Is Now a Good Time to Buy or Sell in Colorado Springs? Here's What the Numbers Actually Show

It depends on your situation — but the short version is this: buyers have more room to negotiate than they've had in years, and sellers who price accurately are still closing without much drama. Here's what's really happening in the Colorado Springs market this summer, and what it means for you.

What I'm Hearing Right Now

I get some version of the same question almost every week: "Is this a good time to buy?" or "Should I wait to sell?" The honest answer is never a headline — it's a conversation about your timeline, your equity, and what you need out of the next move. But I can tell you what the data says, so at least you're starting from facts instead of fear.

The Market, In Plain Terms

Colorado Springs has shifted from the frenzy of a few years ago into something calmer and more balanced. Homes are selling for a median of around $450,000, which is down slightly compared to a year ago. That's not a crash — it's a correction after several years of fast appreciation, and most local forecasts expect prices to hold roughly steady through the rest of 2026, not fall off a cliff.

The bigger story is time. Homes are taking a bit longer to sell than they did last year — into the 40s for days on market rather than the 20s and 30s we saw during the peak. At the same time, more homes are actually selling: more closings happened this May than the same month last year, which tells me buyers haven't disappeared, they've just slowed down and gotten pickier.

Inventory has grown too, but not dramatically — we're sitting at under three months of supply. A truly balanced market usually needs closer to six months of supply, so despite the shift, this still isn't a market flooded with options. That's an important nuance: buyers have more leverage than they did, but "more leverage" doesn't mean "no competition." Well-priced, well-presented homes in good condition are still moving.

What This Means If You're Buying

You have more breathing room than you've had in a while. You can ask for repairs. You can negotiate on price. You don't have to waive every contingency just to be competitive. That said, homes that are priced right and show well are still getting attention — so "more time to think" doesn't mean "no urgency at all" if you find the right house.

If you're using a VA loan, this kind of market can actually work in your favor. Sellers are more open to covering closing costs or making repairs than they were during the bidding-war years, and you're not up against as many cash offers waiving inspections.

What This Means If You're Selling

Pricing accuracy matters more now than it has in years. In a hot market, an overpriced listing eventually finds a buyer anyway. In this market, an overpriced listing just sits — and every extra week on the market chips away at buyer confidence. The sellers I'm working with who price correctly from day one and present their home well are still getting solid offers in a reasonable timeframe. The ones who chase the market down from a too-high starting price are the ones who struggle.

This is also a market where presentation counts. Staging, photography, and small pre-list repairs aren't optional extras anymore — they're what separates a home that sells in three weeks from one that sits for three months.

Frequently Asked Questions

Is the Colorado Springs housing market crashing?
No. Prices have softened slightly and homes are taking longer to sell, but this looks like a normal rebalancing after years of rapid growth, not a collapse.

Should I wait for prices to drop further before buying?
That depends on your specific situation — your timeline, your down payment, and current interest rates all factor in more than trying to time a bottom that's genuinely hard to predict.

Is it still a good time to sell my house?
Yes, if it's priced correctly and presented well. Homes in good condition with accurate pricing are still selling in a reasonable window.

How does this affect PCS timelines?
Military relocations don't wait for the "perfect" market — but knowing where things stand helps you negotiate more confidently on both ends of your move, whether you're buying here or selling before you leave.

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This is what I'd tell you if you called me today: the market isn't scary right now, it's just different. Whether that's good news or something to plan around depends entirely on your situation and your timeline — and that's exactly what I'm here to help you figure out.

Ramona Williams
Springs Home Team · eXp Realty LLC
719-244-2333 | Ramona@myspringshometeam.com
719coloradohomesearch.com