September 10, 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.

 

 

IF YOU’VE BEEN CONSIDERING YOUR RESIDENTIAL real estate OPTIONS, DON’T DISMISS THE FALL SEASON

Yes, you read that right. 

While many are paying attention to the current mortgage rates, only the savviest buyers know that the changing season can start tipping things in their favor.

That’s because most every Fall buyers tend to get more homes to choose from, better prices and more room to negotiate.

According to Hannah Jones, senior economist at realtor.com, “We always see that the best time to buy window usually falls in the early Fall around October”.

So that’s exactly why, if you’ve been waiting for a better time to buy, this season may be worth a closer look—even with rates where they are.

In recent times, a shortage of available homes for sales was a problem but Fall tends to help with that. 

 

More Homes To Choose From

Based on seasonal trends, realtor.com data shows there are typically more home available for sale in September through November than during any other season.  And this is also true here.  As you will see in the statistics below, our total active listings for single family homes year over year is up 3.8% and for Condo/Townhomes they are up 11.4% for the same period.

This happens because homes that come on the market in the traditional Spring buying and selling season and in the Summer don’t all close right away.  Some sit for a while and new listings keep coming so inventory builds as the year goes on.

In Fall you’re looking at the largest pool of available homes all year so that makes it easier to find one that fits your wants, needs and budget requirements.

And it’s likely truer this year because higher rates tend to help inventory grow even more. So, you are more likely to find the home you really want, not one you have to settle for.

 

Asking Prices Start To Drop

The second advantage of Fall is that asking prices start their seasonal decline.  It works like this—Spring and early Summer are when sellers feel the most confident because that’s when demand is typically the strongest so many people price their homes higher due to the uptick in demand. 

But every year that dynamic starts to change by Fall.  Buyer activity slows down and sellers have to price a bit lower in order to get more showings.

This year, the “typical” Spring season was not typical, and homes have been sitting much longer than in the past.  Sellers have been slowly lowering their prices already and are likely going to lower them more in coming weeks.

 

More Sellers Are Willing To Negotiate

Fall doesn’t just bring more choices and better pricing; it also brings more sellers who are increasingly motivated to get to the closing table.

According to realtor.com, Fall is when price cuts peak and while it’s not a big difference from Summer, this Fall you’ll have more negotiation power than if you’d wait until the first half of 2027 and here’s why:

If a home is on the market in the Fall, many sellers are eager to get it sold before the holidays.  Since there are usually fewer buyers active in the Fall, that often leads to the opportunity to snag a better deal.

As the National Association of Realtors (NAR) explains: “Less competition can lead to better deals.  While homes are not selling as fast as during the Summer, sellers may be more willing to negotiate”.

For example, a 5% price drop on a $500,000 home is $25,000.  That could mean you end up borrowing less, keeping more money in savings, having more money for updates after you move in or simply making the monthly payment feel more manageable.

While all markets are different, Colorado Springs has followed this trend in most every year I can remember except during the pandemic and when interest rates were historically low.

But you won’t know what’s available and how it can work in your favor unless you give me a call.

 

Residential real estate is what I do and have done for more than 53 years. 

 

I do it because I believe in it and it has given me great pleasure to help my clients enrich their lives--both monetarily and emotionally.

 

If you’ve been waiting but are ready to explore the possibilities of a move--together we can construct a plan that fits your family’s individual wants, needs and budget requirements.

Every month spent on the sidelines is a month someone else is building equity, locking in a price, and getting ahead of what most experts expect to be a housing surge once broader economic conditions settle.

The earlier you begin the process the sooner you will be seeing a return on your investment.

Call me today at 719.593.1000 or email me at Harry@HarrySalzman.com and let’s see how you can achieve your Residential real estate dreams.

 

TO ALL MY FRIENDS AND CLIENTS WHO CELEBRATE…. HERE’S WISHING YOU A HEALTHY AND HAPPY JEWISH NEW YEAR.

 

AND…

LET’S ALL PAUSE TO REMEMBER 25 YEARS AGO.

 

 

 

Now for statistics…

 

AUGUST 2026

Statistics provided by the REALTORS Service Corp., or it’s “elevate” MLS

Here are some highlights from the August 2026 “elevate MLS” report.   

 

In El Paso County, the average days on the market for single family/patio homes was 46.  For condo/townhomes it was 55. 

 

Also in El Paso County, the sales price/list price for single family/patio homes was 99.2% and for condo/townhomes it was 98.0%. 

 

In Teller County, the average days on the market for single family/patio homes was 48 and the sales/list price was 98.2%.

 

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 August 2026 to August 2025 for All Homes in PPAR:

                       

                        Single Family/Patio Homes:

  • New Listings were 1,447, Down 0.8%
  • Number of Sales were 996, Down 4.1%
  • Average Sales Price was $547,521, Down 3.3%
  • Median Sales Price was $470,000, Down 2.1%
  • Total Active Listings are 4,297, Up 3.8%
  • Months’ Supply is 4.3

 

 

Condo/Townhomes:

  • New Listings were 220, Down 12.0%
  • Number of Sales were 132, Down 19.5%
  • Average Sales Price was $326,093, Down 5.8%
  • Median Sales Price was $327,750, Down 0.2%
  • Total Active Listings are 762, Up 11.4%
  • Months’ Supply is 5.8

 

Now a look at more statistics…

 

AUGUST 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 “elevate”MLS

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 Down 7.1%
  • Median Sales Price for All Properties was Down 1.1%
  • Active Listings on All Properties were Up 0.5%

 

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 #87 IN THE Q2 2026 FHFA HOUSE PRICE INDEX

The National Association of Realtors, 8.25.26

The recently published FHFA House Price Index for second quarter 2026 lists Colorado Springs as #87 out of the top 100 in home price changes during that quarter.

Nationally, home prices were up 2.1% year-over-year according to the Federal Housing Finance Agency (FHFA) and up 0.3% compared to Q1 2026. 

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.

Home prices in 76 of the 100 largest metro areas rose over the previous four quarters while they had risen in 89 of the 100 largest one year ago. 

Our home price changes decreased slightly however, it’s important to realize that our prices rose much faster than most areas over the past 5 years.

As you will note, we are still above #91 ranked Denver so there’s that!

Below are copies of the entire list as well as of the Colorado Springs changes.  Any questions?  You know where to reach me.

 

 

ECONOMIC & WORKFORCE DEVELOPMENT REPORT

Data-Driven Economic Strategies, August 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 will find it worthwhile reading.

Below is a reproduction of page 6 of the graphics which details real estate. To access the full report, please click here.  And if you have any questions, give me a call.

 

UCCS ECONOMIC FORUM MONTHLY DASHBOARD  

Updated August 2026, UCCS College of Business/Economic Forum

Here is the monthly report from the UCCS College of Business Economic Forum.  It is created by professor Dr. Bill Craighead, who is the Forum Director.  He also publishes an on-line “Weekly Economic Snapshot” you might enjoy.

I know several of you who like statistics and use this information in your daily business life, and I will share it with you when I receive it each month. 

I’ve reproduced the first page of the charts below.  To access the report in its entirety, please click here. 

 

COLORADO SPRINGS PARADE OF HOMES STARTS TOMORROW

For those of you looking for new homes or just wanting to see what’s being built in our area, the Parade of Homes runs tomorrow through September 27, with the homes closed on Mondays and Tuesdays during that time period.  The site for more information is:

https://springsparade.com/web/

And just a reminder, if a newly built home is in your future I can help you there as well, at no additional cost to you.