Black Forest, Colorado
Area Profile
15,738 residents. Public schools, jobs, income, housing cost, climate and natural-hazard risk for Black Forest, in El Paso County.
How this area ranks
Data updated · 14 sourcesUnemployment is 4.3% and median household income $145,460, putting employment conditions in the middle range of cities measured. The unemployment rate is published for El Paso County, CO, which contains Black Forest, rather than for Black Forest alone.
In the public schools here, 46% of students met the state standard in mathematics, with 17.8 students for every teacher.
Development activity is both elevated and accelerating — 5,387 housing units permitted over the past twelve months, up 30% on the prior year. The permit count and 1 other measure here are published for El Paso County, CO, which contains Black Forest, rather than for Black Forest alone.
These sentences are written by fixed rules from the measurements below — a statement appears because a number crossed a stated threshold, and the values behind it are stored with it. No figure anywhere on this site is invented, estimated or inferred to fill a gap. How this works.
At a glance
Jobs & opportunity
Unemployment across El Paso County, CO, which contains Black Forest, is 4.3%, lower than in 51% of the 4,226 measured US cities.
Employment across El Paso County, CO, which contains Black Forest, fell 1.9% over the past year, to 361,077 employed residents.
57% of adults hold a four-year degree, higher than 92% of measured US cities.
Median household income of $145,460 is higher than in 95% of measured US cities.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Income of new arrivalsEl Paso County, CO’s figurefiling years 2022–2023 | $65,805 | 37th percentileof 4,101 | filing years 2022–2023 |
| Income of those who leftEl Paso County, CO’s figurefiling years 2022–2023 | $66,007 | 37th percentileof 4,101 | filing years 2022–2023 |
| Median household income ±$14,0412024 ACS 5-Year | $145,460 | Top 5%of 29,223 | 2024 ACS 5-Year |
| Per capita income ±$6,7502024 ACS 5-Year | $67,106 | Top 7%of 31,420 | 2024 ACS 5-Year |
| Poverty rate ±2%2024 ACS 5-Year | 4.9% | Top 24%of 31,773 | 2024 ACS 5-Year |
| Average commute ±2.4 min2024 ACS 5-Year | 31.3 min | Bottom 28%of 31,543 | 2024 ACS 5-Year |
| Bachelor's degree or higher ±4%2024 ACS 5-Year | 56.5% | Top 8%of 31,919 | 2024 ACS 5-Year |
| Drove alone to work ±11%2024 ACS 5-Year | 64.7% | 18th percentileof 31,433 | 2024 ACS 5-Year |
| EmploymentEl Paso County, CO’s figureJuly 2026 | 361,077 | Top 23%of 4,226 | July 2026 |
| Employment change (3 years)El Paso County, CO’s figureJuly 2026 | −1.6% | Bottom 30%of 4,226 | July 2026 |
| Employment change (year over year)El Paso County, CO’s figureJuly 2026 | −1.9% | Bottom 22%of 4,226 | July 2026 |
| Labor forceEl Paso County, CO’s figureJuly 2026 | 377,349 | 77th percentileof 4,226 | July 2026 |
| Labor force participation ±4%2024 ACS 5-Year | 72.1% | Bottom 31%of 31,513 | 2024 ACS 5-Year |
| Mean annual wageColorado Springs, CO Metro Area’s figure2025 OEWS | $70,780 | Top 42%of 3,729 | 2025 OEWS |
| Median annual wageColorado Springs, CO Metro Area’s figure2025 OEWS | $52,710 | Top 42%of 3,729 | 2025 OEWS |
| Public transit to work ±0.3%2024 ACS 5-Year | 0.0% | 1st percentileof 31,433 | 2024 ACS 5-Year |
| Unemployment change (year over year)El Paso County, CO’s figureJuly 2026 | +0.1% | Bottom 41%of 4,226 | July 2026 |
| Unemployment rateEl Paso County, CO’s figureJuly 2026 | 4.3% | Top 49%of 4,226 | July 2026 |
| Worked from home ±5%2024 ACS 5-Year | 28.6% | 94th percentileof 31,433 | 2024 ACS 5-Year |
Median household income, successive ACS releases
Largest occupations — Colorado Springs, CO
| Occupation | People employed | Median annual wage |
|---|---|---|
| Fast Food and Counter Workers | 11,470 | $34,420 |
| Stockers and Order Fillers | 9,110 | $41,440 |
| Retail Salespersons | 8,820 | $36,060 |
| Registered Nurses | 6,800 | $96,140 |
| Cashiers | 5,900 | $35,740 |
| Home Health and Personal Care Aides | 5,730 | $37,530 |
Searches the 40 largest occupations here that have a published wage.
Occupational employment and wages are published for metropolitan areas rather than for individual cities or ZIP areas, so these describe the wider labor market this location sits in. 2025 OEWS, U.S. Bureau of Labor Statistics.
The Bureau of Labor Statistics publishes city-level labor data only for places of 25,000 or more. This is the figure for El Paso County, CO, which contains this city.
46% of students met the state standard in mathematics and 65% in reading, across the schools here that reported results.
There are 17.8 students for every full-time teacher across 7 public schools, more than in most measured places.
| School | District | Students | Per teacher | Math | Reading |
|---|---|---|---|---|---|
| Pine Creek High School | Academy School District No. 20 in the county of El Paso an | 1,875 | 18.9 | 56% | 79% |
| Grand Peak Academy · charter | El Paso County Colorado School District 49 | 608 | 19.6 | 32% | 46% |
| Encompass Heights Elementary School | Academy School District No. 20 in the county of El Paso an | 583 | 19.4 | — | — |
| Edith Wolford Elementary School | Academy School District No. 20 in the county of El Paso an | 372 | 18.6 | 42% | 51% |
| Ray E Kilmer Elementary School | Lewis-Palmer Consolidated School District No. 38 in the co | 300 | 13.0 | 47% | 61% |
| Elbert Elementary School | Elbert School District No. 200 | 141 | 14.1 | 15% | 45% |
| Elbert Junior-Senior High School | Elbert School District No. 200 | 136 | 10.5 | 8% | 27% |
19.2% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with, not how the schools perform, so it is shown and not scored.
Public schools only, from the NCES Common Core of Data, placed by ZIP code — which schools are in this place, not which one a particular address is zoned for. A dash in a proficiency column is a gap in the federal file, not a bad result. Proficiency is measured against Colorado’s own standard, so it is ranked within state. How to read school figures.
Housing & affordability
How it’s calculated — housing affordability →Prices for everything a household buys run about 2% below the national average — the Bureau of Economic Analysis index reads 98.1, against 100 for the nation. Nationally, housing drives most of the spread between places in this index; other goods vary far less.
The Federal Housing Finance Agency’s house price index for the Colorado Springs, CO Metro Area is up 23% over five years, and up 0.1% over the last year. It follows repeat sales of the same homes, so it measures price change rather than which homes happened to sell.
Homeowners here who pay a tax bill pay a median of $3,335 a year in real estate taxes, about 0.39% of the median home value.
At HUD’s Fair Market Rent of $1,890 a month for a two-bedroom, keeping rent to 30% of income takes a household income of about $75,600 a year, about 52% of the median household income here of $145,460.
The typical renter household here spends 14% of its income on rent, below the 30% threshold at which a household is considered cost-burdened.
A median home at $856,200 costs 5.8 times the median income of its owner-occupied households, $148,393, well above the historic benchmark, at a level conventionally described as seriously unaffordable.
Prices here run about 2% below the national average. The spread between places is driven mostly by housing — goods vary far less — and this excludes taxes.
Published for the Colorado Springs, CO Metro Area as a whole. Prices are regional — people shop, commute and rent across a metropolitan area rather than within a city boundary — so this describes the cost of living around this place better than a figure drawn to its own limits would.
The figures above are measured against Black Forest’s median household income of $145,460, which describes the place rather than you. Enter your own and the ratio is recomputed against it. It stays in this browser.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Cost of living indexthe Colorado Springs, CO Metro Area’s figure2023 | 98.1 | Top 37%of 3,700 | 2023 |
| Home price change (1 year)the Colorado Springs, CO Metro Area’s figure2026 Q2 | +0.1% | 8th percentileof 4,154 | 2026 Q2 |
| Home price change (5 years)the Colorado Springs, CO Metro Area’s figure2026 Q2 | +22.8% | 8th percentileof 4,154 | 2026 Q2 |
| Home price change (10 years)the Colorado Springs, CO Metro Area’s figure2026 Q2 | +97.7% | 58th percentileof 4,154 | 2026 Q2 |
| Home price to income ±0.62024 ACS 5-Year | 5.8 | Bottom 5%of 26,815 | 2024 ACS 5-Year |
| Homeownership rate ±10%2024 ACS 5-Year | 95.8% | 87th percentileof 31,717 | 2024 ACS 5-Year |
| Housing units ±4382024 ACS 5-Year | 5,638 | 90th percentileof 32,177 | 2024 ACS 5-Year |
| Market rent, one bedroomFY2026 | $1,533 | Bottom 41%of 4,072 | FY2026 |
| Market rent, three bedroomFY2026 | $2,665 | Bottom 30%of 4,072 | FY2026 |
| Market rent, two bedroomFY2026 | $1,890 | Bottom 37%of 4,072 | FY2026 |
| Median home value ±$32,6402024 ACS 5-Year | $856,200 | 97th percentileof 29,111 | 2024 ACS 5-Year |
| Median property taxes ±$1772024 ACS 5-Year | $3,335 | 77th percentileof 26,440 | 2024 ACS 5-Year |
| Owner household income ±$14,7412024 ACS 5-Year | $148,393 | Top 7%of 27,548 | 2024 ACS 5-Year |
| Property tax rate ±0.03%2024 ACS 5-Year | 0.39% | 5th percentileof 20,543 | 2024 ACS 5-Year |
| Rent as a share of income ±34%2024 ACS 5-Year | 13.8% | Top 3%of 22,950 | 2024 ACS 5-Year |
| Seasonal and second homes ±872024 ACS 5-Year | 58 | 84th percentileof 32,330 | 2024 ACS 5-Year |
| Second homes2024 ACS 5-Year | 1.0% | 62nd percentileof 31,895 | 2024 ACS 5-Year |
| Vacancy rate2024 ACS 5-Year | 1.3% | 18th percentileof 31,769 | 2024 ACS 5-Year |
| Vacant housing units ±1202024 ACS 5-Year | 129 | 70th percentileof 32,330 | 2024 ACS 5-Year |
These measures come from the same ACS release as the income they are compared with. They compare housing cost with local earnings only: transport, groceries, healthcare, insurance and taxes are not in them. How to read affordability, the two rent figures and the cost-of-living index.
Growth & development
How it’s calculated — growth →Development Momentum
An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.
Federal tax returns show that people moving in from elsewhere in the US and people moving out roughly balanced across El Paso County, which contains Black Forest, in the most recent year. Households that moved in reported an average income of $65,805, close to the $66,007 of households that moved out.
At 7.3 permitted units per 1,000 residents, building activity is above the median for measured US cities. The permit rate is published for El Paso County, CO, which contains Black Forest, rather than for Black Forest alone.
People moving in and out
Where newcomers came from
- Arapahoe County, CO 1,273 people · 2.6% of arrivals
- Douglas County, CO 1,205 people · 2.5% of arrivals
- Pueblo County, CO 1,145 people · 2.3% of arrivals
- Denver County, CO 1,040 people · 2.1% of arrivals
- Maricopa County, AZ 924 people · 1.9% of arrivals
Where people who left went
- Pueblo County, CO 1,671 people · 3.4% of departures
- Douglas County, CO 1,213 people · 2.5% of departures
- Denver County, CO 1,085 people · 2.2% of departures
- Arapahoe County, CO 1,009 people · 2.0% of departures
- Maricopa County, AZ 915 people · 1.9% of departures
Based on the address on federal tax returns, compared with the same filers a year earlier. It counts people who file, and sees a move only when the address on a return changes. Domestic moves only: people arriving from abroad are left out. This is the figure for El Paso County, CO. IRS Statistics of Income, filing years 2022–2023.
The Census Bureau's Building Permits Survey lists only jurisdictions that issue their own permits, and Black Forest, CO is not one. This is the figure for El Paso County, CO, which contains this city.
Weather & climate
5 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 87°F and January a low of 19°F.
Normal annual precipitation is 15.9 inches, including 32.5 inches of snow.
Air quality measures a median index of 49, in the Good band, and about 14 days a year pass 100, the threshold at which the air is unhealthy for sensitive groups.
Precipitation
| Metric | Value | Source period |
|---|---|---|
| 90th percentile air quality index2024 calendar year | 80 | 2024 calendar year |
| Annual precipitation1991-2020 Normals | 15.9" | 1991-2020 Normals |
| Annual snowfall1991-2020 Normals | 32.5" | 1991-2020 Normals |
| Average January low1991-2020 Normals | 19°F | 1991-2020 Normals |
| Average July high1991-2020 Normals | 87°F | 1991-2020 Normals |
| Comfortable months1991-2020 Normals | 5 | 1991-2020 Normals |
| Days above AQI 1002024 calendar year | 14 | 2024 calendar year |
| Median air quality index2024 calendar year | 49 | 2024 calendar year |
| Seasonal temperature swing1991-2020 Normals | 41°F | 1991-2020 Normals |
Air quality
A comfortable median and a bad tail are different problems. Wildfire smoke and summer ozone show up in the worst tenth of days, not in the middle of the year.
Climate figures are thirty-year normals, not current conditions. Air quality is measured by EPA monitors and published by county only where a monitor sits; a county without one shows nothing rather than an estimate, and a county reading is still the county’s. How to read climate and air quality.
Physical risk
The hazards accounting for most of this area's expected annual loss are inland flooding, wildfire and tornado, with inland flooding alone responsible for 47% of it. Inland flooding and tornado are independently rated low or minimal nationally, so this describes how the loss is composed, not how large those hazards are.
Low or minimal exposure: winter weather, lightning, tornado, inland flooding, strong wind, avalanche, cold wave, heat wave, earthquake, volcanic activity, ice storm, drought, landslide, coastal flooding, tsunami, hurricane.
Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. City values are the population-weighted mean of the counties the city overlaps, using AreaProfile place-to-county land-area weights. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.
These are deaths, not offenses — they say nothing about burglary, theft or assault.
El Paso County records 3.2 homicide deaths per 100,000 residents a year, near the middle of counties measured. The CDC does not publish this below county level.
Firearm deaths of all intents run at 17.3 per 100,000 — more than the homicide rate, since the figure counts suicides and accidents as well as homicides.
Drug overdose deaths run at 19.6 per 100,000 residents in El Paso County.
Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides, so the firearm figure and the homicide figure above it count some of the same deaths twice over. They overlap and should not be added together.
Death rates are crude rates — deaths divided by population, not adjusted for age — except where a count was too small for the CDC to publish and it modeled the rate, which the card marks. They come from provisional death certificate records, published by the CDC by county and not below it. So they describe the county around Black Forest (El Paso County) rather than Black Forest itself. They are shown and not scored. How to read death rates.
What this profile does not cover
Each of these is absent for a reason, not by oversight. The Area Score is calculated without them; the weighting is on the methodology page.
- Reported crime
- Offenses reported to police are published by department rather than by town, so AreaProfile shows a rate only on city profiles, and only where that city’s department submitted every month of a year. Either no municipal department reports for this place — many smaller communities are policed by the county — or its department did not report every month of the year. Either way there is no figure to show. A partial year is never scaled up to look complete, and arrest counts or news volume are never substituted for it.
- Taxes
- Income and sales taxes are not published: no source covers them nationally with a method open enough to check. Property taxes are shown in the housing section but are not part of the score. The cost-of-living index above is a price level for all consumption, not a household budget, and it excludes taxes. Nothing here is individualized tax advice.
- Anything about a specific address
- Every figure describes an area, not a street or a house.
Access
9 major airports lie within 100 miles, the nearest City of Colorado Springs Muni at 18 miles.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Broadband access ±3%2024 ACS 5-Year | 96.6% | Top 18%of 31,588 | 2024 ACS 5-Year |
| Distance to major airportNASR current cycle | 18 mi | Top 50%of 4,226 | NASR current cycle |
| Major airports within 100 milesNASR current cycle | 9 | Top 5%of 4,226 | NASR current cycle |
| No internet access ±1%2024 ACS 5-Year | 1.9% | Top 19%of 31,588 | 2024 ACS 5-Year |
| Airport | Code | Distance | Longest runway |
|---|---|---|---|
| City of Colorado Springs Muni | COS | 18 mi | 13,500 ft |
| Centennial | APA | 36 mi | 10,001 ft |
| Colorado Air and Space Port | CFO | 50 mi | 8,002 ft |
Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.
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Other cities in Colorado Springs, CO
Same metropolitan area, measured the same way| City | County | Population | Area Score | Compare |
|---|---|---|---|---|
| Colorado Springs | El Paso County | 487,887 | 57 | Colorado Springs vs Black Forest |
| Security-Widefield | El Paso County | 37,345 | 55 | Security-Widefield vs Black Forest |
| Fountain | El Paso County | 29,300 | 53 | Fountain vs Black Forest |
| Cimarron Hills | El Paso County | 19,817 | 52 | |
| Fort Carson | El Paso County | 18,019 | 50 | |
| Monument | El Paso County | 11,735 | 62 |
Every city here is measured on the same scale from the same source releases, so the comparison is like for like. A higher Area Score reflects AreaProfile’s standardized weighting rather than a judgment about which is the better place to live.
Similar places
Matched on AreaProfile signals, not geographyCompare
Put Black Forest side by side with a similar place.
Moving to Black Forest from somewhere else?
You get the difference in prices, rent and weather, and the income that would keep pace.
Data & methodology
| Used for | Source | Source period |
|---|---|---|
| Access | Federal Aviation Administration Airports (NASR) — Aeronautical Data Delivery Service | NASR current cycle |
| Physical risk | Federal Emergency Management Agency National Risk Index | National Risk Index December 2025 (v1.20.0) |
| Demographics, Income | Internal Revenue Service, Statistics of Income Division U.S. Population Migration Data (county to county) | filing years 2022–2023 |
| Climate | NOAA National Centers for Environmental Information U.S. Climate Normals 1991–2020 (Monthly) | 1991-2020 Normals |
| Housing | U.S. Bureau of Economic Analysis Regional price parities and county personal income | 2023 |
| Jobs | U.S. Bureau of Labor Statistics Local Area Unemployment Statistics | July 2026 |
| Jobs | U.S. Bureau of Labor Statistics Occupational Employment and Wage Statistics | 2025 OEWS |
| Access, Demographics, Housing, Income, Jobs | U.S. Census Bureau American Community Survey 5-Year Estimates (Table-Based Summary File) | 2024 ACS 5-Year |
| Development | U.S. Census Bureau Building Permits Survey | 12 months ending July 2026 |
| Safety | U.S. Centers for Disease Control and Prevention, National Center for Health Statistics Provisional county-level mortality by intent | March 2025 to February 2026; May 2025 to April 2026 |
| Schools | U.S. Department of Education, National Center for Education Statistics Common Core of Data and EDFacts assessments | 2018-19 school year; 2024-25 school year |
| Housing | U.S. Department of Housing and Urban Development, Office of Policy Development and Research Fair Market Rents | FY2026 |
| Climate | U.S. Environmental Protection Agency, Air Quality System Daily Air Quality Index by county | 2024 calendar year |
| Housing | U.S. Federal Housing Finance Agency House Price Index (traditional, all-transactions) | 2026 Q2 |
| Current conditions | NOAA National Weather Service National Weather Service current conditions | Live observation, read when the page opens |
Profile recalculated October 8, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology, or every source with how often each updates.