If you have orders to the United States Air Force Academy (USAFA), you are joining a large, active community of permanent-party service members, faculty, civilians, and their families who call the north Colorado Springs corridor home. PCS stands for Permanent Change of Station, the military term for moving from one duty station to another. This guide is written for the officers, enlisted members, and DoD civilians assigned to the Academy on a permanent basis — not cadets — and it covers where to live, how housing pay works, schools, healthcare, and daily life at altitude. It is also a different experience than a typical installation: both a college campus and a military base, and that combination shapes everything from the housing search to the surrounding neighborhoods.
What and Where Is the Air Force Academy?
The U.S. Air Force Academy sits on roughly 18,000 acres at the north end of Colorado Springs, in El Paso County, Colorado. It sits at approximately 7,200 feet above sea level at the cadet area, flanked by the Rampart Range to the west and rolling foothills to the east. The Academy's mission is to commission officers for the U.S. Air Force and, since the establishment of the Space Force, for the U.S. Space Force as well.
The 10th Air Base Wing is the host wing of the Academy. According to its fact sheet on usafa.af.mil, it provides quality support for the education and development of more than 4,000 future Air Force and Space Force leaders. The Wing encompasses the Mission Support Group, Civil Engineer Squadron, and the 10th Medical Group, among other units. Permanent-party assignments include faculty, staff, and the Wing's various subordinate organizations.
For a broader look at military installations across the state, including USAFA and Fort Carson, see our overview of what military bases are in Colorado.
Where to Live When PCSing to the Air Force Academy
USAFA's location at the north edge of Colorado Springs shapes the housing search significantly. Unlike Fort Carson, which draws families toward the south and east sides of the metro, the Academy pulls families toward the north and the adjacent Monument corridor. The communities below tend to offer the shortest commutes to the Academy's north and south gates.
On-base housing is available for eligible permanent-party families. Contact the housing office through the 10th Force Support Squadron for current availability and wait-list status. If you go off post, the communities below are the most common choices.
Approximate one-way drive times to the Air Force Academy. Times vary with traffic and which gate you use.
North Colorado Springs
The neighborhoods immediately south of the Academy — areas like Gleneagle, Briargate, and the northern reaches of Colorado Springs — are the closest off-post option, with a commute of roughly 15 minutes or less to the Academy gates. You get city services and proximity with a suburban feel, and a wide range of home styles from established 1990s builds to newer construction. This is the most popular zone for Academy families.
Monument
Monument is a small city just north of the Academy in northern El Paso County, with a commute of about 15 minutes to the north gate. According to Zillow, the typical home value in Monument was approximately $758,000 in mid-2026 — that is a typical value, not a median sale price. Monument sits a little higher in elevation and draws families who want a quieter, small-town feel with access to trails and open space. Lewis-Palmer School District 38, which serves Monument, is one of the most highly rated districts in the region. If you want room to breathe and a short commute, Monument is worth a serious look.
For a look at one large master-planned community serving Colorado Springs military families, see our post on the Percheron community near Colorado's military bases.
Black Forest
Black Forest is a rural community east of the Academy, with a commute of roughly 20 minutes depending on your route. It is known for its ponderosa pines and larger lot sizes. If you want space and a semi-rural setting without a very long drive, it is a practical option.
Falcon
Falcon sits farther east on the plains, about 25 minutes from the Academy gates. It has grown quickly with newer subdivisions and tends to offer more home for the money than the communities closer to the mountains. The trade-off is a longer drive and fewer nearby amenities.
Central Colorado Springs
Central Colorado Springs is about 25 minutes from the Academy and puts you near downtown restaurants, parks, and the city's cultural attractions. Prices and neighborhood character vary widely by block, so working with a local agent who knows the area is especially helpful here.
BAH and the Cost of Living
If you live off post, the military helps cover your housing through BAH, Basic Allowance for Housing — a monthly, tax-free payment based on your rank, dependent status, and your duty station's Military Housing Area (MHA). USAFA falls within the Colorado Springs MHA.
Because rates change each year and vary by rank and dependent status, we do not publish a rate table here. Find your exact figure with the official DoD calculator: travel.dod.mil BAH Rate Lookup. Always confirm before signing a lease or making an offer.
For a sense of the market, the typical home value in Colorado Springs was about $447,000 in June 2026, according to Zillow. Monument runs higher, around $758,000 for a typical value. Both are typical values from Zillow's index, not median sale prices. As of the week of June 18, 2026, Freddie Mac reported the average 30-year fixed mortgage rate at 6.47 percent. Whether buying or renting makes more sense depends on your timeline and budget.
Read what are the benefits of a VA loan and our complete guide to buying your first home with a VA loan to understand how your Department of Veterans Affairs home loan benefit applies to this market.
Schools Near the Air Force Academy
The schools your children attend depend on where you live. Two districts serve most Academy families.
Academy District 20 serves north Colorado Springs and much of the area south and east of USAFA. It serves more than 26,000 students at about 40 schools and holds an A- rating from Niche. In May 2026, the district announced a $42.7 million DoD grant to build a new pre-K through grade 8 school on the Academy grounds.
