HARRY'S BI-WEEKLY UPDATE 3.4.26
March 4, 2026
HARRY’S BI-WEEKLY UPDATE
A Current Look at the Colorado Springs Residential real estate Market
As part of my “Special Brand of Customer Service”, it is my desire to share current Residential real estate issues that will help to make you a more successful and profitable Buyer and Seller.
RATES ARE DOWN AND SALES AND LISTINGS ARE UP… EARLIER THIS YEAR THAN LAST
You read that right!
Mortgage rates fell under 6% last week, hitting their lowest since 2022.
This is essentially unleashing a wave of potential buyers who may now want to enter the market, either to buy for the first time or to sell and trade up or move to a new neighborhood.
With this coming before the “traditional” spring buying and selling season, it’s like a gift for anyone looking to make a move.
As you will see in the statistics below, folks in the Colorado Springs area were already starting to get active in January, with sales and listings both picking up. This will only increase with the lower interest rate, and I’ve seen my clients who have been holding off for a couple of years begin to ask questions about potential moves.
According to Nadia Evangelou, principal economist and director of real estate research at the National Association of Realtors (NAR), “Mortgage rates falling below 6% is a big phycological and financial milestone—the first time we have seen that since September 2022. That’s a confidence trigger for buyers, especially those who have been holding out for rates to start with a five again.”
And Sam Khater, Freddie Mac’s chief economist called the move into the 5% range a milestone, saying “This rate, combined with improving availability of homes for sale, is meaningful and will drive more potential buyers into the market for the spring home buying season”.
Here’s a look at the 30-year fixed rate over the last 5 years:
I would not expect rates to fall a lot more this year, so anyone waiting for a further drop will not likely see that happen in 2026. I would expect this spring buying and selling season to be busy simply based on the head start you can see in our local statistics below.
Therefore, if you’ve been waiting, NOW is your time.
And, if you’re looking to sell, your present home possibly has more equity than you might think which could help keep your new payments lower by providing a larger down payment.
But you won’t know anything until you give me a call so together we can construct a residential real estate plan that fits your family’s individual wants, needs and budget requirements.
As I’ve said time and again, the current market is not for the timid or inexperienced. It takes a lot of advanced planning and knowledge of how to navigate these waters.
My almost 54 years in the local residential real estate arena, coupled with my investment banking background, give me an edge that my clients have found to be crucial in helping them and their families realize their personal real estate visions.
If Residential real estate is among your hopes and dreams for 2026, please give me a call at 719.593.1000 or email me at Harry@HarrySalzman.com and let me help make them come true.
The earlier you begin the process, the earlier you will be realizing those dreams for you and your family.
And now for statistics…
FEBRUARY 2026
Statistics provided by the Pikes Peak REALTORS Service Corp., or it’s PPMLS
Here are some highlights from the February 2026 PPAR report.
In El Paso County, the average days on the market for single family/patio homes was 65. For condo/townhomes it was 89.
Also in El Paso County, the sales price/list price for single family/patio homes was 99.0% and for condo/townhomes it was 98.3%.
In Teller County, the average days on the market for single family/patio homes was 93 and the sales/list price was 97.6%.
Please click here to view the detailed 10-page report, including charts. If you have any questions about the report or to find out how it relates to your individual situation, just give me a call.
In comparing February 2026 to February 2025 for All Homes in PPAR:
Single Family/Patio Homes:
- New Listings were 1,418, Up 20.1%
- Number of Sales were 773, Up 5.9%
- Average Sales Price was $524,494, Down 3.6%
- Median Sales Price was $465,000, Down 1.8%
- Total Active Listings are 2,926, Up 20.7%
- Months’ Supply is 3.8
Condo/Townhomes:
- New Listings were 221, Up 15.7%
- Number of Sales were 93, Down 5.1%
- Average Sales Price was $356,644, Up 3.7%
- Median Sales Price was $325,000, no change
- Total Active Listings are 575, Up 16.4%
- Months’ Supply is 6.2
Now a look at more statistics…
FEBRUARY 2026 MONTHLY INDICATORS AND LOCAL MARKET UPDATE ILLUSTRATE OUR LOCAL TRENDS IN DETAIL
Colorado Association of REALTORS® , Pikes Peak REALTORS Service Corp, or it’s PPMLS
Providing greater detail than the above report, this contains information on both El Paso and Teller counties for Residential real estate.
The “Activity Snapshot” for all residential properties in El Paso and Teller counties shows the Year to Date one-year change:
- Sold Listings for All Properties were Up 4.1%
- Median Sales Price for All Properties was Down 2.4%
- Active Listings on All Properties were Up 12.1%
You can click here to read the 16-page Monthly Indicators or click here to get specific information on the geographical are of your choice from the 18-page Local Market Update. It’s a good idea to check out your own area or one that you might be considering to get a good idea of the local pulse. As an example, here is a detailed report on the Colorado Springs area:
COLORADO SPRINGS RANKS #57 IN THE Q4 2025 FHFA HOUSE PRICE INDEX
Federal Housing Finance Agency, 2.2026
The recently published FHFA House Price Index for Quarter 4 2025 lists Colorado Springs as #57 out of the top 100 in home price changes during that quarter.
Considering we were ranked at #75 in Q3 2024 and #87 in Q2 2024, that is a significant and very positive change which confirms our continued housing market strength.
Nationally, home prices were up 1.8% over the last year according to the Federal Housing Finance Agency (FHFA) and up 0.8% compared to Q3 2025.
The Federal Housing (FHFA) House Price Index is a comprehensive collection of publicly available house price indexes that measure changes in single-family home values based on data that extend back to the mid-1970’s from all 50 states and over 400 American cities. It incorporates tens of millions of home sales and offers insights about house price changes at the national, census division, state, metro area, county, ZIP code and census tract levels.
Moving from a #48 ranking in Q3 to a #57 ranking shows that homes here are not moving as quickly as the national average but I expect that to change now that the interest rate is down and more homes are starting to come to market.
We are also considerably above #94 ranked Denver which is always fabulous news.
Below are copies of the entire list as well as of the Colorado Springs changes. Any questions? You know where to reach me.
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ERA SHIELDS STAT PACK
Data through January 2026, ERA Shields
Here is data from my company’s monthly “Stat Pack” that can better help you understand the local buying and selling reality. I have reproduced the first page, and you can click here to get the 5-page report in its entirety.
ECONOMIC & WORKFORCE DEVELOPMENT REPORT
Data-Driven Economic Strategies, January 2026
As always, I like to share the useful data I receive from our “local economist”, Tatiana Bailey. You will see in these charts what’s happening locally in terms of the economy as well as the most recent Workforce Progress Report.
This information is especially invaluable to business owners; however, I know you all will all find it worthwhile reading.
Below is a reproduction of the first page of graphics. To access the full report, please click here. And if you have any questions, give me a call.
HARRY’S JOKE OF THE DAY:
