Two homes go under contract in Flying Horse the same week, similar square footage, similar lot, similar list price. One buyer ends up teeing off at the Weiskopf Course within the month. The other spends the next year finding out that the golf community they just bought into does not actually come with golf, at least not automatically, and not for free.
That gap is not a fluke. It is how Flying Horse is built. The house, the homeowners association, the metro district, and the golf club are four separate transactions wearing the same address. A buyer who treats them as one line item is going to misread the total cost of living there, and possibly misjudge what they are actually allowed to do once they close.
Three Bills, Three Landlords
Flying Horse markets itself as a single golf resort community. Underneath that marketing sit three distinct entities, each with its own mandate and its own invoice.
The homeowners association, managed by Hammersmith Management, governs architecture, landscaping standards, and shared community spaces. Membership in the master HOA is automatic and mandatory the moment you close, and depending on which pocket of the neighborhood you buy into, you may also owe dues to a sub-association layered on top of it.
Separately, Flying Horse Metro District No. 2 and 3 exists to fund and maintain public infrastructure, roads, and utility lines through property taxes, the same mechanism metro districts use across the Colorado Springs region. That bill shows up whether or not you ever pick up a golf club.
Then there is The Club at Flying Horse, a private country club owned and operated by Flying Horse Country Club, LLC. This is where golf, the athletic facilities, the spa, tennis, and the dining rooms live, and it is entirely optional. You can own a home in Flying Horse for years and never hold a membership. You can also never live in Flying Horse and still apply, since membership is open to outside residents as well.
| Entity | What it covers | Mandatory? |
|---|---|---|
| Master HOA / sub-associations (Hammersmith) | Architectural review, landscaping standards, shared community areas | Yes, automatic at closing |
| Metro District No. 2 and 3 | Roads, utility infrastructure, public improvements, funded through property taxes | Yes, tied to the property |
| The Club at Flying Horse | Golf, athletic club, spa, tennis, dining | No, separate application and fee |
That third line is the one that trips people up, because it is the only one of the three that is not baked into the deed.
The Tier Nobody Asks About Until They Can't Get a Tee Time
Even among buyers who understand that club membership is separate, there is a second layer that gets skipped: not all golf memberships at Flying Horse are the same golf membership.
Signature Golf Membership includes both courses, the Weiskopf Course and Flying Horse North, and comes with the right to reserve tee times ten days in advance. Full Golf Membership covers the Weiskopf Course only, with a seven-day advance booking window. On paper the difference sounds like a scheduling nuance. In practice, during a Colorado Springs golf season when tee sheets fill fast, three extra days of advance booking is the difference between playing Saturday morning and not playing at all.
This matters more than it used to, because Flying Horse North is no longer the newer, less proven course. Golfweek ranked it the number one golf course in Colorado in June 2026, and it landed on Golfweek's Best 2026 list of the Top 200 Residential Golf Courses in the country for the third year running, climbing to 94th nationally with a cumulative rating of 6.64, up eight spots from the year before. A membership tier that does not include that course is a meaningfully smaller product than it was three years ago.
The 30-Day Clock
Here is the friction point that catches new owners off guard. Initial purchasers of a home or homesite in Flying Horse have thirty days from the date of closing to apply for a club membership, provided a membership in the category they want is still available. Miss that window, and you are applying as a general applicant instead of as an initial purchaser, competing for a limited number of slots in each category on a first-come, first-served basis.
For a buyer juggling movers, inspections, and a mortgage closing, a thirty-day membership deadline is easy to lose in the noise. It is worth putting on the calendar the same day you sign closing documents, not after you have unpacked the kitchen.
Why the Filing Number Changes the Math
The most consequential detail in the whole structure is also the easiest one to miss on a listing sheet: whether a Signature Golf Membership initiation fee is already bundled into the price of the home.
In Flying Horse North, the newer acreage sections, specifically Filing 3, 4, and 5, come with the Signature Golf Membership initiation fee included with the home site itself. Buy a lot in one of those filings and the club initiation cost is already priced in. Buy a resale home in the original, more established Flying Horse village and that same initiation is not included. You apply and pay for it separately, subject to that thirty-day window and whatever category is open at the time.
That is not a small variable. It means two homes at a similar price point, one a new build in a Flying Horse North filing and one a resale in the original village, can carry very different all-in costs once you factor in what it takes to actually access the golf and club amenities the neighborhood is known for. And the cost of doing that separately is about to change: the Club's own materials confirm initiation fees are increasing effective September 1, 2026, which makes a bundled membership on a new homesite worth more today than it was a year ago, and worth less to delay on if you are buying resale and planning to apply later.
What to Ask Before You Compare Two Listings
Before treating two Flying Horse listings as apples to apples, get specific answers to a short list of questions, in writing where possible.
- Which filing or section is the home in, and does the purchase include a bundled Signature Golf Membership initiation, or not
- What are the current HOA dues for this specific sub-association, separate from any master HOA assessment
- What is the current mill levy for Flying Horse Metro District No. 2 or 3 as it applies to this parcel
- If membership is not bundled, what membership categories are currently open, and what is the current initiation and monthly dues structure post-September 2026
- If you are buying resale, has the seller already used their own thirty-day application window, and does that affect your standing as a new applicant
None of this shows up cleanly in a listing photo. It shows up in the HOA resale certificate, the metro district's mill levy disclosure, and a phone call to the Club's membership office. A buyer who asks these questions before writing an offer is negotiating from a clearer picture than one who assumes the golf course comes standard because the brochure says golf community.
A Few Questions Worth Asking Directly
Does every home in Flying Horse come with a club membership? No. Club membership is a separate application and purchase from the HOA and the home itself. Whether an initiation fee is bundled depends specifically on the filing, with Filing 3, 4, and 5 in Flying Horse North currently including it and other sections requiring a separate application.
What is the real difference between Signature and Full Golf membership? Signature Golf includes both the Weiskopf Course and Flying Horse North with ten-day advance tee times. Full Golf covers the Weiskopf Course only, with seven-day advance tee times. Given Flying Horse North's recent national and state rankings, that gap in access has grown more meaningful, not less.
Do HOA dues cover the golf course or club amenities? No. HOA dues, managed through Hammersmith Management, fund architectural review and shared community spaces. Metro district taxes fund roads and infrastructure. The Club at Flying Horse bills separately for anything golf, spa, tennis, or dining related.
Flying Horse is still one of the strongest golf-anchored addresses in the Pikes Peak region, and for the right buyer that combination of course access, club life, and newer construction is worth the layered cost structure. The point is not to talk anyone out of it. The point is to walk in knowing which of the three bills you are actually signing up for, and which filing determines whether the golf course was ever part of the deal in the first place.
If you are comparing homes in Flying Horse or Flying Horse North and want a straight read on what a specific listing's HOA, metro district, and club situation actually looks like before you write an offer, Broadmoor Homes Co is a call away. Let's Connect.
