Front Range
Manitou Springs, Colorado
El Paso County · Front Range · town
Named with the Algonquian word for the Great Spirit, Manitou grew up around bubbling mineral springs that Ute and Plains tribes treated as sacred, neutral ground — and that a Victorian resort later marketed as the "Saratoga of the West."
Long before it was a town, this pocket at the foot of Pikes Peak was known for its water. Carbonated mineral springs bubble up along Fountain Creek, and to the Ute — who wintered here — along with the Cheyenne, Arapaho, and other Plains tribes, the effervescing water was sacred, read as the breath of the Great Spirit and left with offerings. The place was treated as neutral ground where rival peoples could drink in peace. The name carries that meaning: "Manitou" comes from an Algonquian word for the Great Spirit. Early Anglo travelers noticed too — Dr. Edwin James, of the 1820 Long Expedition, documented the springs, and English adventurer George Frederick Ruxton wrote about drinking from them in the 1840s. When a resort was finally laid out, it was built quite deliberately around that water.
The town itself was a designed health resort. General William Jackson Palmer — the railroad man behind Colorado Springs — and his partner Dr. William Abraham Bell founded Manitou Springs in 1872 as a "scenic health resort," and it incorporated in 1876. Growth came with the railroad, after which the springs drew tuberculosis patients and well-heeled tourists chasing "water cures." By the 1890s the town boasted a string of grand hotels, and boosters were calling it the "Saratoga of the West." The mineral water was even bottled and shipped nationally. In 1891 the Manitou and Pike's Peak Railway — Zalmon Simmons's cog railway, one of only a handful in the country — reached the 14,115-foot summit of Pikes Peak from a depot in town, cementing Manitou as the gateway to the mountain.
Today Manitou Springs is a compact home-rule city of roughly 4,800 people at about 6,300 feet, wedged into the canyon mouth below Pikes Peak. Its Victorian core is a National Register historic district, and the restored public mineral springs — cared for in recent decades by a volunteer mineral-springs foundation — still flow free for anyone who wants to taste them, each with its own fizz and flavor. The town is also the trailhead for some of the region's most famous outings: the calf-burning Manitou Incline, the Barr Trail up Pikes Peak, the Cog Railway, and nearby Garden of the Gods and Cave of the Winds. It has kept an artsy, slightly bohemian, walkable character that sets it apart from its bigger neighbor, Colorado Springs, just down the creek.
Manitou today is a small, walkable mountain town with a lot of personality packed into a few blocks. The historic main drag is lined with independent shops, galleries, arcades, and cafes, and you can wander between the free public mineral springs, filling a cup at each fountain to taste how different they are. It's an outdoor-lover's basecamp: the punishing Manitou Incline and the long Barr Trail both start in town, the Cog Railway climbs to the top of Pikes Peak, and Garden of the Gods' red-rock spires and Cave of the Winds are minutes away. The vibe is artsy and a little offbeat — think a Fruitcake Toss in winter and a coffin-race "Emma Crawford" festival at Halloween — with a creek running through the middle of it all and the peak standing over everything. It feels like a genuine town, not a resort.
Worth knowing
The honest heads-up is water and fire. Manitou sits in a wildfire interface just below the 2012 Waldo Canyon burn scar, so post-fire flash floods are a real, planned-for hazard — a 2013 flood tore through and damaged homes — and defensible space and floodplain checks are simply part of owning here. The narrow canyon setting also means limited parking and busy summer weekends, and short-term rentals are tightly capped. None of that should scare you off; it's just the trade for living in a walkable, spring-fed, history-soaked town right at the foot of Pikes Peak.
The practical side
Manitou Springs is its own home-rule city inside El Paso County, so its zoning, short-term-rental permits, and flood rules are set locally and are stricter than the county's; sitting in a wildfire interface below the Waldo Canyon burn scar, wildfire and post-fire flooding are day-to-day planning realities here, not abstractions.
- Short-term rentals are capped and owner-occupancy is required: the city limits STRs to about 2% of residential structures, new permits must be owner-occupied (owner living there 185+ days a year), and permits renew annually — confirm current availability with the city before counting on rental income.
- Check flood and post-fire debris-flow risk: drainages like Williams Canyon, Ruxton Creek, and Fountain Creek can flash-flood fast off the Waldo Canyon burn scar (a 2013 flash flood damaged about 20 homes), so verify FEMA floodplain status and the city's flood-preparedness guidance for any parcel.
- Assume wildland-urban interface (WUI) rules: most of Manitou Springs sits in the interface, so review the city's Community Wildfire Protection Plan, defensible-space expectations, and any building/roofing requirements before you buy or remodel.
- Confirm the layered sales/lodging taxes and city permitting: Manitou levies its own city sales tax on top of state and El Paso County, plus a camping/lodging tax, and building permits run through the city — not just the county.
Local notes
More about Manitou Springs
Outdoors and wildfire
Fountain Creek Regional Park is the county's marsh-and-pond corridor
Fountain Creek Regional Park is a 460-acre riparian corridor between Colorado Springs and Fountain, with trail, ponds, marsh, and a nature center.
Home and property
For VA buyers in El Paso County, the Certificate of Eligibility comes first
A VA-backed home loan starts with a Certificate of Eligibility proving your service qualifies you, and your lender or VA.gov can pull it for you.
Home and property
In Colorado Springs and Black Forest, the ground can lift a foundation
Expansive clay and dipping bedrock around Colorado Springs and Black Forest can lift a foundation, so a soils report is normal homework before you buy.
Outdoors and wildfire
Pineries Open Space protects Palmer Divide forest and meadow
Pineries Open Space spans 1,070 acres of Black Forest ponderosa and Palmer Divide meadow, with ponds, wildlife, and nine miles of single-track.
Cars and driving
Stationed at Fort Carson but a resident elsewhere? You may skip Colorado's ownership tax
Active-duty members stationed in El Paso County but legal residents elsewhere can claim a Specific Ownership Tax exemption with form DR 2667.
Outdoors and wildfire
Fox Run Regional Park is north-county ponderosa shade
Fox Run Regional Park brings ponderosa shade, two lakes, Pikes Peak views, and family trails and pavilions to north El Paso County.
Outdoors and wildfire
The New Santa Fe Regional Trail follows an old rail grade
The 14-mile New Santa Fe Regional Trail rides an old Santa Fe Railroad grade from Palmer Lake through the Air Force Academy.
Money and taxes
A penny of your El Paso County sales tax is the PPRTA roads tax
About a penny of the sales tax on a Colorado Springs receipt is the voter-created PPRTA roads tax, layered on state, county, and city.
Sources and review
Where this information comes from
Colorado Porch gives the short version, then points back to the official source for the rule that matters.
- Data used
- Colorado state and local-rule source set
- Last reviewed
- June 2026
- Colorado Property Tax Entities and Mill Levies map for taxing districts, entities, and mill levies by location.
- Colorado Department of Revenue tax guidance for state sales, use, income, and local tax starting point.
- Colorado county assessor directory for local official offices.
Use this carefully: Colorado local rules vary by municipality, county, special district, and home-rule jurisdiction. Confirm the address, not just the town name.
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