Population 12,014 · Census ACS 2020–24
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Population and households in Black Forest
Household size in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.98 | 2.69 | 2.57 | 2.68 |
| 2010–14 | 2.77 | 2.73 | 2.63 | 2.73 |
| 2015–19 | 2.82 | 2.74 | 2.64 | 2.71 |
| 2020–24 | 2.81 | 2.58 | 2.54 | 2.65 |
| Change | −0.17 | −0.12 | −0.04 | −0.03 |
The typical household in Black Forest holds 2.81 people, slightly more than the U.S. average of 2.65. Since 2006–10, household size has dropped from 2.98, a much bigger shift than nationally. Only one other Colorado Springs neighborhood has larger households.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 42.2 | 36.0 | 36.9 | 37.7 |
| 2010–14 | 44.8 | 36.2 | 37.7 | 38.6 |
| 2015–19 | 45.0 | 36.9 | 38.5 | 39.6 |
| 2020–24 | 47.0 | 37.5 | 39.1 | 40.1 |
| Change | +4.8 | +1.6 | +2.1 | +2.3 |
With a median age of 47.0, Black Forest is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees. The median age has climbed from 42.2 in 2006–10, as it has nationally. Only two of Colorado Springs' 16 neighborhoods are older.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 4.8% | 11.2% | 10.5% | 12.3% |
| 2010–14 | 4.0% | 11.5% | 10.8% | 12.3% |
| 2015–19 | 4.1% | 9.9% | 9.5% | 11.6% |
| 2020–24 | 6.9% | 9.3% | 9.3% | 11.6% |
| Change | +2.1 pts | −1.9 pts | −1.1 pts | −0.6 pts |
Single-parent households are relatively rare in Black Forest: 6.9% of households, against 11.6% nationally. The single-parent share is up 2.1 points from 2006–10, even as the national share fell.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Black Forest
Renters in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 8.6% | 32.6% | 32.4% | 33.3% |
| 2010–14 | 6.5% | 36.1% | 35.2% | 35.6% |
| 2015–19 | 6.0% | 35.3% | 34.8% | 36.0% |
| 2020–24 | 4.8% | 33.2% | 33.8% | 34.8% |
| Change | −3.8 pts | +0.6 pts | +1.4 pts | +1.5 pts |
Black Forest is overwhelmingly a place of homeowners: only 4.8% of households rent, far below the national share of 34.8%. Owner-heavy areas like this tend to see less turnover. The renter share has fallen 3.8 points since 2006–10, even as the national share rose. Black Forest has the lowest share of renters of any Colorado Springs neighborhood.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 5.9% | 9.5% | 10.3% | 11.4% |
| 2010–14 | 4.5% | 7.3% | 8.7% | 11.4% |
| 2015–19 | 7.1% | 6.6% | 8.0% | 11.1% |
| 2020–24 | 3.8% | 5.8% | 7.3% | 9.6% |
| Change | −2.1 pts | −3.8 pts | −3.0 pts | −1.8 pts |
Empty homes are scarce in Black Forest: just 3.8% sit vacant, compared with 9.6% nationally, a sign of a tight housing market. Vacancy has fallen 2.1 points since 2006–10, as it has nationally. Only one other Colorado Springs neighborhood has a lower vacancy rate.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 1992 | 1984 | 1981 | 1974 |
| 2010–14 | 1993 | 1985 | 1982 | 1975 |
| 2015–19 | 1997 | 1986 | 1983 | 1977 |
| 2020–24 | 2000 | 1990 | 1988 | 1980 |
| Change | +8 | +6 | +7 | +6 |
Black Forest has newer housing than the country as a whole: the median home was built in 2000, versus 1980 nationally. The median year built has moved up from 1992 in 2006–10, a sign of steady new building. Newer construction is concentrated in the southwest, while the northeast has the oldest housing.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,217 | $1,041 | $1,051 | $965 |
| 2010–14 | $1,696 | $1,168 | $1,165 | $1,040 |
| 2015–19 | $2,288 | $1,408 | $1,450 | $1,213 |
| 2020–24 | $1,938 | $1,897 | $1,963 | $1,571 |
| Change | +$721 | +$856 | +$912 | +$606 |
A typical rental in Black Forest costs $1,938 a month with utilities, well above the national median of $1,571. Rents are up $721 a month from 2006–10, a 59% rise, a slower climb than the nation's. Rent takes 30.6% of the typical renter's income, just over the 30% mark often used to define affordable rent.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Black Forest
Bachelor's degrees in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 55.4% | 35.2% | 36.4% | 28.4% |
| 2010–14 | 53.2% | 35.3% | 37.8% | 29.6% |
| 2015–19 | 57.2% | 38.6% | 40.9% | 32.1% |
| 2020–24 | 57.9% | 42.0% | 45.9% | 35.6% |
| Change | +2.5 pts | +6.8 pts | +9.4 pts | +7.2 pts |
College graduates are unusually common in Black Forest: 57.9% of adults 25 and older have a bachelor's degree or higher, against 35.6% nationally. Education tends to track local incomes and the kinds of jobs nearby. Since 2006–10, the share with a degree has risen 2.5 points, mirroring the country.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 98.2% | 92.9% | 89.5% | 84.9% |
| 2010–14 | 98.7% | 93.8% | 90.5% | 86.1% |
| 2015–19 | 95.9% | 94.6% | 91.8% | 87.7% |
| 2020–24 | 98.8% | 95.3% | 92.8% | 89.3% |
| Change | +0.6 pts | +2.3 pts | +3.3 pts | +4.3 pts |
Finishing high school is nearly universal in Black Forest: 98.8% of adults 25 and older have a diploma or equivalent, well above the national rate of 89.3%. The share with a diploma has edged up 0.6 points since 2006–10, a smaller shift than nationally. Only two of Colorado Springs' 16 neighborhoods have a higher share of high school graduates.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Black Forest
| Period | Black Forest | Colorado Springs area | Colorado | U.S. |
|---|---|---|---|---|
| 2006–10 | 5.5% | 7.5% | 6.8% | 8.1% |
| 2010–14 | 6.8% | 9.2% | 7.9% | 9.4% |
| 2015–19 | 3.7% | 5.8% | 4.4% | 5.6% |
| 2020–24 | 3.8% | 5.2% | 4.6% | 5.4% |
| Change | −1.7 pts | −2.2 pts | −2.3 pts | −2.7 pts |
Unemployment in Black Forest runs below the national rate: 3.8% of the labor force was out of work and looking, against 5.4% nationally. Unemployment has fallen 1.7 points since 2006–10, in line with the national trend. Each figure pools five years of surveys (2020–24), so it describes that whole stretch rather than today's job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Black Forest compared with nearby neighborhoods
| Neighborhood | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Black Forest | 2.81 | 47.0 | 6.9% | 4.8% | 3.8% | 2000 | $1,938 | 57.9% | 98.8% | 3.8% |
| Flying Horse | 2.25 | 48.1 | 4.3% | 21.3% | 4.1% | 2010 | $2,667 | 67.7% | 99.9% | 3.9% |
| Northgate | 2.37 | 39.2 | 4.7% | 45.6% | 4.7% | 2011 | $2,105 | 54.8% | 95.9% | 4.8% |
| Briargate | 2.61 | 36.0 | 8.3% | 36.4% | 3.6% | 2000 | $2,221 | 58.0% | 98.0% | 3.9% |
| Fairfax | 3.14 | 35.9 | 8.1% | 21.3% | 5.8% | 1995 | $2,567 | 51.8% | 97.2% | 3.1% |
| Stetson Hills | 2.61 | 34.9 | 8.7% | 32.5% | 5.6% | 2007 | $2,325 | 43.2% | 96.0% | 3.0% |
| Tri-Lakes | 2.98 | 44.5 | 3.0% | 8.2% | 3.7% | 1993 | $2,301 | 57.5% | 97.4% | 0.1% |
| Forest Lakes | 2.82 | 39.6 | 10.3% | 20.7% | 4.5% | 2000 | $2,085 | 45.4% | 96.8% | 3.3% |
| Northeast Colorado Springs | 2.25 | 37.5 | 9.5% | 44.5% | 5.1% | 1979 | $1,576 | 37.7% | 94.1% | 7.2% |
| Powers | 2.62 | 34.7 | 11.3% | 36.6% | 5.4% | 1990 | $1,871 | 34.7% | 93.0% | 5.7% |
| Northwest Colorado Springs | 2.29 | 46.6 | 5.0% | 22.5% | 4.2% | 1991 | $1,988 | 63.5% | 97.3% | 5.3% |
All figures 2020–24.
Neighborhoods with similar populations: East Oak Hill, Austin, TX · Hyannis, Barnstable Town, MA · Atwater Village, Los Angeles, CA · Gold Coast, Alameda, CA · Churchill, Eugene, OR · Otay Mesa West, San Diego, CA · Hollywood Riviera, Redondo Beach, CA · Pleasant Grove West, Chesapeake, VA · Northwest Spokane, Spokane, WA · Darlington, Pawtucket, RI
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Black Forest. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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