Key Takeaways
- Prices are down slightly: the El Paso County single-family and patio median was $475,000 in August 2026, down 2.1% from $485,000 a year earlier (Pikes Peak Association of Realtors, August 2026).
- More houses are for sale: county single-family listings rose 7.8% year over year in August, and metro active listings were up 8.7% in September (Realtor.com, September 2026).
- Houses take longer to sell: average days on market rose from 40 to 46 in a year for county single-family sales (PPAR, August 2026).
- Rates are the main headwind: the 30-year fixed rate averaged 7.40% on October 15, 2026, up from 6.27% a year earlier (Freddie Mac, October 2026).
- Every month on the market has a cost: an illustrative table below shows how two to six months of carrying a listed house adds up.
The Colorado Springs housing market 2026 story is a slow one. Prices in Colorado Springs, Colorado, have slipped a few percent from last year, listings are up, and houses are sitting longer. Nothing points to a crash. The shift is a gradual move toward buyers, driven mostly by mortgage rates above 7%.
This guide lays out the newest numbers from four sources, each kept separate and labeled. It then walks through what a slower market costs a seller who is still carrying the house. If you are weighing a listing against a simpler sale, the math in the later sections is built for you.
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Let's chatColorado Springs Housing Market 2026 at a Glance
In fall 2026, Colorado Springs prices are down 1% to 3% from a year ago, depending on the source, while listings are up and sales are down. Every major source points the same direction, even though their exact figures differ.
- County sales median: $475,000 for El Paso County single-family and patio houses, down 2.1% year over year (Pikes Peak Association of Realtors, corrected August 2026 report).
- City home value: about $439,542, down 1.5% year over year (Zillow ZHVI, September 2026).
- City median sale price: $454,783 for the three months ending September, down 1.1% year over year (Redfin, September 2026).
- Metro median listing price: $484,950, down 2.8% from $499,000 a year earlier (Realtor.com via FRED, September 2026).
PPAR's own market page shows a September 2026 headline of 1,101 closed sales and a $450,000 median, with 59 average days on market (PPAR market trends, September 2026). That figure covers every listing type, including condos and townhomes. It is not directly comparable to the single-family numbers above.
Are Colorado Springs Home Prices Falling in 2026?
Yes, Colorado Springs home prices are falling in 2026, but only slightly. County single-family prices are about 2% below last year, and they have come down from a summer high.
The table below uses PPAR's corrected August 2026 report for El Paso County single-family and patio houses. El Paso County includes Colorado Springs plus separate communities such as Fountain, Monument, and Security-Widefield. Treat these as countywide figures, not city-only figures.
| Metric (El Paso County, single-family/patio) | August 2025 | July 2026 | August 2026 | Change vs. Aug 2025 |
|---|---|---|---|---|
| Median sale price | $485,000 | $503,700 | $475,000 | Down 2.1% |
| Houses sold | 851 | 945 | 812 | Down 4.6% |
| Available listings | 2,984 | 3,237 | 3,218 | Up 7.8% |
| Average days on market | 40 | 37 | 46 | Up 6 days |
Source: Pikes Peak Association of Realtors, elevateMLS Monthly Sales Activity, corrected August 2026 report. Changes are calculated from the report's figures.
The first August report read a little differently
The Gazette covered PPAR's first August release, before the correction was posted. It reported a $470,000 single-family median, down 2% from $480,000 in August 2025 and down 5% from $494,950 in July (The Gazette, October 2026). It also counted 996 single-family and patio sales, down 4.1% year over year.
The two releases differ in the details, but they agree on the trend. Prices are a little lower than last year, fewer houses are selling, and more are waiting for buyers.
Why Do Zillow, Redfin, and Realtor.com Show Different Numbers?
Each source measures a different thing, so their Colorado Springs numbers will never line up exactly. Comparing one source's figure with another's can make a house look over- or under-priced when it is neither.
| Source and month | What it measures | Figure | Year over year |
|---|---|---|---|
| Zillow ZHVI, September 2026 | Estimated typical value of all houses in the city | $439,542 | Down 1.5% |
| Redfin, three months ending September 2026 | Median price of city houses that sold | $454,783 | Down 1.1% |
| Realtor.com via FRED, September 2026 | Median asking price of metro listings | $484,950 | Down 2.8% |
| PPAR, August 2026 (corrected) | Median sale price, county single-family/patio | $475,000 | Down 2.1% |
Zillow's index includes houses that did not sell, so it moves slowly and smooths out monthly swings. Redfin counts only closed sales inside the city, across all house types. Realtor.com tracks asking prices, which can run above what sellers end up getting.
For pricing your own house, recent sales on your street matter more than any citywide median. These figures describe the direction of the market, not the value of one address.
Is It a Buyer's Market in Colorado Springs?
The fall 2026 data leans toward buyers in Colorado Springs, because supply is growing faster than demand. The Gazette reported in October 2026 that the area market "has tipped toward buyers," citing local agents and PPAR data.
Inventory is the clearest signal
Realtor.com counted 4,266 active metro listings in September 2026, up 8.7% from 3,926 a year earlier (Realtor.com via FRED, September 2026). PPAR's county single-family listings rose 7.8% over the same type of comparison in August. More choice gives buyers more room to wait and negotiate.
One agent quoted by The Gazette estimated that, after accounting for houses under contract, current inventory would take about four and a half to six and a half months to sell. That estimate is a snapshot of supply, not a forecast for any single house.
Days on market are mixed
Speed depends on which source you read. Realtor.com showed a 67-day median for the metro in September 2026, up from 65 a year earlier (Realtor.com via FRED, September 2026). Redfin showed a 47-day city median for the three months ending September, down from 49.
Redfin also reports that houses in the city sell for about 1% below list price on average. Buyers are getting modest discounts, not steep ones. Well-priced houses in good shape still sell.
Where buyers are looking
Most showings in the region are on listings priced from $300,000 to $400,000, according to an agent quoted by The Gazette in October 2026. Houses above that range may face a thinner pool of buyers. A house that needs work can face a thinner pool still, because many financed buyers cannot also fund repairs.
What Is Slowing the Market Down
Higher mortgage rates are the main reason the Colorado Springs market has slowed in 2026. New-construction competition and rising ownership costs add to the pressure.
Mortgage rates above 7%
The 30-year fixed rate averaged 7.40% on October 15, 2026, up from 6.27% a year earlier (Freddie Mac, October 2026). It was 7.03% on September 24. The Gazette tied the jump in part to a Federal Reserve rate increase in September.
Here is what that means for a buyer, as an illustrative example. On a $380,000 30-year loan, principal and interest come to about $2,631 a month at 7.40%. At 6.27%, the same loan costs about $2,345. That is roughly $286 more each month for the same house, which shrinks what many buyers can afford.
Builders are offering incentives
New construction competes directly with resale houses. The Gazette reported that builders are offering closing-cost credits and lower in-house interest rates, which makes older houses harder to sell. Much of that building is on the east side and to the south.
Permits have slowed recently. By mid-September 2026, the Pikes Peak Regional Building Department had issued 42 new single-family permits (The Gazette, October 2026). It issued 181 in all of September 2025. Year-to-date detached single-family construction through August was still up 6%, at 1,802 houses.
Ownership costs keep rising
Local agents told The Gazette that rising insurance premiums are pushing up the total cost of housing. For a seller, those same costs keep running every month the house stays listed. That is where the next section's math comes in.
What a Longer Listing Costs a Colorado Springs Seller
Each extra month a Colorado Springs house stays listed costs the seller another month of mortgage, taxes, insurance, utilities, and upkeep. In a slower market, those months can add up to more than a small price cut.
The table below is illustrative. Every monthly input is an example, not a Propcash figure or a quote. Swap in your own bills to find your real number.
| Monthly cost (illustrative) | Example amount | Where to find your real number |
|---|---|---|
| Mortgage principal and interest | $2,000 | Your monthly mortgage statement |
| Property taxes | $190 | Your El Paso County tax bill, divided by 12 |
| Homeowners insurance | $250 | Your annual premium, divided by 12 |
| Utilities | $225 | Your gas, electric, and water bills |
| Yard care, snow removal, and upkeep | $125 | Your own records |
| Total per month | $2,790 | Add HOA dues if you pay them |
| Two months listed (near the 46- to 67-day medians above) | $5,580 | Example total |
| Four months listed | $11,160 | Example total |
| Six months listed (a house that sits) | $16,740 | Example total |
The days-on-market figures count only the time until a contract is signed. A financed buyer still needs an appraisal, an inspection, and loan approval before closing, so the bills usually run a few weeks longer. If you have already moved, you may be paying for two places at once.
Costs that come once, at listing
Listing also brings one-time costs that vary by house and by deal. These often include:
- Repairs a buyer's inspector or lender flags
- Cleaning, painting, and staging to show well
- Agent commission, which is negotiable
- Concessions buyers ask for in a market that favors them
One cost is small either way. Colorado has no real estate transfer tax, only a documentary fee of one cent for each $100 of the price (C.R.S. 39-13-102). On a $470,000 sale, that fee is $47.
Add up your monthly carrying costs, then multiply by the months you expect to wait. Compare that total, plus your one-time listing costs, with the price gap between listing and a cash offer. The right answer is different for every house.
Sell House Fast in Colorado Springs: List or Take a Cash Offer?
Whether to list or take a cash offer depends on your house, your timeline, and how much control you want over the sale. A slower market does not make listing a bad choice. It does make the trade-offs easier to see.
When listing may net more
If your house is updated, shows well, and is priced to recent nearby sales, listing with an agent may net you more. That is especially true if you can carry the house for a few months without strain. If that describes your house, we will tell you so and can point you to a local agent. We may receive compensation from agents we refer.
When a cash offer may fit better
A cash offer tends to fit when the slow steps of a listing are the problem:
- You have a fixed date, such as a move, a new job, or a military report date.
- The house needs repairs a buyer's lender would flag, such as roof damage. Our guide to selling a house with hail damage in Colorado Springs covers that case.
- You own a rental with tenants in place. See selling a rental house with tenants in Colorado Springs.
- The house has already sat. Our page on what to do when a house won't sell walks through the options.
How a Propcash offer works
Propcash is a direct cash homebuyer that buys houses itself, as the buyer. We make one transparent, data-backed cash offer and show you how we got to our number. There are no fees or commissions, the house goes as-is, and you pick the closing date.
Cash sales can close in as few as 7 days, with no showings, appraisal, or loan approval to wait on. Our offer stands while you compare it with a listing, and there is no aggressive follow-up. You can get a cash offer on your Colorado Springs house and set it beside your own carrying-cost math. Our page on selling a Colorado Springs house fast for cash covers the local process.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
What is the median house price in Colorado Springs in 2026?
It depends on the source and the area it covers. The Pikes Peak Association of Realtors put the El Paso County single-family and patio median at $475,000 in August 2026, down 2.1% from a year earlier. Zillow's typical value for the city was about $439,542 in September 2026, and Redfin's city median sale price was $454,783 for the three months ending September 2026. Each figure measures something different, so compare like with like.
Is it a buyer's market in Colorado Springs right now?
The data leans toward buyers in fall 2026. El Paso County single-family listings were up 7.8% year over year in August, while sales were down 4.6%. The Gazette reported in October 2026 that local agents described the market as tipping toward buyers. Buyers have more houses to choose from and more room to ask for concessions.
How long does it take to sell a house in Colorado Springs?
Recent figures run from about 46 to 67 days on market, depending on the source. The Pikes Peak Association of Realtors reported 46 average days for El Paso County single-family houses in August 2026. Redfin reported a 47-day city median for the three months ending September 2026. Realtor.com showed a 67-day metro median in September 2026. Closing a financed sale takes additional time after a contract is signed.
Why do Zillow and Redfin show different Colorado Springs prices?
Zillow and Redfin show different Colorado Springs prices because they measure different things. Zillow's ZHVI estimates the typical value of all houses in the city, including ones that did not sell, while Redfin reports the median price of houses that actually sold. The Pikes Peak Association of Realtors reports county MLS sales, which include communities outside the city limits, so its figures run differently again.
How much does it cost to keep a house listed in Colorado Springs?
Every month a house stays listed, the owner keeps paying the mortgage, property taxes, insurance, utilities, and upkeep. In an illustrative example with a $2,000 mortgage payment, those costs come to about $2,790 a month, or roughly $11,160 over four months. Your own figure depends on your loan, tax bill, and insurance policy.
Can I sell my house fast in Colorado Springs without listing it?
You can sell a Colorado Springs house fast without listing it. A direct cash buyer such as Propcash can make an offer on the house as-is, with no showings, repairs, or agent commission. Cash sales can close in as few as 7 days, and you can pick the closing date. If listing looks likely to net you more, we will say so.
Data Sources: Pikes Peak Association of Realtors (corrected August 2026 sales report; September 2026 market page). The Gazette (October 4, 2026). Zillow Home Value Index and Redfin (September 2026). Realtor.com via FRED (September 2026). Freddie Mac (October 15, 2026). C.R.S. 39-13-102. Propcash is a direct cash homebuyer, not a brokerage or financial advisor. Figures describe past market activity and are not a forecast.