Facebook
X
Pinterest
Copy Link
Colorado Springs Housing Market Reset
What January 2026 Really Tells Us
The Colorado Springs housing market is in a reset: inventory is up, days on market are longer, prices are mostly flat, and buyers have more leverage than they’ve had in years.
1. Quick Snapshot: Colorado Springs Right Now
Based on the latest January 2026 numbers, here’s the big picture:
-
Prices: Average sales price is around $535K, up slightly from last year, while median prices hover just under $470K, down about 2% year over year.
-
Inventory: Single-family inventory is close to 2,800+ homes, the highest January level in over a decade.
-
Days on Market: Homes are taking roughly 70+ days to sell on average, up from the low-50s a year ago and far from the rapid pace we saw in 2021–2022.
-
Months of Supply: We’re sitting around 4–4.5 months of inventory—no longer a frenzied seller’s market, not yet a deep buyer’s market.
In plain English: the market has cooled, but it hasn’t crashed. We’re in a more balanced, thoughtful environment.
2. Is Colorado Springs a Buyer’s or Seller’s Market Right Now?
Short answer: we’re tilted toward buyers, but not in a fire-sale market.
Statewide data shows Colorado Springs starting 2026 “sluggish and in the red,” with sales down roughly 10% year over year, median prices off a bit, and listings up almost 5%.
Local reports show:
-
More active listings
-
Longer days on market
-
A meaningful share of listings taking price reductions or expiring unsold
That combination gives well-prepared buyers more options and negotiating room, while sellers win when they price close to today’s reality—not last year’s headlines.
3. What This Reset Means If You’re Buying
If you’re buying in or around Colorado Springs:
-
You likely have more homes to choose from than you’ve seen in years.
-
You’re less likely to face “offer by tonight or miss it” pressure.
-
Many homes are selling just under list price, not far above it.
The trade-off: rates and overall affordability still matter, so you want to be clear on budget, neighborhoods, and must-haves before you jump. But the days of needing to waive everything to compete on every single listing are behind us—for now.
4. What This Reset Means If You’re Selling
For sellers, this market rewards realism and preparation:
-
Pricing based on today’s comps, not 2021–2022 “unicorn” numbers, is critical; nearly a quarter of listings recently needed price cuts and hundreds expired at year-end.
-
Homes that hit the market clean, well-presented, and accurately priced still move.
-
Overpricing leads to longer days on market, then a reduction, which usually nets less than starting right where the market is.
If you’re even six–twelve months out from listing, the reset is good news: it gives us time to plan, prep, and position your home instead of rushing into a shifting market.
5. One Thing I’m Watching This Week
This week, I’m watching how quickly well-priced homes go under contract compared to the city-wide average days on market.
Why it matters: when you see carefully priced homes still getting solid activity and offers while “wishful thinking” prices sit, it’s a clear signal that strategy matters more than ever.
Soft Call to Action
If you’re curious how this reset shows up in your specific neighborhood or price range, I’m happy to walk you through it—no pressure, just a local breakdown of what the numbers say.
