Buying A Home In Flying Horse: Step-By-Step Overview

Buying in Flying Horse can feel exciting and a little complex at the same time. You have luxury options, gated enclaves, a private club nearby, and several layers of HOA rules to sort through. If you want a smooth path to the right home, you need a plan that fits this neighborhood’s unique setup. This step-by-step guide walks you through financing, HOA and club questions, inspections, appraisals, and closing so you can move with confidence. Let’s dive in.

Flying Horse at a glance

Flying Horse is a master-planned community in northern El Paso County and the Colorado Springs area. You will find single-family homes, executive and luxury properties, and pockets of newer construction. The private Flying Horse Club shapes much of the lifestyle, and some buyers choose the area for views, larger lots, and proximity to I-25 and nearby employers.

Because the area includes upper price tiers and new construction, your strategy may differ from other neighborhoods. Appraisals can be more nuanced, HOA and club rules vary, and special districts may impact your property taxes. That is why preparation pays off here.

Step 1: Get financing dialed in

Start with a written pre-approval from a lender who knows El Paso County and is comfortable with higher-priced, luxury, and master-planned-community homes. If your price exceeds conforming limits, be ready for jumbo loan underwriting and appraisal scrutiny.

If you are relocating or moving up, map out how proceeds from your current home, a bridge loan, or a sale contingency will fit your offer timeline. For new construction, confirm whether the builder requires a specific lender, different verification steps, or construction draws.

Budget checklist

• Estimate monthly costs: principal and interest, property tax that may include special district levies, HOA fees, optional or required private-club costs, utilities, and insurance.
• Review El Paso County tax records for special districts and any bonded debt that affects the mill levy.
• Get insurance quotes early. Wildfire exposure and high-value coverage can affect availability and cost.

Step 2: Map your search and do homework

Look beyond broad neighborhood averages. Pull recent comparable sales and days-on-market trends for the specific Flying Horse enclave or block you prefer. Gated streets and executive-tier homes may trend differently than nearby sections.

If you plan exterior changes, review zoning, lot coverage rules, and design standards in the covenants. Confirm assigned schools, commute times, and local services like fire protection districts to match your daily needs.

Check who provides water and sewer. Most homes are on municipal or district systems, but fringe properties may differ. If a property uses a well or septic, factor in added inspections and permitting.

Step 3: Understand HOA, club, and taxes

HOA and covenants to review

Request a full HOA resale packet and review:

• CC&Rs, bylaws, architectural guidelines, and meeting minutes
• Budget, reserve study, and insurance summary
• Current assessments, any pending litigation, and planned projects
• Rules for rentals, parking, and exterior maintenance or landscaping

Flying Horse often includes a master association and sub-associations. Confirm which association handles roads, landscaping, and amenity access.

Private club questions

Membership rules vary by property. Some homes offer preferential access. Others require separate membership with initiation and ongoing fees. Verify whether your purchase includes any rights, requires membership, or has no connection at all.

Special districts and taxes

Master-planned communities often include metropolitan or special districts that fund infrastructure like water, roads, or parks. These appear as extra line items on the property tax bill and may include bonded debt. Always check the parcel’s tax record for district IDs and levies so you understand your long-term costs.

Utilities and services

Confirm your water and sewer providers and whether trash, snow removal, and private road maintenance are part of the HOA or billed separately.

Step 4: Tour strategically, including new builds

Tour homes that match your priorities, and compare resale options with active new-construction pockets. Builders may have lot premiums, completion timelines, preferred-lender rules, and warranty processes that differ from resale transactions. Ask about change-order policies and what is considered standard versus an upgrade.

Step 5: Structure a strong offer

Work with a local agent to price your offer using comps from the same enclave and home tier. Include financing, inspection, and appraisal contingencies. In competitive moments, consider stronger earnest money or cleaner timelines, but avoid waiving vital protections unless you fully understand the risk.

For new construction, negotiate allowances, finish packages, and any closing incentives, and document the timeline clearly.

Step 6: Prioritize local inspections

A thorough due-diligence plan helps you spot issues early and negotiate repairs or credits.

• Full home inspection covering structure and mechanicals
• Radon test, with a 48 to 72 hour window typical across Colorado
• Sewer scope, especially if mature trees are nearby
• Roof and chimney inspection due to snow and freeze-thaw cycles
• Pest and wood-destroying organism inspection
• HVAC evaluation and service records suited to high elevation
• Wildfire risk and defensible-space check, helpful for insurance and maintenance
• Pool, spa, or hot tub systems if present
• Septic or well tests for larger or fringe lots, if applicable

Step 7: Appraisal and underwriting

Upper-tier and unique properties can have fewer direct comparables. Lenders and appraisers who know Flying Horse are valuable in this phase. If the appraisal lands below contract price, you and the seller can renegotiate, adjust price or cash to close, or have the lender reevaluate.

Step 8: Review title and HOA details

Order the title commitment early to spot liens, easements, or special assessments that affect ownership or future plans. During due diligence, review the HOA packet for budgets, reserves, meeting minutes, and any pending or planned assessments. If you plan exterior changes, verify architectural approval requirements and timelines.

Step 9: Final walkthrough and closing

Use the final walkthrough to confirm repairs and ensure the home is in the same condition as when you went under contract. In Colorado, closings are commonly handled by title companies or escrow agents. Review closing costs, transfer fees, recording fees, and prorations in advance.

After closing, make sure utilities are transferred, the HOA has your contact details, and any private-club transfers or new memberships are set up.

Documents and timeline cheat sheet

Ask the seller or listing agent

• HOA resale certificate that includes CC&Rs, bylaws, budget, reserve study, and meeting minutes
• Seller’s property disclosure
• Recent utility bills and the latest property tax statement
• Home maintenance records and transferable warranties

Order during due diligence

• General home inspection and radon test
• Sewer scope and pest inspection
• Roof, chimney, and HVAC evaluations
• Wildfire risk and defensible-space review if relevant

Title and closing items

• Title commitment and payoff or encumbrance search
• HOA estoppel that confirms fees and any outstanding assessments

Financing deliverables

• Lender pre-approval and verification documents
• Appraisal ordered promptly after going under contract

Make your Flying Horse move with confidence

When you combine smart financing, careful HOA and club review, and targeted inspections, you set yourself up for a confident purchase in Flying Horse. Focus on the enclave that fits your lifestyle, confirm your true monthly cost, and protect your interests with the right contingencies and due diligence. If you would like local guidance tailored to your goals, connect with The Fletcher Team & Associates for neighborhood insight and a clear plan from tour to closing.

FAQs

Do Flying Horse homes require club membership?

• Membership rules vary by property; some offer preferential access, others require separate membership with initiation and dues, so verify the exact terms before you buy.

Are there extra taxes or assessments here?

• Many master-planned areas use metropolitan or special districts that add line items to your property tax bill, so check the parcel’s El Paso County tax record for district IDs and levies.

How long does a typical Flying Horse closing take?

• Standard resale timelines often run 30 to 45 days, while new construction or lender and inspection issues can extend the schedule.

Which inspections matter most in Flying Horse?

• Plan for a full home inspection plus radon testing, sewer scope, roof and chimney review, pest check, HVAC evaluation, and a wildfire risk and defensible-space review.

Can I rent my Flying Horse home or use short-term rentals?

• Many CC&Rs restrict short-term rentals, so review HOA rules for any rental limitations, application steps, or minimum lease terms before you purchase.

How should I budget for monthly ownership costs?

• Include mortgage principal and interest, property tax with any special district levies, HOA dues, potential club fees, utilities, and insurance that reflects local wildfire and high-value coverage needs.