MILITARY / VA



PCS to Colorado Springs:
A VA Loan Home Buying Guide







 







Colorado Springs is home to five military installations and a steady stream of PCS orders every summer. If you're one of the service members or families relocating here, the home-buying side of the move doesn't have to be the stressful part. Here's what to know about using your VA loan benefit in this market.


WHY A VA LOAN IS WORTH USING


The VA loan remains one of the strongest financing tools available: no down payment requirement in most cases, no private mortgage insurance, and competitive interest rates. In a market like today's, where sellers are more open to negotiation, VA buyers are in a solid position — the outdated idea that VA offers are automatically less competitive doesn't hold up the way it used to.


TIMING YOUR PCS MOVE


The earlier you start, the more options you have. Getting pre-approved before you receive final order ...

MARKET UPDATE



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 a ...

Buyer Advice


Buyers Have More Room to Negotiate Right Now — Here's How Not to Waste It


It depends on your situation — but here's what I'm telling almost every buyer I work with in Colorado Springs this summer: the market has shifted in your favor, but "more leverage" doesn't mean "skip the homework." I'm seeing buyers make two opposite mistakes right now — either they still negotiate like it's 2022, scared to ask for anything, or they assume every seller is desperate and push too hard on a home that was never overpriced to begin with. Both cost people money.


Why This Is Different From a Year Ago


With homes sitting a bit longer and inventory a little healthier than it's been in years, buyers finally have some breathing room — time to actually think, to get an inspection without waiving it out of fear, to ask for repairs instead of just being grateful for an accepted offer. That's real, and it's worth using. But it doesn't erase the fun ...

 






Market Update


Nearly Half of Colorado Springs Sellers Just Cut Their Price. Here's What That Means for You.







If you've had your home on the market this summer, or you've been refreshing listings hoping something opens up in your price range, you've probably felt it: things are moving differently than they were a year or two ago. You're not imagining it, and it doesn't mean anything is wrong with your home or your plan. It means the market itself has shifted, and it's worth understanding what that shift actually means for your situation.
The Numbers Behind the Shift
Recent MLS data for El Paso County shows homes are sitting longer than they were last summer, and a large share of sellers — well over 4 in 10 — have had to adjust their asking price at least once to get a deal done. Inventory has also crept up compared to the ultra-tight years we saw during the pandemic run-up, though it's still not what most people would call a flo ...

Local Area Guide
Colorado Springs Neighborhoods: What Actually Fits Your Life Right Now




Every week, someone asks me the same question in a slightly different way: "Where should we live?" A family with orders to Fort Carson asks it. A couple who just listed their four-bedroom in Broadmoor asks it. A first-time buyer asks it. The question is the same, but the right answer is never the same twice — because it depends on your situation, not on which neighborhood is trending.
So instead of giving you a "best of" list, I want to walk through how I actually help people answer this, using the questions I ask every client before we ever look at a map.




"How long do you actually expect to be here?"
If you're PCSing in on a three-year set of orders, a neighborhood close to base with a shorter commute matters more than one that's a 25-minute drive from Peterson or Fort Carson but has a slightly bigger yard. That commute adds up fast when you're also managing deplo ...