HARRY'S BI-WEEKLY UPDATE 8.5.26
August 5, 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.
DESPITE THE SLOWDOWN IN SALES…
DESPITE THE HIGHER INTEREST RATES…
DESPITE THE ECONOMIC CLIMATE…
14 YEARS RUNNING…real estate IS STILL AMERICA’S FAVORITE INVESTMENT
I’ve been telling you this for a number of years and have used numbers I see daily in the Wall Street Journal to prove my point.
Yes, even though I’ve been active in the local Residential real estate arena for 53 years and counting, you just can’t take my Investment Banking background traits away from me.
And now…. newly published data backs me up and shows people aren’t just saying homeownership is a smart move, they’re feeling better about it than they have in years.
The investment Americans trust more than stocks, gold, savings account and bonds? That answer hasn’t changed in 14 years! It’s real estate.
Every year Gallup asks Americans to name the best long-term investment. And for the 14th year in a row, real estate comes out on top. (see below):
That’s not a fluke or hot streak. That’s 14 years of real estate beating out stocks, gold, and everything else.
With everything else happening during those years—rising rates, market swings, election years, and more…through it all, Americans kept choosing real estate.
That kind of staying power says a lot about how folks view homeownership—and of course it makes sense. Like I keep telling you—historically, real estate is one of the very best ways to build family wealth in this country.
According to Michelle Egain, head of Credit Solutions, Impact Finance at JPMorgan Chase:
“Owning a home has long been considered one of the most reliable ways to build wealth. Beyond providing shelter, a home is a valuable asset that can appreciate over time, build equity, and serve as a financial resource for generations.”
As I mentioned in my last eNewsletter, you’ve probably seen chatter online saying home prices are falling and wondered if that changes the math. However, home prices nationally and here in Colorado Springs are still rising—just at a more “normalized” rate than the frenzy of 4 or 5 years ago.
And when we do see values remaining the same, or even dropping a small amount, those are only slight dips which are small when compared to how much homes have appreciated over the past 5 years.
Generally speaking, home prices are almost always going to rise and as long as you plan to live in a home for a good length of time, you should still have the opportunity to build considerable equity.
When it comes to purchasing a home versus renting, more people say buying beats renting and homeownership may be gaining in popularity once again.
According to Bank of America’s latest Homebuyer Insights Report, 53% of people now say it’s better to buy a home than to rent or move in with family.
That’s the first time buying has taken the lead since 2023 (see graph below):
In that same report, here are some other signs that confidence in homeownership is on the rise:
- 90% of people say a home is a valuable investment, up from 79% just last year
- And 94% say owning a home provides stability, up from 83% the year prior
Those are relatively big jumps in a short period of time and here’s what could be driving it…
It’s About More Than Money
Yes, affordability is still tough and some markets, including ours, can still be hard to break into, but that hasn’t changed what people feel about homeownership as a goal. The reason is quite simple—it’s not just a financial decision; it’s a lifestyle choice.
A home pays you back in ways stocks never could.
As Sheharyar Bokhari, principal economist at Redfin, says:
“For many homeowners, a home is more than a place to sleep and store belongings—it’s a reflection of who they are. Homeownership can help people put down roots, build relationships and create a space that feels uniquely their own.”
You just can’t get that from an investment account.
A home is the one investment that grows your wealth and gives you a place to build your life and that means something.
This is the long way of me telling you that I truly have done my homework when I speak about the value of homeownership.
Residential real estate is what I do and have done for more than 53 years.
I do it because I believe in it for all of the above reasons and it has given me great pleasure to provide this service to help my clients enrich their lives--both monetarily and emotionally.
If you’ve been waiting and wondering but are now 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.
.And 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.
And now for statistics…
JULY 2026
Statistics provided by the REALTORS Service Corp., or it’s “elevate” MLS
Here are some highlights from the July 2026 “elevate MLS” report.
In El Paso County, the average days on the market for single family/patio homes was 37. For condo/townhomes it was 52.
Also in El Paso County, the sales price/list price for single family/patio homes was 99.4% and for condo/townhomes it was 99.3%.
In Teller County, the average days on the market for single family/patio homes was 64 and the sales/list price was 96.6%.
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 July 2026 to July 2025 for All Homes in PPAR:
Single Family/Patio Homes:
- New Listings were 1,716, Up 3.7%
- Number of Sales were 1,136, Down 1.4%
- Average Sales Price was $568,633, Down 1.0%
- Median Sales Price was $494,950, Down 0.5%
- Total Active Listings are 4,317, Up 2.1%
- Months’ Supply is 3.8
Condo/Townhomes:
- New Listings were 240, Down 11.8%
- Number of Sales were 143, Up 0.7%
- Average Sales Price was $326,412, Down 16.4%
- Median Sales Price was $305,000, Down 10.3%
- Total Active Listings are 770, Up 8.3%
- Months’ Supply is 5.4
Now a look at more statistics…
JULY 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 Up 0.6%
- Median Sales Price for All Properties was Down 0.2%
- Active Listings on All Properties were Up 0.6%
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.
ERA SHIELDS QUARTERLY STAT PACK
Data through 2nd Quarter 2026, ERA Shields
Here is data from my company’s quarterly “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, June 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 July 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.
