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Buying in Colorado Springs This Fall: What We’re Seeing on the Ground
If you’ve spent the last few years watching Colorado Springs from the sidelines, waiting for things to feel a little less frantic, we want to share what we’re seeing right now. We’re out with buyers and sellers across the Springs every week, and from where we sit, this fall feels different. Buyers have room to breathe again.
The market has shifted, and we feel it
We’re seeing more homes to choose from, fewer offers per home, and listings sitting longer than they did even a year ago. The August numbers back that up. The Pikes Peak Association of REALTORS® reported 3,218 listings (up 7% from last year), 812 homes sold (down 5%), an average sales price of $560,915, and an average of 46 days on market, up from 40 days in August 2025.
What we’re not seeing is a crash. Prices have softened a little, but not dramatically. That matches PPAR’s read that a true buyer’s market would mean a sharp drop in prices along with high inventory, and we’re not there. The market is more balanced, and honestly, that’s healthy for everyone.
The middle of the market is where it gets interesting
A lot of the buyers we work with are shopping between $400,000 and $600,000, and that’s exactly where we’re seeing the most opportunity. Across El Paso County, the largest group of homes on the market, 1,411 of them, sits between $401,000 and $600,000, and those homes are taking longer to sell than homes at the low and high ends.
For you, that means more options, more time to think, and more room to negotiate than buyers have had in years.
We’re negotiating concessions into most of our deals
A couple of years ago, asking a seller to help with your costs could get your offer set aside. Today, we’re negotiating seller concessions into most of the deals we write, for things like mortgage rate buy-downs and closing costs.
We also meet a lot of buyers who assume they need 20% down, and many are surprised to learn that isn’t always the case. Every situation is different, so we connect our buyers with a trusted local lender early. That way they know exactly what they qualify for before they fall in love with a house.
Good homes still move fast
Here’s the part we always make sure our buyers hear. A slower market doesn’t make every home a bargain. The homes that are priced right and show well are still getting attention quickly, and some are still getting multiple offers.
So the buyers who do well this fall are the ones who are ready. They’re fully pre-approved, they’re clear on what matters most to them, and they’re working with someone who knows which homes have been sitting and why. That last part is where we spend a lot of our time. When a home has been on the market for 60 days, there’s usually a reason, and sometimes that reason is an opportunity.
What we expect next
Our read lines up with PPAR’s outlook: a fairly steady market with a slight decline, and no big jumps until next year. For a lot of buyers, a steady, less competitive stretch like this is exactly the window they’ve been waiting for.
If you’ve been wondering whether this fall is your moment, let’s grab coffee. We’ll tell you honestly what we’re seeing in the areas you’re considering, and whether it makes sense to move now or wait.
