Ninety-one Tri-Lakes homes changed hands in ordinary market sales in July, at a median price of $720,000, according to El Paso County Assessor records. This is the first edition of a monthly report The Monument Independent will compile from the county’s own sales files. Comparisons with earlier months begin with August.
The El Paso County Assessor classifies the property sales recorded in the county, marking each one as either an ordinary sale between unrelated parties — an arms-length sale, in the Assessor’s term — or something else: a quit-claim deed, a transfer between relatives or related businesses, a foreclosure, or a single deed covering more than one property. This report counts only the first kind, and only houses, townhomes and condominiums.
Half of July’s 91 sales closed above $720,000 and half below. Counting finished basements, the median home had 3,031 square feet and sold for $237 a square foot. About four in five of the homes sold in July had a basement, and appraisers and the Assessor measure only the space above ground; on that basis the median home had 2,088 square feet and sold for $343 a square foot. Both figures are given below. Prices ran from $281,900, for a 1973 condominium on Deer Creek Road in Woodmoor, to $2.55 million, for a house built in 2021 on Tiner Trail in Kingswood. Fifteen sales, about one in six, closed at $1 million or more.
| Price | Sales |
|---|---|
| Under $500k | 13 |
| $500k–$749k | 39 |
| $750k–$999k | 24 |
| $1M and up | 15 |
| All sales | 91 |
By community
The Assessor sorts every parcel into a named community area. The names and boundaries are the Assessor’s own, so its Monument area should not be read as the Town of Monument. Nine of those areas make up the Tri-Lakes in this report.
The Monument area recorded 36 sales at a median of $674,351. Eleven of those 36 were houses built in 2025 or 2026, and no other Tri-Lakes area recorded a sale of a house that new. Woodmoor’s 12 sales had a median of $710,000 and the lowest price per finished square foot of any area with enough sales to report one, at $218. Gleneagle’s 13 sales had a median of $689,000 and $225 a finished square foot. The six remaining areas each recorded fewer than 10 sales, too few for a median to mean much, so the table gives their count and price range only.
| Assessor area | Sales | Median price | $/sq ft, finished | $/sq ft, above ground | Price range | Built 2025–26 |
|---|---|---|---|---|---|---|
| Monument | 36 | $674,351 | $239 | $335 | $300,000–$1,460,000 | 11 |
| Gleneagle | 13 | $689,000 | $225 | $366 | $475,000–$1,302,400 | 0 |
| Woodmoor | 12 | $710,000 | $218 | $282 | $281,900–$1,275,000 | 0 |
| Forest Lakes | 7 | — | — | — | $406,000–$975,000 | 0 |
| Tri-Lakes (Assessor area) | 7 | — | — | — | $287,500–$1,100,000 | 0 |
| Kings Deer Park | 7 | — | — | — | $732,000–$1,394,000 | 0 |
| Palmer Lake | 5 | — | — | — | $287,500–$945,000 | 0 |
| Bent Tree | 2 | — | — | — | $924,999–$1,285,000 | 0 |
| Kingswood | 2 | — | — | — | $835,000–$2,550,000 | 0 |
| Tri-Lakes total | 91 | $720,000 | $237 | $343 | $281,900–$2,550,000 | 11 |
Black Forest, which the Assessor treats as its own area and which straddles two school districts, recorded 9 sales, from $752,000 to $3,125,000. It is shown separately and is not part of the Tri-Lakes total.
By ZIP code
ZIP codes draw different lines. 80921 takes in Gleneagle but also the Assessor’s Northgate and Flying Horse areas; most sales in 80908 fall in the Assessor’s Eastern El Paso County area rather than Black Forest. The ZIP totals therefore do not add up to the community totals above.
| ZIP code | Sales | Median price | $/sq ft, finished | $/sq ft, above ground |
|---|---|---|---|---|
| 80132 — Monument, Woodmoor | 71 | $732,000 | $237 | $329 |
| 80921 — Gleneagle, Northgate, Flying Horse | 41 | $730,000 | $237 | $383 |
| 80908 — Black Forest and east | 48 | $737,450 | $254 | $406 |
| 80133 — Palmer Lake | 5 | — | — | — |
Counted by school district instead, 85 homes sold within Lewis-Palmer School District 38 at a median of $738,000. Gleneagle’s sales all fell in Academy District 20.
The county picture
The Colorado Association of Realtors reported 980 single-family sales across El Paso County in July at a median of $510,000, up 2.0% from $500,000 a year earlier. Its figures come from listing-service records rather than deeds, so they cover only homes sold through agents, and they are not directly comparable with the Assessor’s.
Figures on Zillow, Redfin and agents’ websites will not match these exactly, for three reasons. They typically combine several months of sales where this report uses one calendar month; their “Monument” or “Palmer Lake” is usually a mailing address or town boundary rather than the Assessor’s areas used here; and they draw on listing records rather than recorded deeds. Price per square foot also depends on whether basements are counted, which is why this report gives both.
What comes next
The August report will follow once the Assessor posts complete August records. From then on each edition will compare the month with the one before. Year-over-year comparisons will follow once the Independent has a year of the county’s files on hand, since the Assessor keeps only the three most recent months online.
Sources & further reading
County record: El Paso County Assessor, sales and parcel data (Three Month Sales Report posted September 2026; parcel file dated September 22, 2026)
Context: Colorado Association of Realtors, Local Market Update, El Paso County, July 2026
Entities: El Paso County Assessor · Lewis-Palmer School District 38 · Academy District 20
Methodology
Sales are taken from the El Paso County Assessor’s Three Month Sales Report posted in September 2026, which lists sales recorded in June and July. The Assessor’s earlier single-family file for July carried about a fifth fewer sales, because deeds take weeks to record; the later file is used for that reason. A sale is counted when the Assessor classified the property as residential, marked the sale “Arms-Length Sale” and nothing else, recorded a positive price, and described the building as a single-family house, townhome or condominium. Quit-claim deeds, related-party transfers, foreclosures, sales the Assessor had not yet classified and vacant land are excluded. Across the county, six sales that appeared twice under consecutive reception numbers were counted once, and eight rows whose deed also conveyed another parcel were excluded, because the price on such a deed covers both properties.
Community areas are the Assessor’s. ZIP codes and school districts come from the Assessor’s parcel file, matched by parcel number. Every Tri-Lakes sale matched a parcel; one Woodmoor sale carries no ZIP code in the parcel file and so is absent from the ZIP table. Above-ground square footage is the Assessor’s improvement area, which excludes basements; finished square footage is the parcel file’s total finished area, which adds finished basement space, and falls back to the above-ground figure for the two Tri-Lakes homes where it is blank. “Built 2025–26” counts houses whose recorded year built is 2025 or 2026. Medians are published only where at least 10 sales were recorded. The Independent keeps a copy of every Assessor file used.
