June 26, 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.

 

 

 

SALES MAY BE SLOWER THAN NORMAL, BUT HOME VALUES CONTINUE TO RISE

With the spring buying and selling season officially transitioned to “summer” as of this week, sales are still generally sluggish, and folks are apparently still waiting to see if rates will go down. 

All the while, home values continue to rise, although at a healthier rate than during the frenzy of several years ago.

What does that mean if you are in the market but have been “on hold”?

Well, waiting is going to cost you in the long run.

Yes, interest rates ARE higher than three or four years ago, or even last month, but they are likely to remain in the 6%-6.75% range for the foreseeable future. 

However, home values are not going to remain as they are today based on what we have seen recently, as well as traditionally.  They may not rise as quickly as they did three or four years ago, but they will continue to appreciate. Therefore, the longer you put off making a purchase, the more you will be paying for a new home.

High home prices, along with higher than previous interest rates, are most definitely hurting first time home buyers when it comes to qualifying.  I’ve seen a few first timers getting into the market only due to the help of family member or friends. 

If you have been wanting to sell to trade up or move to a new neighborhood, you likely have more equity in your present home than you might imagine to use toward a down payment on a new home.

And another thing we’re seeing is that just because mortgage rates are listed at a certain price, there are many options to consider that could bring down the rate and thus lower your monthly payment.

But you won’t know any of this until you give me a call.

I’ve been in the local Residential real estate arena for 53 years and that, along with my Investment Banking background, gives me a heads up in my ability to help my clients find not only the best home options for their wants, needs and budget requirements, but I can also help by directing them to lenders who have various options to fit their specific needs.

I provide my clients strategic solutions to whatever their Residential real estate needs and my expert negotiation skills go a long way to make certain they get the best deal possible, whether buying or selling.

Give me a call at 719.593.1000 or email me at Harry@HarrySalzman.com  and let me help you make your Residential real estate dreams come true.

 

 

HOME SALES ARE EXPECTED TO IMPROVE IN SECOND HALF OF 2026

The National Association of Realtors, 6.16.26

Lawrence Yun, chief economist for The National Association of Realtors (NAR), spoke at the NAR  Residential Economic Issues and Trends Forum last week and said that provided inventory and housing supply continue to expand, home sales are expected to be modestly better in the second half of 2026.

NAR’s current forecast calls for existing-home sales to rise 4% this year, with the median home price also climbing 4%.  Mortgage rates are projected to average 6.5% in 2026. 

Yun said that housing wealth accumulation will continue in 2026, with the typical homeowner gaining approximately $16,000 in wealth this year.

As I also alluded to earlier, Yun said, “Homeowners will continue to build wealth, while renters are simply spinning their wheels”.

Something I personally found interesting was Yun’s long-term projection, running multiple scenarios to estimate when the national median home price—currently $430,000—would reach $1 million.  Each scenario pointed roughly the same answer:  in about 25 years!

To illustrate the power of long-term appreciation, Yun noted that the national median home price was just $90,000 in 1990.  Even San Francisco, considered super expensive at the time, had a median price of only $250,000.

Also speaking at the forum, Dr. Jessica Lautz, NAR deputy chief economist and vice president of research, focused on who is actually buying homes right now despite the challenging market. 

Lautz said the housing market may feel like it’s in gridlock, but that is not a universal experience.  Distinct buyer segments are actively purchasing, whether driven by necessity, determination or housing equity.

“I’ve been traveling around the nation this year and I am hearing a lot from you that it’s a wonky market,” she told the audience.  “You’ll list a home on the market and sometimes it’ll sit for months.  And sometimes it’s going to have multiple offers, and they can be next door to each other”.

She emphasized that “misinformation is out there”, noting that many potential buyers still believe they need a 20% down payment while the typical down payment for first-time buyers was just 10% last year.

So once again, each client is different and each buying a selling situation is as well.  It takes someone like me who has a lot of experience dealing in all kinds of buying and selling scenarios to get you through what can look somewhat like a maze. 

If you’ve even considered a move, or want to buy for the first time, give me a call sooner than later and let’s see how we can make things work in your favor.

 

 

TWO BIG REASONS TO MOVE THIS SUMMER

KeepingCurrentMatters, 6.11.26

Once again, with rates not expected to change much, it may not pay to wait as there are some things you could be missing in the meantime.

Historically, summer is one of the strongest seasons of the year for both buyers and sellers and if you delay your move until fall or winter, some of those opportunities could already be fading.

 

Buyers:  Fresh Inventory Is Your Real Summer Advantage

One of the biggest frustration buyers have faced over the past few years has been a lack of affordable options.  You might have seen that yourself:

  • You find a house you like, but it’s out of your budget
  • You find something in your budget, but you don’t like it
  • Or worse, nothing interesting hits the market for weeks.

Historically, summer helps with that.  Looking at data from the last few years, summer months consistently bring more sellers into the market than later in the year.  And that gives buyers a real window of fresh choices.

According to realtor.com, any given summer month typically sees about 32% more fresh options than the average month from September-December.

With more newly listed homes, there’s a better chance of finding one you like where the numbers actually work.

But keep in mind that this seasonal window isn’t open forever.  Fresh inventory tends to slow down once summer ends.

Every year is different but if finding the right home at the right price has been your biggest challenge, waiting until later in the year may not necessarily give you more options.  In fact, recent history suggests it may do just the opposite.

 

Sellers:  Homes Usually Sell for More in the Summer

If you’re thinking of selling, you may be holding off because you’ve seen headlines about lower asking prices, price cuts and softer conditions.  But those headlines don’t tell the whole story or convey how it varies by location.

What you really need to know is that even though the market’s becoming more balanced and some areas are experiencing price declines, that doesn’t mean you’ve missed your chance to sell.

Seasonality can still work in your favor, and summer could still give you the chance to sell for a good price.

According to NAR, homes sold during a summer month usually sell for about 4% more than homes sold during the typical month from September-December.

Summer buyers are usually operating on a set timeframe.  They want to move before a new school year or when they have warmer weather to tour homes.  That urgency can translate into better offers.

That doesn’t mean you should price your home 4% higher in the summer as that would actually be a mistake in today’s market.  It just means if you’re looking to get as much for your house as you reasonably can, a summer move could be a smarter plan than waiting for later in the year.

Based on typical seasonality, you may get more for your house than if you waited until the fall or winter, and if you’re considering a move anyway, that’s worth factoring in.

Bottom Line?  If you have any questions about summer buying or selling, simply give me a call.

 

 

ERA SHIELDS STAT PACK

Data through May 2026, ERA Shields

Here is the newest 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.