Colorado Springs · El Paso County

Banning Lewis Ranch, Colorado Springs Homes for Sale & Buyer Guide

A large east Colorado Springs community with new villages, resale homes and several metro districts. Here is what to check before you make an offer.

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Prepared by Ohana Style Realty. Facts checked: November 3, 2026.

Quick answer: what is Banning Lewis Ranch?

Banning Lewis Ranch (BLR) is a 38-square-mile, roughly 24,000-acre area on the east side of Colorado Springs that the city annexed in 1988. It is not one subdivision. Oakwood Homes is master developer for Villages 1 to 3 and Villages A to D, about 2,500 acres, and other developers handle other portions. Homes sit in different Banning Lewis Ranch metropolitan districts, so fees and tax rates depend on the district, the home type and the exact address.

For the wider market, see our Colorado Springs guide.

Location, boundaries and what is still being planned

The city describes BLR as stretching roughly from just south of Woodmen Road to south of the Colorado Springs airport, and from Marksheffel Road east to the city boundary with unincorporated El Paso County. Oakwood's portion is north of Stetson Hills Road.

On September 8, 2026, City Council passed the Village C land use plan (about 658 acres, south of Dublin Boulevard) and a major modification to the Village B2 master plan (about 512 acres). Approved plans are not finished neighborhoods, so ask what is planned next to any lot.

Villages, neighborhoods and housing types

Oakwood says Villages 1, 2 and 3 are primarily single-family detached homes, while Villages A, B1, B2, C and D mix residential, commercial, parks and other uses. Its village page, which carries a 2023 copyright, describes the status of each village, so confirm what is current.

Banning Lewis Ranch Metropolitan District No. 1's 2026 fee schedule names carriage homes, American Dream homes, duets, Ascent and Retreat Bungalows. The Retreat is a gated, age-restricted (55+) community of 584 homes served by Metro District No. 5. We do not state home sizes or prices here.

Metro districts, monthly fees and property taxes

Metro districts are special districts funded mainly through property taxes. BLR District No. 1 handles parks, trails, open space and recreation facilities. Districts 1 to 4 and 8 to 11 and two regional districts share one website, and District No. 5 has its own.

Fees. Banning Lewis Ranch Metropolitan District No. 1 published a 2026 fee schedule (effective January 1, 2026) for Districts 2, 3, 4, 5 and 8, listing trash and recycling, covenant enforcement, design review, landscaping and snow removal among services. It shows $91.79 a month for Districts 2, 3, 4 and 8, $179.79 for carriage and American Dream homes, $185.24 for duets (District 4) and Ascent (District 8), and $288.00 for the Retreat in District 5. Fees change each year and vary by home type, so ask for the current schedule for the exact address.

Mill levies. Rates differ by district and year. District No. 3's 2026 adopted budget lists a total mill levy of 39.471, and District No. 4's 2026 budget lists 63.631. District No. 5's website shows, for 2026, 37.482 mills for bond debt and 24.988 for operations, within a 134.122-mill combined rate for the seven taxing entities serving The Retreat. Those figures describe only those districts in that year and are not a tax bill. Your levy depends on the taxing entities for your parcel, so verify them for the property you are buying.

Verify before you buy: buyers must verify the recorded covenants, HOA or district dues and any extra charges for the specific property, including the monthly district fee, mill levies, status letters and account setup fees, using the title commitment, district documents and El Paso County records.

Considering a Home in Banning Lewis Ranch? Let's Find the Right Fit.

Talk through villages, metro district costs, new-build and resale differences, and military relocation with a local team before you tour. Mahalo for letting us help.

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Covenants, design review and closing paperwork

Exterior improvements need review and approval before work starts, and Timberline District Consulting administers design review for BLR homes. Ask sellers for approvals on past changes.

Colorado's Division of Local Government says an owner selling residential property in a metro district organized since 2000 must give the buyer district debt and property tax information and the district's website, and the title company provides a special taxing district statement at closing. For the Retreat, the district gives status letters to title companies, charges no capital assessment fee, and authorizes an account setup fee payable to its management company.

Amenities, trash and snow

The Northtree Ranch House lists a pool, splash pad, tennis courts, event lawn, meeting rooms and a gym, with seasonal hours. The fee schedule also names Vista Water Park, Vista Park Pavilion and pickleball courts. The Retreat has its own Barn recreation center and infinity pool.

Waste Management provides weekly trash and recycling on Fridays, included in monthly district fees. The city plows roads in BLR except The Retreat, where the district owns the streets. The district handles snow removal in some areas, and homeowners handle the rest.

Parks, trails and recreation

The community website lists Northtree Park, Fit & Fun Park, Climbers Park, Cottonwood Preserve, pickleball courts and a dog park. Oakwood's plan for Villages B2 and C describes neighborhood and community parkland that still needs city approval. Treat those as plans, not built parks.

Schools

Assignments depend on the exact address, and we do not state which school or district serves any home. Oakwood says it is working with Falcon School District 49 on school sites, including an elementary site in Village A. D49 tells families to enter the home address on its district map to find the school. D49's school list includes charter schools named Banning Lewis Ranch Academy and Banning Lewis Preparatory Academy, and the district offers school of choice. A school's name does not mean it serves an address. Use the district locator and confirm with the district. We do not rate schools.

New builds versus resale homes

Oakwood's site calls the original master plan more than 30 years old and says plans are still being updated. DOLA suggests buyers ask each district how much debt it has, what its mill levy cap is, and how close to build-out it is.

On a resale, request the district status letter, design review approvals and the current fee schedule. On a new build, ask the builder in writing for the district name, fees and what is planned next door.

Browse current listings

Our home search covers Colorado homes and is not filtered to Banning Lewis Ranch. Look for east Colorado Springs addresses, then ask us to confirm the district, fees and village for any home you like.

Search Colorado homes (results are not limited to Banning Lewis Ranch)

Relocating for Peterson or Schriever Space Force Base

Military OneSource places Peterson SFB adjacent to and east of Colorado Springs, off U.S. Highway 24. The Peterson-Schriever Garrison says Schriever SFB is approximately 10 miles east of Colorado Springs. BLR is on the city's east side. We do not state distances or drive times between BLR and either base, so test your own route and confirm which gate you would use.

Military OneSource says all five local installations use privatized housing, tells arriving personnel to contact their housing office on receipt of orders and suggests comparing current BAH tables for budgeting. Buying with a VA loan? Ohana Style Realty is a real estate brokerage, not a lender. Our VA home buying guide for Littleton and the Denver metro is a good place to start if you are VA-eligible. This page is general information and is not affiliated with or endorsed by the Department of Defense or the U.S. Space Force.

What buyers should check before offering

Confirm the district and any service charges for the home type. Request the status letter and current fee schedule. Check El Paso County records for the taxing entities on the parcel. Review design review approvals. Use the D49 map for the exact address. Ask what is planned nearby.

New to buying in Colorado? Start with our home buyer guide.

Frequently asked questions

Where is Banning Lewis Ranch?

The city describes it as a roughly 24,000-acre area on the east side of Colorado Springs, from just south of Woodmen Road to south of the airport, between Marksheffel Road and the city boundary.

Is Banning Lewis Ranch one HOA?

Homes are served by several metropolitan districts, which levy taxes and charge monthly fees. Verify the recorded covenants, dues and any extra charges, including any separate association, for the specific property.

What are the monthly fees in Banning Lewis Ranch?

It depends on the district and home type. Metro District No. 1's 2026 fee schedule lists $91.79 a month for Districts 2, 3, 4 and 8, $179.79 or $185.24 for some home types and $288.00 for the Retreat in District 5. These are 2026 figures; ask for the current schedule and verify the fee for the exact address.

Which school district serves Banning Lewis Ranch?

We do not state which district or school serves any address. Assignments are by address, and Oakwood says only that it is working with Falcon School District 49 on school sites. Use D49's district map with the exact address and confirm with the district.

Is the Retreat open to all buyers?

No. It is a gated, age-restricted (55+), covenant-controlled community of 584 homes. Confirm the age rules in the recorded documents.

Where is Banning Lewis Ranch in relation to Peterson and Schriever Space Force Bases?

BLR is on the east side of Colorado Springs. Military OneSource places Peterson SFB adjacent to and east of the city, and the Peterson-Schriever Garrison says Schriever SFB is approximately 10 miles east of Colorado Springs. We do not state distances or commute times between BLR and either base.

Is more building planned?

Yes. City Council passed the Village C land use plan and Village B2 master plan changes on September 8, 2026. Ask what is planned near a specific lot.

What should I ask about a new-build home here?

Ask for the district name, current fees, mill levy and bond information, design review rules and nearby plans in writing, and verify them for the specific property.

Considering a Home in Banning Lewis Ranch? Let's Find the Right Fit.

Talk through villages, metro district costs, new-build and resale differences, and military relocation with a local team before you tour. Mahalo for letting us help.

Book a Free Homebuyer ConsultationSearch Colorado homes (results are not limited to Banning Lewis Ranch)
Colorado Springs real estateThe wider Colorado Springs market Colorado home buyer guideHow buying works, step by step VA home buying: Littleton and Denver metroFor VA-eligible buyers

Sources and editorial notes

This guide draws on public sources, facts checked November 3, 2026. Confirm details for any address before you buy.

Prepared by Ohana Style Realty. Ohana Style Realty, Littleton, Colorado. 720-706-1411. Neighborhood information is general, gathered from the public sources listed above, and is not legal, tax or insurance advice. Verify details for any address before you buy.