If you are considering Kissing Camels, you are probably looking for more than just a home. You are looking at a lifestyle built around golf, privacy, views, and a more managed ownership experience. The key is that Kissing Camels is not one simple neighborhood with one fee and one set of rules, so knowing how the community works can help you make a smarter move. Let’s dive in.
Kissing Camels at a Glance
Kissing Camels is a gated, golf-centered luxury community on the west and northwest side of Colorado Springs. According to the Kissing Camels Property Owners Association governing documents, it developed over time around the club golf course, subdivision by subdivision, beginning in 1960.
That history matters because Kissing Camels is best understood as a master-association community made up of different tracts and sub-associations. It is also nearly built out, with Red Rocks and Preserve close to completion according to the 2025 annual owners meeting minutes. For many buyers, that means your options may lean more toward resale homes and a limited number of remaining homesites rather than a large pipeline of new construction.
Golf Access Is Separate
One of the most common misconceptions about Kissing Camels is that buying a home there automatically means full golf access. In reality, the residential HOA and the club are separate layers of ownership and membership, as explained by the KCPOA.
The golf course itself is private. Visit Colorado Springs identifies Kissing Camels Golf Course as a private course for members, guests of members, and overnight guests at the resort. The resort describes it as a 27-hole experience with North, West, and South courses.
Membership Options Matter
If golf is a big part of your decision, it is important to compare membership categories carefully. Garden of the Gods Resort & Club membership pricing shows several options, including Premier Golf, Associate Golf for ages 40+, Young Professional for ages 21 to 39, Sports, and Corporate memberships.
Those categories are not interchangeable. Premier Golf includes full use of club facilities with greens fees included, while Associate Golf members pay published greens fees. Sports memberships include dining, fitness, tennis, pickleball, pools, recreation center access, and Kids' Club, but do not include use of the Kissing Camels Golf Course or practice facilities.
What Golf Costs Can Look Like
The resort also posts current golf pricing for members and guests. On the golf course page, regular-season 18-hole rounds are listed at $200, twilight rounds at $135, and winter rounds at $92, with cart and rental fees listed separately.
For you as a buyer, the takeaway is simple: do not assume golf privileges are built into homeownership. Ask whether the home you are considering has any relationship to current club membership, and review the specific membership path that fits how often you plan to play.
HOA Structure Is Layered
Kissing Camels has a master-association structure, and that can affect both your monthly carrying costs and your day-to-day experience. The KCPOA governing-documents page states that the master association handles security, road maintenance, snow removal, approval of new development, and landscaping in key common areas such as gate areas and medians.
On top of that, many sections have their own sub-associations. Those sub-associations may provide added services such as turf maintenance, common-area landscaping, property insurance, street lights, driveway snow removal, and even house painting.
Why Exact Tract Matters
This is where many buyers need to slow down and get specific. A home in one part of Kissing Camels may come with very different dues, services, and maintenance obligations than a home in another part.
Before you write an offer, verify:
- the exact tract or sub-association
- the current dues structure
- what the dues actually cover
- whether club membership is separate
- any approval requirements for remodeling, landscaping, or exterior changes
That level of detail is especially important in a community where the ownership experience is designed to be highly managed and visually consistent.
HOA Fees Can Vary Widely
There is no single Kissing Camels HOA fee that applies to every property. Instead, fees depend on the specific sub-association and the services included.
A clear example is The Greens at Kissing Camels. Its FAQ lists dues of $1,770 per quarter for homes and $531 per quarter for undeveloped lots. The site says those dues cover almost all exterior maintenance, landscaping, and insurance, while KCPOA master-association responsibilities still apply for security, gates and fencing, some common-area landscaping, and most roads.
Townhome buyers should also know that the Kissing Camels Townhomes have their own HOA structure. The official site says the community includes 49 homes in 10 buildings on seven acres, and the HOA focuses on maintenance items such as lawn care and snow removal in limited common elements, while owners remain responsible for interior spaces and some private areas.
Design Rules Are a Big Deal
If you value architectural consistency and a polished setting, Kissing Camels may feel like a strong fit. If you prefer minimal oversight, it may feel restrictive.
The KCPOA design guidelines require Architectural Review Committee approval for new construction, remodels, and landscaping. The guidelines emphasize privacy, preservation of the natural setting, and protection of drainage routes, while also setting standards for setbacks, heights, roof types, and exterior materials.
What That Looks Like in Practice
The rules are specific. Exterior wall materials must be brick, stone, stucco, or another ARC-approved material. Sloping roofs must meet pitch and material standards, and the community generally favors an open landscape rather than a fenced suburban look.
In some sections, the standards are even more detailed. The same design guidelines describe Signature Point as single-story only, with a 28-foot height limit, stucco or stucco-stone exteriors, concrete tile roofs, no lower-level walkouts, and concrete driveways.
For you, this means renovations and exterior updates should always be reviewed through the proper approval process. It also means the visual character of the community is protected in a way many luxury buyers appreciate.
Home Types Span Several Lifestyles
Kissing Camels is not one housing type. It includes estate-style single-family homes, patio homes, and luxury townhomes, each with a different balance of privacy, maintenance, and scale.
That variety can be helpful if you love the location and setting but are deciding between a larger home with more presence and a lower-maintenance option that supports lock-and-leave living.
Patio Homes and Limited New Build Options
The Retreat at Kissing Camels shows what newer patio-home living can look like in the community. It is a 16-site enclave with detached homes, multiple floor plans, and one-level living options. The site says homes feature tile roofs, stucco exteriors, courtyards, and stone accents, and that only eight patio-home sites remain.
That is a useful signal for buyers who still want newer construction. Inventory appears limited, so timing and property-specific due diligence matter.
Luxury Townhome Living
The Greens at Kissing Camels townhomes present a different ownership style. The site describes 5,000 to 6,000 square foot luxury townhomes with separate entries, private gated courtyards in many cases, maintenance-free stone-and-stucco exteriors, panoramic mountain and golf-course views, and HOA coverage that includes exterior maintenance, landscaping, trash collection, snow removal, insurance, and 24-hour security.
For some buyers, that can offer the right mix of size and convenience. You may still get substantial living space, but with less exterior upkeep than a traditional single-family estate.
Daily Life Centers on Convenience and Setting
A big part of Kissing Camels' appeal is the combination of a resort-like atmosphere and practical access to the rest of Colorado Springs. The Greens page notes that Garden of the Gods Park forms the western boundary and also highlights quick access to shopping and restaurants outside a private gate.
Residents should also expect an actively managed community. The 2025 annual meeting minutes reference ongoing work related to wildfire mitigation, security upgrades, road and drainage projects, and a South Gate conversion.
That is worth noting because lifestyle here is not just about views and golf. It is also about living in a community where infrastructure, appearance, and access are actively maintained.
Who Kissing Camels Fits Best
Kissing Camels tends to be a strong fit if you want a luxury setting with security, club-oriented amenities, and the possibility of reduced exterior maintenance. It can also appeal if you value architectural consistency and a more curated community environment.
It may be a weaker fit if you want very limited HOA oversight, a simple one-layer fee structure, or a large private yard with fewer design restrictions. The tradeoff for the managed setting is that you need to be comfortable with approvals, dues, and layered governance.
What to Verify Before You Buy
In a neighborhood like Kissing Camels, details matter. A home can look perfect on paper, but the real decision often comes down to the exact sub-association, maintenance structure, and access you are actually buying.
Before moving forward, make sure you confirm:
- whether the property is in the master association only or also in a sub-association
- what the current dues are at each level
- which services are covered by those dues
- whether golf or club access requires a separate membership
- whether the tract has extra design or remodeling restrictions
- whether the home is resale, a remaining homesite, or part of a limited new-build enclave
If you want help sorting through those layers, working with a local advisor can save you time and help you compare properties more clearly. At Sedoryk Properties, the goal is to help you evaluate both the lifestyle and the numbers so you can move forward with confidence. When you are ready to explore Kissing Camels, connect with Susan Sedoryk.
FAQs
What is Kissing Camels in Colorado Springs?
- Kissing Camels is a gated, golf-centered luxury community on the west and northwest side of Colorado Springs made up of multiple subdivisions and sub-associations under a master association.
Does buying a home in Kissing Camels include golf membership?
- No. Homeownership and club membership are separate, and golf access depends on the membership category you choose through Garden of the Gods Resort & Club.
What do HOA fees cover in Kissing Camels?
- Coverage depends on the specific tract or sub-association, but fees may include security, roads, snow removal, landscaping, exterior maintenance, insurance, and other shared services.
Are there design restrictions in Kissing Camels?
- Yes. KCPOA design guidelines require approval for new construction, remodels, and landscaping, with standards for materials, roof types, setbacks, heights, and site design.
What types of homes are available in Kissing Camels?
- Buyers may find estate-style single-family homes, patio homes, and luxury townhomes, with some sections offering more maintenance support than others.
Is Kissing Camels a good fit for low-maintenance living?
- It can be, especially in patio-home and townhome sections where HOA services may cover items like exterior maintenance, landscaping, snow removal, and insurance.
