Ready to trade square footage for simplicity without giving up the Broadmoor lifestyle? If you live in 80906, you know the pull of Cheyenne Mountain views, trails, and culture right outside your door. Downsizing here should feel like a smart step, not a step back. In this guide, you’ll learn how to run your numbers, choose the best move strategy, compare local housing options, and line up support so you can right-size with confidence. Let’s dive in.
Why right-size in Broadmoor 80906
Set at the base of Cheyenne Mountain, Broadmoor blends historic estates, mid-century ranches, and low-maintenance condos and townhomes near The Broadmoor resort. You are minutes from Seven Falls, the Cheyenne Mountain Zoo, and North Cheyenne Cañon trails, which makes staying local after a downsize especially appealing.
Market-wise, Zillow’s index put the typical 80906 home value around $515,199 as of December 31, 2025. Regional reports showed a softer start to 2026, with higher inventory and longer days on market, which means pricing and timing matter more if you plan to sell and buy. For ongoing context, watch the Pikes Peak Association of REALTORS market snapshots as you plan.
Access to care also matters when you right-size. Major hospital systems serving the area include UCHealth Memorial Hospital Central and Penrose–St. Francis. Many homeowners see downsizing as a chance to reduce upkeep while staying close to these services and the outdoor lifestyle you love.
Read today’s market, then set your plan
With more active listings and longer average days to sell reported across the Pikes Peak region in early 2026, expect buyers to take their time and compare condition and pricing carefully. That can be good news if you plan to buy locally, since selection is wider. It also means your listing should launch clean, well presented, and priced to the latest comps in 80906 micro-neighborhoods.
Talk with a local agent about a comparative market analysis that focuses on recent sales near your home type. Pair that with a simple net sheet so you know, in real dollars, what you can bring to your next purchase.
Start with your net proceeds
Before you pick your next home, estimate what your sale can fund. A quick equity check looks like this:
- Estimated market value (from a CMA or appraisal)
- Minus mortgage payoff(s)
- Minus seller closing costs and agreed repairs
- Equals estimated cash at closing
For Colorado context on seller costs, review this clear guide to Colorado seller closing costs. Common line items include prorated taxes, title and escrow fees, HOA resale or estoppel fees, and county recording charges. Real estate commissions are negotiated locally and remain a major expense.
- Colorado documentary fee: The statewide documentary fee is typically $0.01 per $100 of consideration, explained here in a primer on Colorado transfer and documentary fees.
- El Paso County recording: The Clerk and Recorder posts current recording fee notices and updates. Your title company will list the exact amounts on your Closing Disclosure.
Pro tip: Ask for a written “net proceeds” worksheet early. Confirm your exact loan payoff figures, since they change daily with interest.
Right-size housing choices near Broadmoor
Many owners want to reduce maintenance while keeping Broadmoor access. Here are common paths:
- Condos, cottages, or brownstones. Attached communities in and near Broadmoor often include exterior maintenance through the HOA. Verify monthly dues, what they cover, special assessment history, parking and guest policies, pet rules, and owner-occupancy requirements.
- Townhomes. Multi-level plans with smaller footprints and garage parking are common. Check any stair considerations and garage access if mobility is a factor.
- Smaller single-family homes. One-level ranch designs on smaller lots can be easier to maintain while preserving privacy and storage.
- Senior living communities. If you prefer services and amenities bundled in, independent and assisted living options exist near Broadmoor. As one local example, review services at Brookdale Broadmoor and confirm fit based on your needs. Always verify licensing, current availability, monthly fees, and waitlists directly with each provider.
For any building or HOA community, ask for a resale packet early. Slow HOA processing can delay closings, so build that timeline into your plan.
Choose your move path: five proven options
Different timelines and risk tolerances call for different strategies. Here are common choices, with tradeoffs made clear.
Sell first, then buy
This path keeps things simple and avoids carrying two homes. Once you close, you know your net proceeds and can write a clean offer. The tradeoff is timing. You may need short-term housing or storage while you shop. In a softer market, expect your search to take longer, which is manageable if you plan for it. Keep an eye on PPAR market updates for current supply.
Buy first with a bridge loan or HELOC
Buying first lets you write a stronger, non-contingent offer and move once. You will carry two homes for a short period, which adds cost. Learn the basics and common fees in this overview of bridge loans, then get written terms from a local lender. Always have an exit plan, such as selling your current home promptly or refinancing.
Make your purchase contingent on your sale
A sale contingency reduces financial strain but can be harder to get accepted if the seller has multiple offers. In today’s market, contingent offers can work when listings sit longer or the seller values certainty and flexible timing. Tighten your timeline, complete prep work early, and be ready to list the moment your offer is accepted.
Sell and negotiate a post-closing occupancy
A rent-back gives you days or weeks in the home after closing while you finalize your purchase. It should be documented with clear daily rent, deposit, insurance responsibilities, and a firm move-out date. For a straightforward explainer, review post-closing occupancy agreements. Overstaying can trigger penalties, so follow the agreement closely.
Use a reverse mortgage if you are 62 or older
A Home Equity Conversion Mortgage can help you buy or stay in place with no monthly principal and interest payments required, as long as you pay taxes, insurance, and maintain the home. Start with HUD’s overview of HECM reverse mortgages. Counseling by a HUD-approved counselor is required, which is a good safeguard for understanding costs and responsibilities.
Logistics that lighten the load
- Senior move managers and organizers. A certified move manager can sort, pack, coordinate donations, and set up your new home, which reduces stress on you and your family. Many firms price by the hour or project and provide written estimates.
- Donation and estate sale support. Local Goodwill, Salvation Army, and Habitat ReStore locations often offer pick-ups. Ask about lead times during peak seasons.
- Transportation and caregiver help. The Pikes Peak Area Agency on Aging runs a Senior Information and Assistance Center that can connect you to transportation, caregiver support, and referrals. Call early to line up help during your move.
- Title and HOA timing. HOA resale packets can take days to multiple weeks. Ask your HOA or property manager for delivery timeframes and fees. Your title company will provide a Closing Disclosure with final numbers three days before closing.
A 90-day Broadmoor downsizing plan
Use this simple checklist to stay on track.
60 to 90 days before listing
- Gather your latest mortgage statement, property tax bill, HOA contact details, and receipts for major improvements. These affect disclosures and your cost basis.
- Ask a local agent for a CMA focused on 80906 comps and a recommended pricing and staging plan.
- Request a draft net sheet so you understand likely proceeds based on your payoff and expected fees.
30 to 60 days before listing
- Decide your move path: sell first, buy first with bridge or HELOC, contingent offer, rent-back, or HECM if 62 or older.
- Meet with a lender to confirm options and get terms in writing. If considering a reverse mortgage, schedule required HUD counseling.
- Begin decluttering. Hire a senior move manager if you want full-service help.
Listing period and under contract
- Verify closing costs with your title company early and confirm HOA resale packet timelines.
- If buying first, lock bridge financing or HELOC terms. If selling first, arrange short-term housing and storage.
- If using a rent-back, write clear terms for rent, deposits, liability, and a hard move-out date.
Closing week
- Confirm loan payoff figures with your lender and who pays which prorations.
- Double check documentary and recording fees and HOA estoppel status.
- Schedule movers and finalize utilities and mail forwarding.
Avoid common 80906 hiccups
- HOA document delays. Ask your HOA for the resale packet timeline before you list to avoid closing surprises.
- Overpricing in a slower market. With buyers taking their time, price to the latest comps, not last spring’s headlines.
- Underestimating closing costs. Include prorated taxes, HOA fees, recording charges, and a realistic estimate for concessions. Use a title company worksheet to see your net.
- Skipping tax planning. If you meet the ownership and use tests, many sellers can exclude up to $250,000 of gain if single or $500,000 if married filing jointly. Read the IRS rules in Publication 523 and talk with a qualified tax pro about your specific situation.
Ready to downsize with confidence?
You can right-size in Broadmoor without losing the lifestyle you love. With a clear net sheet, the right move strategy, and strong local guidance, your next chapter can be simpler and better located. If you want a candid, step-by-step plan tailored to your home and timeline, connect with Benjamin Kennedy to get started.
FAQs
What should I budget for seller closing costs in Colorado?
- Outside of commissions, Colorado seller costs commonly sit in the low single-digit percent range and include prorated taxes, title and escrow fees, HOA resale fees, and recording charges. A title company net sheet gives the most accurate estimate. See the Colorado-specific overview linked above for details.
How do I estimate my cash after selling my Broadmoor home?
- Start with estimated value from a local CMA or appraisal, subtract your loan payoff and expected closing costs, then account for any agreed repairs or concessions. Ask your agent or title company for a written net proceeds worksheet.
Is a rent-back agreement safe if I need time after closing?
- Yes, when documented correctly. A written post-closing occupancy agreement should set daily rent, deposits, insurance responsibilities, and a firm move-out date so both sides have clarity and protection.
Should I buy first or sell first in a softer market?
- If you value certainty and want to avoid carrying two homes, sell first. If you need to secure a specific property quickly, buying first with a bridge loan or HELOC can work if you are comfortable with short-term carrying costs. Choose based on your risk tolerance and lender-approved options.
Can a reverse mortgage help me buy my next home in 80906?
- Possibly, if you are 62 or older. A HECM for purchase can reduce required monthly payments, but it has fees and obligations. HUD-approved counseling is required and helps you understand the full picture before deciding.
How long do HOA resale packets take in Broadmoor communities?
- It varies by association, from several days to multiple weeks. Request the packet early in your listing prep to prevent closing delays, and confirm all fees and delivery timelines with the HOA or property manager.
Who can help with senior-specific moving needs in El Paso County?
- The Pikes Peak Area Agency on Aging operates a Senior Information and Assistance Center that connects you to transportation, caregiver support, and vetted referrals. Senior move managers can also coordinate sorting, donations, and setup in your new home.
