HARRY'S BI-WEEKLY UPDATE 10.7.25
October 7, 2025
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.
HAPPY FALL SEASON….AND THIS YEAR ALSO A GOOD TIME TO CONSIDER YOUR RESIDENTIAL real estate NEEDS AND WANTS AS WELL….
The picture above was taken last week on our drive from Dillon to Breckenridge and it could not have been more picturesque. Fall is most definitely in the air.
As many of you may know, mortgage rates are now the lowest in 11 months and are likely to fall even more before year end.
What does that mean if you are considering a move?
Well, things are starting to pick up even though it is not the “traditional” buying and selling season and when there are more homes on the market and more buyers for those homes, prices will start to go up and price and other type of negotiations will be much tighter than they have been in recent months.
As you will read in an article below, the opportune time to buy in 2025 is next week—the week of October 12-18 as well as the surrounding weeks.
If you’re even thinking of making a move, I’d suggest you read that article and then contact me at your earliest convenience.
Together we can see what’s available for your personal situation and figure out how to put your wants, needs and budget requirements to the best use to find just the right place for you and your family.
Why not give me a call today at 719.593.1000 or email me at Harry@HarrySalzman.com and let’s see how your Residential real estate dreams can become reality in the best time frame and for the best financial situation for you.
And now for statistics…
SEPTEMBER 2025
Statistics provided by the Pikes Peak REALTORS Service Corp., or it’s PPMLS
Here are some highlights from the September 2025 PPAR report:
In El Paso County, the average days on the market for single family/patio homes was 50. For condo/townhomes it was 65.
Also in El Paso County, the sales price/list price for single family/patio homes was 98.8% and for condo/townhomes it was 97.7%.
In Teller County, the average days on the market for single family/patio homes was 72 and the sales/list price was 99.0%.
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 September 2025 to September 2024 for All Homes in PPAR:
Single Family/Patio Homes:
- New Listings were 1,328, Down 0.2%
- Number of Sales were 1,026, Up 10.0%
- Average Sales Price was $565,356, Up 5.7%
- Median Sales Price was $479,450, Down 1.1%
- Total Active Listings are 4,010, Up 18.2%
- Months Supply is 3.9
Condo/Townhomes:
- New Listings were 170, Down 32.0%
- Number of Sales were 143, Up 2.1%
- Average Sales Price was $366,060, Down 5.1%
- Median Sales Price was $326,000, Down 11.9%
- Total Active Listings are 648, Up 3.3%
- Months Supply is 4.5
SEPTEMBER 2025 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 11.6%
- Median Sales Price for All Properties was Up 0.8%
- Active Listings on All Properties were Up 10.0%
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:
WHEN WILL BE THE BEST TIME TO BUY A HOME IN 2025? (Hint: It’s coming real soon)
National Association of Realtors, 9.17.25
A new study from realtor.com pinpoints why this fall my offer a hidden sweet spot for home buyers.
Mark Your Calendars: The week of October 12-18, as well as its surrounding weeks could offer home buyers a prime time to make an offer on a home.
The recent study finds that next week offers a rare trifecta—more listings, lower prices and less competition—creating an ideal moment for home shoppers to make their move.
With more choices and more bargaining power this will be a great time to get off the sidelines and move on with your Residential real estate dreams.
According to Danielle Hale, realtor.com’s chief economist, “I expect this market momentum shift to magnify typical seasonal trends that favor home buyers in the fall.”
She added that according to the survey data, the next few weeks could give potential buyers not only more homes to choose from and fewer competing shoppers, buy also potential average savings of more than $15,000 compared to this summer’s peak prices.
“In a year that’s been the most buyer friendly in nearly a decade, it’s the best window of opportunity for home buyers all year”, Hale says. Especially after a slower than usual summer for home sales, buyer demand may be poised for a rebound if mortgage rates continue to ease and home price increases slow.
6 Reasons to Buy this Fall
- More listings. Inventory levels typically peak in early fall, but this year the number of homes for sale has reached the highest point since the pandemic. Active listings nationally climbed above 1 million in late spring—a milestone not seen in years, according to realtor.com. Next week home buyers could see up to 33% more active listings than at the start of the year. Hale noted that “this increase is giving buyers something they haven’t had in years: breathing room. More choices mean less pressure to rush into a decision or waive contingencies, and greater opportunity to find a home that fits both lifestyle and budget.”
- Lower prices. Listing prices during the week of Oct 12-18 typically run about 3.4% below the seasonal peak. That could translate into a potential savings of more than $15,000 on a median-priced home of $439,450 (and obviously even more on higher priced homes here in Colorado Springs).
- Greater chance of price cuts. About 5.5% of homes tend to see price reductions during that week, according to realtor.com’s research and economists say recent trends suggest even more discounted listings could emerge this fall.
- Less competition. Buyer demand has cooled in 2025 as affordability challenges and elevated mortgage rates have weighed on the market. If this October follow typical patterns, however, competition could be about 31% lower than during the peak season, easing pressure on buyers to make rushed offers.
- A slower pace of sales. Homes are taking longer to sell—another sign buyers have more time to make decisions. The U.S. median times on the market passed pre-pandemic norms this summer and Colorado Springs saw the same increased days on the market as well. In October, homes typically spend about two weeks longer on the market compared with peak season. However, certain “in demand” homes continue to attract strong attention, and nationally, in July, 21% of homes still sold for above the asking price. Here in Colorado Springs, we have seen most homes selling for close to listing price but “in demand” homes are still selling for over that.
- More newly listed homes. Besides higher overall inventory, mid-October also tends to bring a wave of new listings. About 16% more homes typically debut this time of year, giving buyers additional opportunities to find a match.
Timing the Market?
While fall generally brings better deals for buyers, the “best time to buy” ultimately depends on the local market dynamics—especially since affordability challenges continue to shape how and when people move.
I’ve personally been seeing things starting to pick up more in the last month than I’ve seen all year which to me is an indication that folks are tired of staying put and are ready to at least figure out if now is the time for them to make their move.
Once again, you can’t know what is right for your situation unless we sit down and run numbers to see what is possible for you and your family.
Call me sooner than later and I’ll be happy to help you determine if this is the “right” time for you to make your move.
ERA SHIELDS QUARTERLY “ON THE HOME FRONT”
VOLUME 3, 2025
Here is a copy of my company’s quarterly newsletter.
ECONOMIC & WORKFORCE DEVELOPMENT REPORT
Data-Driven Economic Strategies, September 2025
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.
UCCS ECONOMIC FORUM MONTHLY DASHBOARD
Updated September 2025, 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.
