Tuesday, August 4, 2026 / by Ramona Williams
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| What the Colorado Springs Market Is Actually Doing Right Now |
| Not the headlines — the numbers underneath them. |
I get some version of the same question almost every week right now: "Is this a good time to buy, or should we wait?" It depends on your situation — but here's what's actually happening in the numbers, so you're working from facts instead of headlines.
Where Prices Actually Stand
The median sale price in Colorado Springs is sitting around $458,000, up roughly 4.7% from a year ago. Price per square foot has actually eased slightly, down about 1.4% year over year. That combination tells you something: overall values are still climbing, but the pace per square foot has cooled a bit — which usually means larger, well-priced homes are doing the heavy lifting on that median, not a broad sprint upward.
What Buyers Are Actually Dealing With
Homes are taking around 55 days to sell on average, and most are going for close to asking price — buyers aren't seeing the bidding-war chaos of a few years back, but well-priced homes still aren't sitting long. Here's what that actually means for you: if you're a buyer, you have more breathing room to negotiate inspection items and closing costs than you would have in 2021 or 2022, but you still need to be ready to move when the right house shows up.
What Sellers Are Actually Dealing With
Fifty-five days on market means pricing accuracy matters more than it did during the peak. Homes priced right for the current comps are still moving; homes priced for last year's market are the ones sitting. If you're thinking about selling, the conversation I have with every client right now is the same: let's price to where the market is today, not where we wish it still was.
A Story From a Recent Client
I worked with a seller earlier this summer who wanted to list at what her neighbor's house sold for — back in early 2025. We pulled the current comps together, and the number was different. She wasn't thrilled at first, but we priced it accurately, and it went under contract in eleven days. Her neighbor's house, priced against last year's number, sat for two months before a price reduction. Same street, same floor plan, very different outcomes — because the market moved and the pricing did or didn't move with it.
What This Means for You
Whether you're buying or selling, the market right now rewards people who work from current data instead of last year's assumptions or a national headline that may not reflect our local market at all. My job is to make sure you're well informed before you make a move either way.
This is what I'd tell you if you called me today: let's pull the actual comps for your specific situation before you decide anything.
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Wondering what this means for your specific buying or selling timeline?
Let's look at the real numbers for your situation — no pressure, just clarity.
Ramona Williams | Springs Home Team | EXP Realty LLC
719-244-2333 | Ramona@myspringshometeam.com
719coloradohome.com |
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| Equal Housing Opportunity. Market data is sourced from current MLS/Redfin figures and is subject to change; this information is for general educational purposes and is not a guarantee of future results. |
