Rockrimmon · Northwest Colorado Springs · 80919
Raven Hills, above the rest of it
A small, elevated pocket of Rockrimmon where the HOA owns 38 acres of surrounding green space — meaning the view out your front window is not just good today, it stays that way. Sunrise over Pikes Peak comes standard, and the trailhead is a walk rather than a drive.
Market Report
What homes are actually selling for
Raven Hills sits inside the 80919 ZIP code, so these published area numbers are the most reliable public read on the market here. Homes in this pocket generally sell above the countywide median of roughly $504,000, given the lot sizes and the views.
$544K
Median sale price
80919 · down 11.9% year over year
49
Days on market
80919 · typical time to go under contract
198
Active listings
80919 · homes currently for sale
What this means if you're buying. The broader market has shifted toward buyers — more listings, slower sales, and price reductions on homes that come out too high. Raven Hills doesn't fully follow that pattern, because scarcity works against it: with only a few sales per year, one well-priced home can still draw quick competing interest. The practical approach is to have financing settled and a showing scheduled the week a listing appears.
Figures reflect the 80919 ZIP code, which covers Raven Hills and the surrounding Rockrimmon area. Source: Redfin 80919 market data, July 2026. Subdivision-level numbers for Raven Hills come straight from the Pikes Peak MLS and are available on request — with only a handful of sales here each year, subdivision averages swing sharply and are best read alongside a live conversation.
Schools
Academy District 20
Raven Hills is served by Academy District 20, founded in 1957 and now the largest district in the Pikes Peak region — roughly 26,000 students across nearly 40 schools, a 16:1 student-teacher ratio, and Colorado's highest rating, Accredited with Distinction, every year since the rating began.
Grades K–5 · District 20
An IB World School and the closest elementary for much of the Rockrimmon area — one of three that feed Eagleview Middle.
Grades K–5 · District 20
Also feeds Eagleview, with roughly 400 students and recognition for its STEAM and robotics programs.
Grades PK–5 · District 20
The third elementary feeding Eagleview, with an International Baccalaureate program and preschool on site.
Grades 6–8 · District 20
A John Irwin School of Excellence drawing from Rockrimmon, Foothills, and Woodmen-Roberts, and feeding Air Academy High.
Grades 9–12 · District 20
Home of the Kadets, established in 1957 at 6910 Carlton Drive on the Air Force Academy grounds, with roughly 1,300 students.
District 20 · by address
District 20's school path tool shows exactly which elementary, middle, and high school serve a given address.
Eat, Drink & Shop
The places neighbors actually go
Everyday errands stay close: Trader Joe's, Sprouts, and a handful of neighborhood standbys sit just down the hill along Centennial Boulevard and the Village Center.
Sandwiches · West Rockrimmon
The neighborhood standby for sandwiches and fresh-made meals — close enough that plenty of people bike to it.
French bistro · 4605 Centennial Blvd
A long-running Colorado Springs favorite and the default around here for a nicer dinner or a bakery case run.
Tacos · 4657 Centennial Blvd
Family-owned westside taqueria known for its al pastor and margaritas, with a second location up in Northgate.
Pub fare · 806 Village Center Dr
Burgers, pizza, and fish and chips right in the Village Center — the closest thing to a neighborhood pub.
Thai · Rockrimmon location
One of two locations in town, regularly named among the city's best for Thai.
Italian · Rockrimmon
Neighborhood Italian from the team behind Ambli, tucked into one of the local centers.
Brewery · Garden of the Gods Rd
A local brewing fixture just south of the neighborhood.
Trader Joe's · Sprouts · Whole Foods
All three sit just outside the neighborhood, which is unusual for this side of town.
Chapel Hills · The Promenade Shops
Chapel Hills Mall is a few miles east; the Promenade Shops at Briargate sit just across I‑25.
Trails & Things To Do
Open space on three sides
Between the HOA's own acreage and the parks around it, Raven Hills has more protected green space per home than almost anywhere else in Rockrimmon. Deer and wild turkeys wander through regularly.
Raven Hills park & trails
38 acres · HOA maintained
A private neighborhood park and maintained walking trails on HOA-owned land that backs much of the subdivision.
Ute Valley Park
Hiking & mountain biking
The area's marquee park — rock outcroppings, singletrack, and wide views, with multiple access points from the Rockrimmon side.
Blodgett Peak Open Space
Hiking · foothills
A steeper climb into the foothills just northwest, and one of the better sunrise hikes in the city.
New Santa Fe Regional Trail
14 miles
Runs along the eastern edge past prairie and pines, connecting north to the Air Force Academy about 11 miles up.
Pulpit Rock Park
Hiking · short climb
A quick hike to a well-known overlook on the east side of I‑25, popular for evening walks.
Rockrimmon Open Space
Dozens of acres
The wildlife corridor at the center of the community, where deer and bighorn sheep regularly gather.
Foothills Swim & Racquet Club
Neighborhood club
A local summer institution for families in the Rockrimmon area.
Garden of the Gods
A short drive south
The park most people move here for, close enough to be a weekday evening walk rather than a weekend outing.
Let's Talk
Only a few sell each year
Raven Hills is a short list, and the good ones move. Tell me what you're after and I'll set up a watch on the neighborhood, send you the last twelve months of sales, and call you the day something lists.
Market figures reflect the most recently published data at the time of writing and are provided for general information only; they are not an appraisal or a valuation of any specific property. School attendance areas are set by Academy District 20 and can change — please verify current boundaries with the district before making a decision based on school assignment. Mike Hensley, The Cutting Edge, Realtors.