Unincorporated El Paso County · 80908 area guide
Black Forest, Colorado
Black Forest is a rural-residential area northeast of Colorado Springs known for ponderosa pines, acreage homes, horse properties and a quieter setting outside the city.
It is not a single subdivision or incorporated town. Property rules, schools, fire district coverage, wells, septic systems and road access can change from one parcel to the next.
Area overview
Acreage, trees and rural property decisions.
Black Forest stretches across a large part of northern El Paso County. Some properties sit deep in the timber while others open onto prairie. Homes range from older rural residences to newer custom construction and planned communities.
Many parcels are several acres, but lot size and zoning are not uniform. Residential-rural zoning such as RR-5 is common in parts of the area; the County parcel record and current zoning map should be checked before assuming a property can support horses, additional structures, a second dwelling or future subdivision.
- Primary ZIP
- 80908, with exact mailing address and jurisdiction verified by parcel
- Setting
- Ponderosa forest, open prairie and large-lot residential property
- Government
- Much of Black Forest is unincorporated El Paso County
- Utilities
- Private wells and septic systems are common; service varies by property and development
- Fire protection
- Black Forest Fire Rescue serves much of the area; verify district boundaries by address
What changes from property to property
Do not buy a Black Forest property based on acreage alone. Compare zoning, recorded covenants, road maintenance, well production and permits, septic records, drainage, outbuildings, driveway access and wildfire exposure.
Wildfire & insurance
Wildfire mitigation matters when buying a home.
Black Forest Fire Rescue identifies the area as wildland-urban interface, where homes and vegetation meet. The district offers Firewise assessments and other mitigation resources for property owners.
Defensible space
Look at vegetation close to the house, tree density, roof and gutter exposure, decks, stored materials and access for emergency equipment.
Insurance
Get a property-specific insurance quote during due diligence. Tree cover, roof type, mitigation work, access and carrier underwriting can affect availability and cost.
2026 wildfire code
Black Forest Fire Rescue states that full Colorado Wildfire Resiliency Code enforcement began July 1, 2026. For new construction or major work, confirm current requirements before finalizing exterior materials or site plans.
Wells, septic & rural systems
Utilities deserve document-level review.
Well
Review the well permit, production information, water quality and any shared-well or augmentation documents that apply to the parcel.
Septic
Confirm the permitted system, maintenance history, location of the tank and field, and whether planned additions could affect future capacity or replacement area.
Road & access
Check whether the road is public, private or maintained by an association, and look at snow removal, driveway grade, gates and emergency access.
Outdoor setting
Open space is part of the appeal.
Black Forest Section 16 provides a 90-acre public open-space area with a multi-use perimeter trail for non-motorized users, including equestrians. The wider area also connects easily to northern Colorado Springs, Monument and the Highway 83 corridor.
Private acreage should not be confused with public recreation land. Verify access and trail easements before assuming a path beside a property is open to the public.
Golf nearby
Flying Horse North is located in the Black Forest area and includes a private 18-hole championship golf course designed by Phil Smith. Tee times are reserved for Club Members and Resort Guests.
Buying in Black Forest
Compare the land before you compare the finishes.
Acreage use
If horses, barns, workshops, trailers or accessory living space matter, verify both County rules and recorded private covenants before writing the property around that plan.
Site conditions
Review drainage, soils, trees, slopes, driveways, retaining work and the usable area around the home. A five-acre parcel can function very differently from another five-acre parcel.
Future development
Use the County planning dashboard and current land-use records to see active or approved projects nearby rather than relying on an old neighborhood description.
Selling in Black Forest
Acreage properties need a tighter comparison set.
A Black Forest valuation should compare relevant acreage, location, home quality, outbuildings, well and septic setup, tree cover, wildfire mitigation, views and road access. Broad 80908 averages can mix very different property types.
Property documents
Seller preparation
Collect well and septic records, surveys, permits, mitigation work, insurance information, outbuilding approvals and any covenants or road agreements that buyers will need to evaluate the property.
Local government & civic leadership
Black Forest does not have a mayor or town council.
Black Forest is an unincorporated community, not a municipality. There is no Black Forest mayor, city council, town manager or single municipal boundary governing all 80908 addresses. Most core local-government decisions are made through El Paso County and independently governed special districts; some addresses associated with the wider Black Forest area may have different municipal or district boundaries. Jurisdiction follows the parcel, not the community name.
El Paso County commissioners
The elected El Paso County Board of County Commissioners governs county policy, budgets and many unincorporated-area services. Which commissioner represents a Black Forest address depends on the current commissioner district map.
County land use & zoning
County Planning and Community Development handles zoning, subdivision review, development proposals and land-use processes on unincorporated parcels. A mailing address never substitutes for the County’s recorded zoning.
Black Forest Fire Rescue board
Where a parcel lies within the Black Forest Fire Rescue Protection District, a separate elected five-member board oversees that district. It is not a municipal council or a governing body for every Black Forest parcel.
Start with County commissioners and districts ↗, County Planning & Community Development ↗, Black Forest Fire Rescue district board ↗ and County departments and services ↗. The fire district board normally meets on the fourth Wednesday of each month at Fire Station 1; verify dates on its official site.
Community organizations & neighborhood character
Local traditions, rural living and civic involvement.
The broader Black Forest community takes its identity from the extensive stands of ponderosa pine northeast of Colorado Springs. Around Black Forest Road, Shoup Road, Burgess Road and surrounding county roads, residents experience a mix of wooded homesteads, open prairie, custom residences, equestrian properties and newer master-planned development. There is no single HOA governing the area.
The Black Forest Community Club dates to 1929 and maintains a historic log clubhouse near Black Forest and Shoup Roads. Its activities, meetings, rentals, festivals and gatherings help connect residents across separate subdivisions and acreage neighborhoods. Community club membership is voluntary and does not replace property covenants or government authority.
Black Forest Community Club
The historic clubhouse at 12530 Black Forest Road hosts neighborhood activities, classes and events. Review its calendar and volunteer opportunities directly.
Local parks & outdoor culture
Riding, hiking, walking and rural outdoor recreation are part of the appeal, but use only designated public trails and legal easements. Most forested parcels are private property.
Historical & regional connections
Black Forest shares regional history with Monument, Palmer Lake and the wider Palmer Divide. The Palmer Divide Historical Society documents early ranching, transportation and community history.
Black Forest Community Club ↗ · Palmer Divide eastern communities history ↗
Public services and local districts
Fire, roads, schools, public safety and utilities.
Unincorporated land is served by different organizations than property inside Colorado Springs or Monument. Black Forest residents should confirm the following for their street address before assuming a service provider, response area or tax obligation.
Fire protection & wildfire planning
Black Forest Fire Rescue serves much of the area, but fire-district boundaries are not identical to the 80908 postal area. Confirm provider, hydrants or water-supply arrangements, wildfire risk and inspection requirements by parcel.
County roads & snow operations
County Public Works manages eligible county-maintained roads. Private roads, subdivision lanes and driveways can have different maintenance and plowing responsibility; confirm recorded obligations and access.
Sheriff & emergency response
Unincorporated-area law enforcement generally runs through the El Paso County Sheriff’s Office. For emergencies dial 911; confirm the correct nonemergency office for a particular address.
Schools and boundaries
Black Forest encompasses more than one school-attendance area. Academy District 20, District 49 and other nearby boundaries may be relevant depending on parcel. Confirm assignments using each district’s current address-based tools.
Water & wastewater
Private domestic wells and individual onsite wastewater treatment systems are common. Some newer subdivisions or clusters may have district services. Verify the actual provider, well permit and septic documents.
Electric, gas & connectivity
Utility service, natural gas availability, broadband options, easements and costs can differ along rural roads. Check actual addresses and contracts; do not assume service is available just because it is nearby.
El Paso County ↗ · County Public Works ↗ · El Paso County Sheriff’s Office ↗ · Black Forest Fire Rescue ↗
Zoning, land use & development
County approvals and recorded property rights control the possibilities.
In Black Forest, acreage descriptions such as RR-5 or a five-acre parcel do not automatically authorize a second dwelling, boarding horses, a business, subdivision or additional accessory buildings. Different zoning districts, dimensional standards, development agreements, well permits and recorded covenants may apply to the same general area.
County planning records
Review the zoning map, use tables, County land-development code, approved plats and current planning applications. Development status should be described accurately as proposed, under review, approved or permitted.
Building permits & inspections
Pikes Peak Regional Building Department is a key source for permits, inspections and building records. County land-use authorization and construction permits are different approvals.
Private covenants & HOA rules
An owner may be restricted by recorded covenants even where County zoning permits a use. Obtain recorded declarations, architectural standards, easements and any association or special-district disclosures.
Confirm proposed accessory dwellings, short-term rentals, equestrian use, fencing, grading, tree removal, driveway access and outbuilding plans with the responsible authorities before purchase or construction. Public records are starting points; the legal parcel and current code control.
County zoning and development ↗; Regional building permit lookup ↗; El Paso County property records guide.
Wildfire resilience and insurance
Fire history is part of the area’s identity and planning.
The devastating 2013 Black Forest Fire remains an important reason residents pay attention to defensible space, evacuation access, forest health, roofs and siding. Buyers and existing owners should evaluate wildfire exposure at the individual structure and parcel, not just assign one risk rating to all Black Forest addresses.
Black Forest Fire Rescue provides mitigation and inspection information and identifies applicable Colorado Wildfire Resiliency Code rules for certain construction and renovation work. Confirm the current code’s applicability and fire-district review before choosing exterior materials or beginning a building project.
Defensible space and home hardening
Review trees next to structures, roof debris, gutters, decks, fences, stored fuels, openings and address visibility. Request qualified guidance on vegetation management.
Access & evacuation
Look for driveway width, turnaround space, road condition, alternate access, snow and wildfire-season restrictions. Follow official emergency alerts rather than relying on informal posts.
Insurance & long-term costs
Obtain property-specific coverage quotes early. Premiums, availability and mitigation credits may be affected by construction, access, tree cover and insurer requirements.
Firewise and mitigation resources ↗ · Wildfire resiliency code ↗
Parks, trails & recreation
Open space and outdoor destinations across the forest.
Black Forest Section 16, at 8510 Burgess Road, is a 90-acre public open-space area managed by El Paso County Parks under a State Land Board lease. Its nonmotorized trail system welcomes hikers, riders and other permitted users, including equestrians. County park hours are dawn to dusk. Other nearby public recreation options include Fox Run Regional Park and the broader northern El Paso County open-space network.
Golf-course communities, especially Flying Horse North, are part of the nearby residential landscape but membership and guest rules are separate from public recreation. Private horse trails, HOA paths and riding easements must not be represented as public without authorization.
Black Forest Section 16 rules & map ↗ · Nearby golf courses · Surrounding community guides
Homes, schools & land ownership
One area with several different property markets.
Black Forest homes range from older ranch houses and rustic cabins to custom acreage estates, equestrian facilities and newer luxury homes. A wooded five-acre estate with a domestic well, septic system and private driveway cannot be valued the same way as a smaller planned-community lot with district utilities. Comparing two properties requires verified location, lot usability, fire exposure, acreage rights, permitted improvements, schools and current sales.
Established wooded acreage
Larger rural parcels can offer privacy and space for animals or workshops; compare recorded rights, soils, vegetation, wells, septic and long-term maintenance.
Modern custom homes
New construction may include modern energy systems, larger garages and high-end finishes. Check permits, construction quality, property tax exposure and any special-district obligations.
Private neighborhood rules
Some portions of Black Forest are subject to active HOAs or special districts. Review dues, covenant restrictions, architectural review and recorded access before treating every property as unrestricted land.
Browse Black Forest area real estate through Monument Broker’s live listing platform, and request a property-specific review when zoning, water, acreage or buildability is central to the decision.
Black Forest frequently asked questions
What residents and homebuyers need to know.
Is Black Forest an incorporated town with a mayor?
No. Black Forest is an unincorporated area of El Paso County. It has no Black Forest mayor, municipal town council or city manager.
Who governs Black Forest?
County government and the elected Board of County Commissioners handle county matters. Fire protection and some utilities are provided by separate special districts. The governing entity for any property depends on its boundaries.
What does the Black Forest Community Club do?
The club is a longstanding community and social organization hosting gatherings and activities. It does not administer zoning, building permits or general municipal services.
Which school district is Black Forest in?
Assignments vary by specific address across the wider area. Verify the actual district and assigned school rather than relying on ZIP code 80908.
Can I build a guest house or accessory dwelling on my acreage?
Not automatically. County zoning, current accessory-dwelling regulations, septic capacity, well rules, recorded covenants and permits may all matter. Confirm the specific parcel and planned use with the authorities.
Are wells and septic systems common?
Yes, they are common on rural lots, but not universal. Obtain permit, capacity, water-quality and maintenance records and verify the provider for each parcel.
Who plows Black Forest roads?
It depends on road ownership. County-maintained roads are different from private drives and association-maintained roads. Verify road records and snow-removal obligations.
What is Black Forest Section 16?
A 90-acre El Paso County-managed public recreation property on Burgess Road with a nonmotorized perimeter trail system.
What should I check first when buying Black Forest acreage?
Start with the parcel’s zoning, survey, covenants, well permit, septic records, driveway and road responsibilities, wildfire mitigation needs, insurance quote and school assignment.
Is Flying Horse North part of Black Forest?
Flying Horse North is a separate acreage and golf residential development in the wider Black Forest area. Its governance and club rules should be checked independently from the surrounding rural community.
Government & community sources · reviewed October 2026
Useful original sources and local agencies.
This independent local guide is not a substitute for official zoning records, emergency instructions, district maps or legal title documents. Services, elected leadership, construction rules and access may change.
Area resources
Verify the property, not just the ZIP code.
El Paso County Assessor ↗
Black Forest Fire Rescue ↗
Black Forest Section 16 ↗
Black Forest Community Club ↗
Monument & nearby communities
Area information reviewed October 16, 2026. Zoning, wildfire requirements, fire-district coverage, schools, wells, septic systems, roads, covenants and property details should be verified for the specific address before purchase.