property's future value.
June 17th brings one of the biggest votes in Colorado Springs history. Issue 1 decides whether the city annexes 1,900 acres near Schriever Space Force Base for massive housing development. The outcome will shape your home's worth, your neighborhood's feel, and your family's future here.
At The Johnson Team, we've watched Colorado Springs grow for years. We know how development decisions affect neighborhoods, home prices, and family investments. Our goal is to help you understand the facts so you can make an informed decision.
Key Takeaways
-
A vote on June 17 will determine whether 1,900 acres east of Colorado Springs become home to 6,500 new housing units.
-
Supporters cite new housing options and economic growth; opponents are concerned about sprawl, water usage, and wildlife.
-
Property values, infrastructure, and neighborhood character could shift significantly—depending on the outcome.
What Is Issue 1?
Issue 1 asks Colorado Springs voters whether the city should annex 1,900 acres of ranchland for housing development. This area, called Karman Line, sits east of the city near Schriever Space Force Base.
The project would create up to 6,500 new homes, condos, and apartments across 1,900 acres (about 1,400 football fields). It also includes parks, commercial areas, trails, and civic buildings, making it one of the largest developments in city history.
City Council approved this annexation 7–2 in early 2025. Residents opposed to the decision forced a citywide vote. Every voter decides on June 17th.
Why Does It Matter?
This isn’t just about another subdivision—it’s about how and where Colorado Springs chooses to grow. Supporters believe the Karman Line project is a smart way to meet rising housing demand, especially for military families stationed at Schriever. They argue that a large-scale, well-planned development could create healthy competition in the housing market, potentially easing prices and expanding options for middle-income buyers.
They also point to promised investments in infrastructure—roads, utilities, parks, and schools—that could benefit the entire area, not just the new community.
Opponents, however, see a different picture. Many residents worry about sprawl and the burden on existing city services. There are concerns about who pays for extended utilities and whether taxpayer dollars will stretch to support the scale of this growth. The environmental cost is also a major point of contention, especially with the loss of open space and the threat to wildlife habitat like that of the Burrowing Owl.
It’s not just a land use issue—it’s a values issue: how do we balance growth with quality of life?
Who Supports Issue 1?
City Council voted 7–2 in favor. Council member David Leinweber calls it balanced growth.
Developers back the plan, promising $128–147 million in infrastructure investment. Some military families favor the annexation for its proximity to Schriever and added housing availability.
Who Opposes It?
Environmental groups cite threats to the Burrowing Owl, a state-threatened species. Rural residents worry about water demand—estimated at 1,672 acre-feet annually.
Taxpayer advocates oppose the cost of extending city services, and the El Paso County Democratic Party has officially rejected the plan.
Real Estate Market Impacts
The Karman Line development could significantly shape local housing dynamics—whether it moves forward or not.
If Issue 1 passes, residents near the site should be prepared for a few rough years of construction traffic and noise. But over time, new infrastructure—like upgraded roads and parks—could make the area more appealing and even raise nearby property values. The neighborhood will transition from rural land to a suburban hub, with shopping and community features many buyers find attractive.
Across the city, added housing supply may help slow the pace of price increases. More inventory means more options for buyers—particularly military families and first-time homeowners. But sellers may face more competition, especially in mid-range price brackets.
If the measure fails, expect the opposite: tight inventory will continue pushing prices upward, creating challenges for anyone trying to buy. Developers may look elsewhere, but without large-scale planning, future projects may lack the same level of amenities and coordination.
Financial Considerations
Infrastructure costs are estimated at $90–135 million. Colorado Springs Utilities says new users will contribute over time, but shared upfront costs are possible.
Developers have legally committed $128–147 million to roads, parks, utility lines, fire station land, and equipment. Improvements will roll out in phases as development progresses.
Home prices are projected to average $560,000 for single-family homes and $217,500 for condos—below the city’s current condo median.
Water Supply Questions
Colorado Springs Utilities planners report that the projected demand—1,672 acre-feet annually—is within the city’s current water capacity. However, concerns remain among residents and environmental groups about the broader impact of this development, including:
-
Strain on rural water rights
-
Long-term sustainability and drought resilience
-
"Buy and dry" policies and farming impacts
Public Safety Services
Colorado Springs Fire Department and Police Department remain neutral but note the need for expanded services.
Fire coverage: Developers committed to donating land and equipment. Temporary and permanent stations are planned.
Police coverage: Emergency response times currently exceed 17 minutes. A future substation may be needed depending on growth.
New services will be added gradually as neighborhoods are built. Funding will come from a mix of property taxes, developer fees, and builder contributions.
What Military Families Should Consider
The development would sit close to Schriever Space Force Base. Military families may gain:
-
Shorter commutes
-
More housing options
But must weigh:
-
Construction impact
-
Price points and housing availability
Environmental Impact
The land is home to Burrowing Owls and serves as a scenic buffer zone. Development would eliminate most of the habitat.
Mitigation efforts include relocating owls and preserving limited green space—but experts say artificial habitat rarely replaces natural ecosystems.
This is part of a broader discussion: How do we grow while preserving Colorado Springs’ character?
Making an Informed Decision
What to Think About:
-
Your long-term homeownership plans
-
Where you live in relation to the project
-
Your priorities: preservation vs. growth
How to Learn More:
-
Review city and environmental reports
-
Attend public meetings
-
Talk to neighbors and local experts
What Comes Next?
If passed, development begins with environmental reviews and utility planning. Home construction may start by 2028–2030.
If rejected, developers may pursue smaller, less coordinated projects outside city limits.
A Decision About the Future of Growth
Ultimately, this vote comes down to how residents want Colorado Springs to grow:
-
Do we expand strategically with developer-funded infrastructure and long-term housing solutions?
-
Or do we tighten focus on infill development, preserving open land and stretching existing city resources further?
Each side offers a vision for the city’s future. The outcome will not change the market tomorrow, but it will shape housing, affordability, and community design over the next two decades.
What This Means for Your Property
Issue 1 is just one part of the larger story shaping Colorado Springs real estate. Whether you’re a homeowner or buyer, understanding how upcoming developments, infrastructure changes, and policy decisions intersect with the market is key.
That’s where The Johnson Team comes in. We stay ahead of the curve so you don’t have to.
If you’re wondering how Issue 1—or any future city planning decision—might affect your home’s value, let’s talk.
