Woodmoor in Monument, Colorado, one of the largest established neighborhoods in the 80132 area.
Woodmoor is the largest and most established neighborhood in Monument, Colorado, sitting about a mile and a half east of downtown Monument with roughly 9,500 residents, 3,900 acres, and around 3,196 lots governed by the Woodmoor Improvement Association. If you are searching Woodmoor, Colorado because you are moving here, renting here, or trying to figure out how to book the Woodmoor Barn, this guide covers the things people actually call me about: what homes cost, what the HOA does and what it costs, how covenants and architectural review work, and what living under the pines on the Palmer Divide is really like.
I sell across Monument, Colorado Springs, Peyton, Palmer Lake, and Larkspur, and Woodmoor comes up in more conversations than any other single neighborhood. Here is the honest version.
Where Woodmoor Is, and What It Actually Is
Woodmoor is an unincorporated community and a census designated place in El Paso County. That is a detail with real consequences, so read it twice.
Woodmoor is not inside the Town of Monument limits. It carries a Monument mailing address and the 80132 zip code, but it is governed by El Paso County, its roads are maintained by the county, and its water and sewer come from the Woodmoor Water and Sanitation District No. 1, a separate special district serving roughly 8,741 customers from just east of I-25 out past Furrow Road, and from County Line Road south to Higby Road.
So when a buyer asks me "is this in Monument," the accurate answer is: your mail says Monument, your government is El Paso County, your HOA is WIA, and your water bill comes from Woodmoor Water. Four different answers to what feels like one question. That is normal here, and it matters when you are figuring out who to call about a road, a permit, or a water line.
The community covers about 3,900 acres including roughly 40 acres of water, and the 2020 census counted 9,536 residents across about 3,471 housing units.
Homes in Woodmoor: What They Cost and What You Get
Woodmoor is not one product. It is fifty years of building, which is exactly why people either love it or find it confusing.
You will find 1970s and 1980s cedar and stone homes on big treed lots, 1990s and 2000s two story homes, custom builds on an acre or more, and pockets of townhomes near Lake Woodmoor. Lot sizes run larger than most newer Monument communities, with many parcels above half an acre. That maturity is the whole appeal. The trees are actually grown.
On pricing, here is where things sit as of the most recent data. The typical home value across the 80132 zip is $753,563, down about 1.2 percent year over year. Recent pending listings inside Woodmoor have carried a median list price near $790,000, and there are usually somewhere around 90 to 100 single family homes on the market in the Woodmoor area at any given time this year.
What that spread tells you: Woodmoor generally prices at or slightly above the broader 80132 average, which makes sense given the lot sizes and location. But the range inside Woodmoor is wide. I have written contracts here in the $500,000s on smaller original homes and well past $1.5M on custom acreage properties. Anyone who quotes you one number for "Woodmoor" is not paying attention.
Two things I check on every Woodmoor property before my buyer gets attached:
Age of the mechanicals and the roof. A lot of this housing stock is thirty to fifty years old. Hail is a real factor on the Palmer Divide, and roof and insurance history matters more here than almost anywhere else I work.
Well and septic versus district water. Most of Woodmoor is on Woodmoor Water and Sanitation, but the boundaries have edges, and properties just outside them are a different transaction entirely. I verify the service address, not the assumption.
The Woodmoor Improvement Association: Dues, Covenants, and Architectural Review
This is the part most guides skip and most buyers wish they had known sooner.
The Woodmoor Improvement Association manages roughly 3,196 lots and maintains about 207 acres of common property. It is a real, active HOA, not a nameplate.
Dues. Annual assessments run $308.50 for 2026, up from $299.50 in 2025. The covenants cap annual increases at 3 percent, and the board has been running right at that ceiling, driven mostly by staff costs and insurance. By Front Range HOA standards that is genuinely low for what you get, which includes common area maintenance, the community center, and a private patrol.
Covenant control is active. In one recent month the covenant control director reported 457 violations, overwhelmingly tall grass and noxious weeds. That is not a scary number, it is a seasonal one, and it tells you the association actually enforces. If you want a neighborhood where nobody ever mentions your lawn, Woodmoor is not it. If you want a neighborhood that stays looking like Woodmoor in twenty years, this is why.
Architectural review is required. Exterior projects go to the Architectural Control Committee before you start. The good news for buyers planning changes: the recent approval rate has been about 99.8 percent. The committee is not there to say no, it is there to see the plan. But you do need to submit, and "I did not know" is an expensive sentence.
Woodmoor Public Safety. WPS is a private patrol funded by your dues. They run vacation checks on your home while you travel, which is a small thing until you actually use it.
Forestry and Firewise. This is the one I would underline. Woodmoor sits in pine forest, and the association runs an active forestry and Firewise program including fire mitigation grant work. Wildfire risk is real across this whole area, and it shows up in your insurance quote. Get your homeowners insurance quoted early in your Woodmoor purchase, not the week before closing. I have watched that surprise reshape a budget more than once.
The WIA board meets at 7 p.m. on the fourth Wednesday of most months at the Barn, 1691 Woodmoor Drive. Anyone considering a move here can sit in on one. It is the fastest way to understand a community I know of.
The Woodmoor Barn: How to Rent the Community Center
This gets searched constantly, so here is the direct answer.
The Woodmoor Community Center, known to everyone here simply as The Barn, sits at 1691 Woodmoor Drive with a deck looking out over Lake Woodmoor. The building dates to 1919, burned in the early 1940s, was rebuilt, and ran as a working dairy barn until the early 1960s when the Woodmoor Corporation bought the property and eventually converted it into the community center.
What people ask me, answered:
Do you have to be a Woodmoor resident to rent it? No. WIA rents The Barn to members and non members alike. People hold weddings, receptions, birthdays, anniversaries, memorials, seminars, classes, and church services there.
How many people does it hold? Maximum capacity is 100 per fire code.
What does the rental include? Tables and chairs for up to 100, use of the kitchen (refrigerator, stove, oven, microwave), the deck, and the front pavilion.
Do residents get free hours? WIA members get 4 free hours every 6 months for a personal function. The time has to include setup and cleanup, hours do not accumulate, and you cannot combine them with a neighbor.
Is alcohol allowed? Yes, but it cannot be sold, and you have to provide a host liquor insurance certificate naming WIA as additional insured.
To book, contact the WIA office at (719) 488-2693 or use the rental inquiry form at woodmoor.org. Check their calendar first, because it books out.
Lake Woodmoor, the Commons, and the Trails
Lake Woodmoor is a private reservoir for the community and the visual center of the neighborhood. Residents use it for paddleboarding, kayaking, and fishing.
Beyond the lake, WIA maintains around 207 acres of common property, and Woodmoor has bridle trails running through both North and South Woodmoor. There is a small piece of local history here I like: the commons went largely unmarked for decades until 1994, when WIA rounded up resident volunteers to hike the areas, name them, build and install signs, and produce the first Guide to the Woodmoor Commons. That is very much the character of this place.
Renting in Woodmoor
A fair number of people search for rentals here, so let me be straight: Woodmoor is predominantly owner occupied. The 2020 census put the rental vacancy rate at 4.9 percent across about 3,471 housing units, and inventory turns over quietly.
Most rental opportunity sits in the townhome pockets, including the Lake Woodmoor townhomes, and in individual owners renting single family homes rather than any large apartment community. There is no big apartment complex inside Woodmoor. If you need apartment style rental while you get to know the area before buying, you will generally be looking toward Monument proper or north Colorado Springs, then moving into Woodmoor when you purchase. That is a common path and a completely reasonable one, especially for families relocating on short notice.
Moving to Woodmoor: What I Tell Clients
Plan for the Palmer Divide. Woodmoor sits higher than Colorado Springs and gets meaningfully more snow. Your first winter here is different. Budget for a real snowblower and understand that county road plowing priorities are not city priorities.
Wildlife is not a novelty. The public safety director reminds residents every fall not to leave trash cans out, because the bears are active. Take that literally.
Verify your school assignment directly with the district rather than relying on a listing sheet or a map pin. Boundaries change and listing data is not authoritative.
Watch what is being built. There has been movement on parcels including acreage north of the YMCA in Woodmoor Placer Tract B, with a new fire station discussed as part of it. Development in and around Woodmoor is worth tracking while you shop. WIA keeps a running page on it at woodmoor.org/woodmoor-developments.
Ask for the covenants before you write an offer, not after. I pull them every time. If you have an RV, a boat, a workshop plan, or a fence in mind, the answer is in that document.
Is Woodmoor Right for You?
Woodmoor works beautifully for people who want mature trees, real lot sizes, a community that maintains itself, and a Monument address with quick I-25 access to both Colorado Springs and Denver. It works less well for someone who wants a brand new build with a builder warranty and no covenant oversight. For that buyer I am usually pointing toward Sanctuary Pointe, Jackson Creek, or one of the newer Monument communities instead.
Both are good answers. They are just different answers, and the whole job is knowing which one you are.
Let's Talk About Woodmoor
I am Karie McLain, a top producing real estate agent serving Monument, Colorado Springs, Peyton, Palmer Lake, and Larkspur. Before real estate I was a mortgage fraud investigator and a mortgage loan underwriter, which means I read the covenants, the disclosures, and the insurance history on a Woodmoor home the way I used to read loan files. Slowly, and with a lot of questions.
If you are considering a move to Woodmoor, or you own here and want to know what your home would actually bring in this market, send me a message. I will give you the real numbers for your address and your street, not a neighborhood average.
Comment WOODMOOR and I will send you my Monument neighborhood breakdown.
Karie McLain, EXP
WWW.KMCLAINHOMES.COM
Karie McLain
Monument and Colorado Springs REALTOR® with eXp Luxury, former mortgage fraud investigator and underwriter, Certified Luxury Home Marketing Specialist and Military Relocation Professional. Luxury is an experience, not a price point.
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