Front Range
Manitou Springs, Colorado
A home-rule spa town at the foot of Pikes Peak, where a burn-scar flood zone, a tight short-term-rental cap, and a wildland-urban-interface setting all shape what you can build and rent.
- Place type
- Town
- County footprint
- El Paso
- Colorado region
- Front Range
Local checks
Start with the details that can change the answer
City limits, county offices, water providers, and special districts can all matter. These are the first things to check for a Manitou Springs address.
- 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.
City and place links
El Paso County task shortcuts
Go to the county office for property records, tax bills, marriage licenses, and vehicle registration. For permits, check whether the city or county serves the exact address.
Get to know Manitou Springs
Why this place feels like itself
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.
Keep reading about Manitou Springs
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 Springs follows Fountain Creek through a compact historic district of shops, galleries, arcades, and cafes. Free public mineral springs stand along the route, and each fountain has a different mineral taste. The Manitou Incline, Barr Trail, and Cog Railway begin in town below Pikes Peak. Local events keep a lighter streak: winter brings a Fruitcake Toss, while the Emma Crawford festival sends decorated coffin-racing teams down the street near Halloween.
Worth knowing
Manitou Springs sits in a wildfire interface below the Waldo Canyon burn scar. Post-fire flooding, defensible space, and floodplain status belong in a property check. The narrow canyon also limits parking, and short-term rentals follow local rules, so use the exact address and current city requirements.
Local reading
Local notes and nearby context
The city, county, water, roads, and nearby places that help Manitou Springs make sense.
El Paso County · 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.
El Paso County · 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.
El Paso County · 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.
El Paso County · 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.
El Paso County · 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.
El Paso County · 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.
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.
El Paso County · 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
For current requirements, exceptions, forms, and deadlines, use the linked official source.
- 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.
Nearby
Nearby places
Small boundary changes can alter the county, services, district stack, and local rules.
Front Range
Colorado Springs
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Cañon City
County seat where city rules and Fremont County layers meet — check zoning, water restrictions, the Arkansas River floodplain, and wildland-urban-interface fire rules before you buy.
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Pueblo
Lower Front Range costs with county, water, floodplain, and sales-tax checks.
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Lakewood
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Aurora
One city across three counties, with address-specific taxes and district layers.
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Denver
A city and county with its own tax, parking, wage, and neighborhood rules.
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