Flying Horse is one of Colorado Springs’ most sought-after master-planned communities, and understanding its HOA and covenant rules is essential before you buy or make changes to your home. Located in Northern Colorado Springs within El Paso County, Flying Horse operates under a layered governance structure that goes well beyond a typical single-HOA neighborhood. Prospective buyers, including military families relocating from Fort Carson and Peterson Space Force Base, frequently discover that the community’s rules and costs are more complex than they initially expected. Moreover, recent updates to Colorado’s Common Interest Ownership Act provide important new protections that every Flying Horse homeowner should know. In this blog post, Colorado Springs real estate expert Barb Schlinker discusses the HOA and covenant rules buyers and homeowners need to understand in Flying Horse Colorado Springs.
Key Takeaways
- Flying Horse has a layered governance structure combining a master HOA, village sub-associations, and Metropolitan Districts, each with separate fees and responsibilities.
- HOA dues and Metro District taxes are NOT the same – Metro District charges appear on your property tax bill as a mill levy, completely separate from HOA assessments.
- All exterior modifications require Architectural Control Committee (ACC) approval before work begins, and retroactive violations can be costly to resolve.
- Colorado’s recent CCIOA updates protect homeowners with a $500 fine cap and a mandatory 30-day cure window before penalties apply.
Flying Horse is governed by three overlapping layers: a master HOA, village-level sub-associations, and Flying Horse Metropolitan Districts No. 1, 2, and 3. Residents must follow Declaration of Covenants, Conditions, and Restrictions (CC&Rs) covering architectural changes, parking, landscaping, and rental restrictions. Additionally, under recent Colorado law, HOA fines for covenant violations are capped at $500, and homeowners receive a mandatory 30-day cure window before any penalty applies.
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About Barb Schlinker, Your Colorado Springs Real Estate Expert
This blog post is provided by Colorado Springs real estate expert Barb Schlinker and the Barb Has the Buyers Team at Your Home Sold Guaranteed Realty. With over 25 years of experience in the Colorado Springs real estate market, Barb has built a reputation as one of the area’s most trusted and effective real estate professionals. As a Navy veteran who served in intelligence and was reactivated after 9/11, Barb brings discipline, strategic thinking, and dedication to every client relationship.
We have successfully helped hundreds of families buy and sell homes each year, developing deep expertise in Colorado Springs’ diverse neighborhoods, market trends, and Colorado real estate regulations. As Colorado Springs residents with strong ties to the military community, we have a direct understanding of the local market conditions, El Paso County procedures, and the unique needs of military families stationed at Fort Carson and Peterson Space Force Base.
Our commitment is to provide trusted, authoritative real estate information to our neighbors in Colorado Springs and the surrounding Colorado communities. However, this information does not constitute legal advice or a guarantee of specific results. For personalized guidance on your unique home buying or selling situation, contact us today for a free, no-obligation consultation.
How Flying Horse Colorado Springs Is Governed
Flying Horse is a master-planned community developed primarily by Classic Homes in Northern Colorado Springs. Its governance structure has three distinct layers, and each layer plays a specific role in managing the community. Understanding all three prevents costly surprises after closing.
First, the Flying Horse Master HOA oversees the entire community. It establishes the foundational CC&Rs that apply to every home in Flying Horse. Hammersmith Management administers day-to-day operations, and homeowners access resources and submit requests through the homeowner portal.
Second, village sub-associations govern specific enclaves within Flying Horse. Villages such as Cortona, Siena, Molise, and Encore each have their own supplemental rules and separate assessments. Buyers may therefore be subject to both the master HOA assessment and a village sub-association assessment. Furthermore, different villages have different fee levels, so buyers must confirm which sub-association governs their specific parcel.
Third, Flying Horse Metropolitan Districts No. 1, 2, and 3 form a separate governmental layer entirely. These districts funded the community’s infrastructure development. For a helpful side-by-side breakdown of Flying Horse versus the adjacent community to the north, see the Flying Horse North comparison guide available on this site.
The Role of Village Sub-Associations Within Flying Horse
Each village sub-association adds its own layer of community standards on top of the master CC&Rs. Consequently, buyers must request and review documents from both the master HOA and their specific village association before closing. Some villages impose stricter architectural standards or additional landscaping requirements. Always confirm the governing documents for the precise sub-association covering the property you are considering.
Flying Horse HOA Dues vs. Metropolitan District Taxes: What Buyers Must Know
The most common source of buyer confusion in Flying Horse is treating HOA dues and Metropolitan District taxes as the same expense. They are not, and understanding the difference protects buyers from budget surprises.
HOA dues are operational assessments billed quarterly by Hammersmith Management. These fees fund common area maintenance, community management, master insurance, and shared amenities throughout Flying Horse. Village sub-association assessments may be billed separately or combined with the master assessment, depending on the village.
Metropolitan District taxes are entirely different. They appear as a mill levy line item on your annual El Paso County property tax bill, not as a Hammersmith invoice. Metro Districts funded infrastructure, parks, and debt service obligations from the community’s original development. Colorado law requires sellers to disclose Metro District obligations separately from HOA documents. Therefore, buyers should request the Metro District disclosure statement and review the most current mill levy rate directly with El Paso County Assessor records.
Three separate cost layers exist in Flying Horse: master HOA, village sub-association, and Metro District. Understanding all three before making an offer is essential to accurate budgeting.
Flying Horse Colorado Springs: Three-Layer Cost Structure Overview
| Cost Layer | What It Covers | How It’s Billed |
|---|---|---|
| Master HOA Assessment | Common area maintenance, community management, master insurance, shared amenities | Quarterly bill from Hammersmith Management |
| Village Sub-Association Assessment | Village-specific amenities, landscaping, supplemental community standards | Quarterly bill (may be combined with master assessment) |
| Metropolitan District Taxes | Infrastructure, parks, debt service from community development | Annual property tax bill (El Paso County) as mill levy line item |
| The Club at Flying Horse (optional) | Golf, fitness, dining, club facilities | Separate membership fee (not HOA-related) |
Important Note: Contact Hammersmith Management and El Paso County Assessor for current fee schedules specific to your parcel.
Key Flying Horse Covenant Rules: Architecture, Parking, and Landscaping
Flying Horse CC&Rs cover a broad range of homeowner activities. Knowing which actions require approval, and which are restricted outright, helps buyers determine whether community life aligns with their lifestyle.
Architectural Control Committee (ACC) Approval
All exterior modifications require ACC approval before work begins. This rule applies broadly throughout Flying Horse. Common projects requiring prior approval include paint color changes, roofing, fencing, decks, patios, solar panel installation, outbuildings, and landscaping changes. Retroactive violations require a correction process and may result in fines, so starting any exterior project without approval is a risk buyers and homeowners should avoid.
Homeowners submit ACC applications through the management portal. Approval timelines vary by project type, so buyers planning modifications should factor review time into their project planning. Additionally, the City of Colorado Springs requires permits for fence structures over seven feet, but Flying Horse CC&Rs may impose more restrictive height and style standards than the city minimum. Always check both layers.
“One of the most common surprises I see Flying Horse buyers encounter is discovering they needed ACC approval for a modification they already started. In my 25-plus years working in Colorado Springs real estate, reviewing the architectural guidelines before you close, not after, is one of the most valuable things a buyer can do.” – Colorado Springs real estate expert Barb Schlinker
Vehicle, RV, and Parking Rules
Flying Horse CC&Rs generally restrict RV, boat, and commercial vehicle parking in driveways and on streets. Parking on public streets within Flying Horse is also subject to City of Colorado Springs enforcement. Buyers with RVs, boats, or trailers should review their specific village sub-association rules before purchase, because restrictions can vary between villages.
Rental and Short-Term Rental Restrictions
Flying Horse CC&Rs impose minimum lease term requirements, and short-term rentals are generally restricted within the community. However, specific language varies by village sub-association. Buyers interested in investment properties or short-term rental income should review the rental restriction clauses in their specific village CC&Rs before purchase. Furthermore, the City of Colorado Springs requires a separate STR license, so both layers of regulation apply simultaneously. This is a situation where buyer due diligence, not assumptions, is essential.
Landscaping Standards
Front yard and visible landscaping must meet Flying Horse community standards. Because Colorado Springs sits in a wildfire-interface area, Flying Horse landscaping standards may overlap with El Paso County wildfire mitigation requirements. Irrigation system modifications and xeriscaping changes typically require ACC notification. Buyers planning to install drought-tolerant landscaping should confirm whether their proposed changes align with both the CC&Rs and applicable wildfire mitigation guidelines.
How Recent Colorado HOA Laws Protect Flying Horse Homeowners
Colorado’s Common Interest Ownership Act (CCIOA) governs all HOAs in the state, including Flying Horse. Recent updates to CCIOA added meaningful protections that every Flying Horse homeowner should understand.
Under recent CCIOA updates, HOA fines for covenant violations are capped at $500. Additionally, the HOA must give homeowners 30 days to correct non-health and non-safety violations before assessing any monetary penalties. Homeowners also retain the right to request a hearing before the HOA board before fines are finalized. Beyond fines, recent CCIOA updates impose new limits on HOA collection enforcement and foreclosure for delinquent assessments.
Colorado law also protects specific homeowner activities that HOAs historically restricted. Colorado limits HOA restrictions on solar equipment installation, giving Flying Horse homeowners the right to pursue solar energy systems. Colorado limits HOA restrictions on electric vehicle charging stations, which is relevant for Flying Horse buyers expecting to install EV infrastructure. Under CCIOA, homeowners have the right to inspect HOA financial records, meeting minutes, and governing documents at any time.
For dispute resolution, the Colorado Division of Real Estate (DORA) HOA Information and Resource Center handles homeowner complaints and provides mediation resources. Notably, CC&R amendments must be recorded with the El Paso County Clerk and Recorder’s Office to be enforceable against future buyers. This recording requirement is a critical protection for buyers in Colorado and specifically in Colorado Springs.
“Many Flying Horse buyers don’t realize they have specific legal rights under Colorado law, including the right to 30 days to correct a violation before a fine is assessed. Understanding these protections before you buy, and knowing how to invoke them if needed, is exactly the kind of guidance I provide every client.” – Barb Schlinker
Your Rights as a Flying Horse HOA Homeowner Under Colorado Law
- Fine Cap Protection — HOA fines for covenant violations are capped at $500 under Colorado law
- 30-Day Cure Window — You must receive 30 days to correct a non-safety violation before any fine is assessed
- Hearing Rights — You have the right to request a hearing before the HOA board before fines are finalized
- Records Access Rights — You may request HOA financial records, meeting minutes, and governing documents under CCIOA
- Solar Panel Rights — Colorado law limits HOA restrictions on solar energy equipment installation
- EV Charging Rights — Colorado limits HOA restrictions on electric vehicle charging stations
- Dispute Resolution — Colorado Division of Real Estate (DORA) HOA Information Center provides mediation resources
- Foreclosure Protections — CCIOA limits restrict HOA ability to foreclose for delinquent assessments
Flying Horse Buyer Due Diligence: Reviewing HOA Documents Before Closing
Colorado law requires sellers to provide a complete resale disclosure package during contract due diligence. For Flying Horse, that package must include the Declaration of CC&Rs, bylaws, rules and regulations, the current operating budget, a reserve study, meeting minutes (typically one to two years), financial statements, and disclosure of any pending litigation, special assessments, or violations.
However, Flying Horse buyers must go a step further. Request documents for both the master HOA and your specific village sub-association, not just one or the other. Additionally, request the Metropolitan District disclosure statement separately. This document reveals debt obligations and mill levy rates that appear on your annual property tax bill and are not reflected in the Hammersmith HOA documents.
Review the reserve study carefully. An underfunded reserve account may signal future special assessments that fall to current owners. Recorded CC&Rs are public record and available through the El Paso County Clerk and Recorder’s Office. The Colorado HOA Information and Resource Center through DORA can assist homeowners who experience difficulty accessing documents to which they are legally entitled.
Buyers typically have a defined review period under Colorado contract law to raise objections to HOA documents. Working with the best realtor in Colorado Springs means having an expert who flags document issues before they become post-closing problems. A skilled real estate agency in Colorado Springs knows exactly which documents to request and what warning signs to look for in Flying Horse resale packages. For anyone buying a house in Colorado Springs, particularly in a layered-governance community like Flying Horse, professional guidance during due diligence is not optional. It is essential. For more information about the broader market, visit the Colorado Springs real estate resource page.
Why Choose Barb Schlinker to Guide You Through Flying Horse HOA Rules
Flying Horse HOA documents, resale disclosure packages, and Metro District financials can quickly overwhelm buyers navigating this process for the first time. Barb Schlinker’s 25-plus years transacting in Northern Colorado Springs, including Flying Horse, means she navigates community resale packages routinely. She reviews reserve studies for red flags, identifies underfunded accounts, and ensures buyers request sub-association documents alongside master HOA materials. Moreover, her Navy intelligence background provides the analytical precision to spot covenant violations or missing disclosures before they become post-closing disputes. Clients consistently recognize her thoroughness in her 5-Star Google reviews, confirming that her document review process has protected buyers in communities like Flying Horse, Peregrine, and Northgate.
With over 25 years of experience in the Colorado Springs real estate market, Barb Schlinker has built a reputation as one of the area’s most trusted and effective real estate professionals. As a Navy veteran who served in intelligence and was reactivated after 9/11, Barb brings discipline, strategic thinking, and dedication to every client relationship. Her unique background as an author, pilot, mother, and businesswoman gives her a well-rounded perspective that benefits clients throughout their real estate journey.
Our Real Estate Expertise
The Barb Has the Buyers Team has established their reputation through:
- Successfully helping hundreds of families buy and sell homes each year
- Developing specialized knowledge of Colorado Springs’ diverse neighborhoods and market trends
- Mastering effective marketing techniques that get homes sold 66% faster than the competition
- Building a database of over 28,015 pre-qualified home buyers ready to purchase properties throughout Colorado Springs and surrounding areas
Why Trust Us
The Barb Has the Buyers Team’s reputation speaks for itself:
- Proven Results: We typically sell homes for 100% of asking price or more, often putting an extra 3-8% (average $20,520) in sellers’ pockets
- Client Satisfaction: Our hundreds of 5-Star Google Reviews showcase our commitment to exceptional service
- Guaranteed Performance: Our unique guarantees ensure your complete satisfaction or we’ll compensate you
- Local Knowledge: As Colorado Springs residents, we understand our community and care deeply about the people we serve
- Military Connections: With deep ties to military service, we understand the unique needs of military families in our community
- Personalized Approach: We take time to understand your specific real estate goals, ensuring you’re never just another transaction
Community Commitment
Our dedication extends beyond real estate. We proudly support veteran organizations with a portion of every transaction:
- USO – Supporting troops and military families worldwide
- USA Cares – Providing financial support to post-9/11 military families
- Operation Care Package – Sending care packages to deployed service members
- Fisher House Foundation – Providing housing for military families during medical treatment
- Tunnel to Towers Smart Home Program for Disabled Veterans
- Wounded Warriors – Supporting wounded veterans and their families
- Luke’s Wings – Providing transportation for wounded warriors’ families
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Flying Horse homeowners must comply with CC&Rs covering architectural changes, parking, landscaping, and rental restrictions enforced by both the master HOA and their village sub-association. All exterior modifications require Architectural Control Committee (ACC) approval before work begins, and vehicles such as RVs, boats, and trailers are generally restricted from driveways and streets. Short-term rentals are generally restricted under Flying Horse CC&Rs, though buyers should review their specific village sub-association documents to confirm the precise lease term minimums that apply to their parcel.
Flying Horse HOA fees are quarterly assessments billed by Hammersmith Management that fund common area maintenance, community management, insurance, and shared amenities. Metropolitan District taxes are entirely separate charges that appear as a mill levy line item on the annual El Paso County property tax bill, not as an HOA invoice, and they fund infrastructure and debt service from the community’s original development. Buyers must request the Metro District disclosure statement separately from HOA documents to understand the full cost of ownership in Flying Horse.
Under recent updates to Colorado’s Common Interest Ownership Act (CCIOA), HOA fines for covenant violations are capped at $500 for Flying Horse and all other Colorado HOA communities. The law also requires the HOA to give homeowners a mandatory 30-day cure window to correct non-health and non-safety violations before any monetary penalty is assessed. Homeowners also retain the right to request a board hearing before fines are finalized, and the Colorado Division of Real Estate (DORA) HOA Information and Resource Center provides dispute resolution assistance if conflicts arise.
