After 22 years and more than 263 transactions in the Pikes Peak region, I have learned that the Colorado Springs real estate market never stays still for long. Whether you are thinking about buying your first home, selling to upgrade, or relocating here from out of state, this update will give you the numbers and the context you need to make a confident decision this summer.
Where Prices Stand Right Now
The median home price in Colorado Springs has reached approximately $475,000 as of mid-2026, up about 4.2% from this time last year. That is healthy appreciation without the unsustainable spikes we saw in 2021 and 2022. For context, El Paso County overall is tracking slightly lower at $458,000, while Teller County (including Woodland Park) sits closer to $420,000.
Median Price: $475,000 (+4.2% YoY)
Avg. Days on Market: 28 days
Active Listings: ~2,800 (up 18% from 2025)
Months of Inventory: 2.4 months
Inventory Is Finally Giving Buyers Some Breathing Room
One of the biggest stories this year is inventory. We are seeing roughly 2,800 active listings across the Colorado Springs metro — an 18% increase from the same period in 2025. That is not a flood by any means, but it is enough to shift the dynamic. Buyers who were getting shut out by bidding wars now have more options, more time, and more negotiating leverage.
That said, this is still not a buyer’s market. At 2.4 months of supply, we are in balanced territory that leans toward sellers. A true buyer’s market typically needs 6 or more months of inventory. If you are a seller, the takeaway is that your home still has strong demand — but pricing it right from day one matters more than ever.
What I Am Seeing Neighborhood by Neighborhood
Briargate and Northgate remain the most competitive areas, with homes averaging just 14 days on market and prices pushing above $550,000. Families love the schools, the parks, and the easy access to I-25.
Monument and Palmer Lake continue to attract buyers looking for space and mountain views without the city density. Median prices here run about $520,000, and inventory is tighter than the metro average.
Southeast Colorado Springs offers the best entry point for first-time buyers and military families, with median prices around $350,000. I am seeing more investors in this area as well, drawn by strong rental demand from Fort Carson.
Old Colorado City and Westside have become the go-to neighborhoods for buyers who want character — Victorian homes, walkability, and proximity to Manitou Springs. Prices have jumped nearly 8% year over year here, the fastest appreciation in the metro.
Interest Rates and What They Mean for You
Mortgage rates have settled in the mid-6% range after the volatility of the past few years. While that is higher than the historic lows of 2020-2021, it is manageable for most buyers — especially when combined with the increased inventory and reduced competition we are seeing right now.
For sellers, this rate environment means your buyer pool skews toward serious, qualified purchasers rather than speculative shoppers. That is actually a good thing. The offers you receive are more likely to close on time and without surprises.
My Advice for This Summer
If you are buying: Do not wait for rates to drop to 4% — that is not happening anytime soon. The combination of more inventory and stabilized rates makes this summer one of the best buying windows we have had in years. Get pre-approved, know your budget, and move quickly when you find the right home.
If you are selling: Price it right from day one. I show my sellers the current offer trends, recent comparable sales, and active competition before we set the list price. Overpricing by even 5% can mean sitting on the market for two months instead of two weeks. With 22 years of local experience, I know exactly where your home fits in this market.
If you are relocating: Colorado Springs consistently ranks among the best places to live in the country — and for good reason. Between the 300 days of sunshine, access to outdoor recreation, strong job market (military, tech, aerospace, healthcare), and a cost of living below Denver, this city has a lot to offer. I help relocating families every month and can guide you through the neighborhoods, schools, and commute patterns before you even visit.
Frequently Asked Questions
What is the median home price in Colorado Springs in 2026?
As of mid-2026, the median home price in Colorado Springs is approximately $475,000, reflecting a 4.2% increase over the past 12 months. Prices vary significantly by neighborhood — areas like Briargate and Northgate trend higher, while southeast Colorado Springs offers more affordable options.
Is Colorado Springs a buyer’s or seller’s market right now?
Colorado Springs is currently a balanced market leaning slightly toward sellers. Inventory has increased compared to 2024-2025, giving buyers more choices, but well-priced homes in desirable neighborhoods like Monument, Briargate, and Old Colorado City still move quickly with multiple offers.
How long are homes taking to sell in Colorado Springs?
The average days on market in Colorado Springs is currently around 28 days. Homes priced correctly and in move-in condition often sell within 10-14 days, while overpriced properties can sit for 60 days or more.
Is it a good time to buy a home in Colorado Springs?
With more inventory available and interest rates stabilizing, mid-2026 offers buyers better negotiating power than they have had in years. Military relocations and remote workers continue to drive demand, so buyers who act strategically can find excellent value — especially with guidance from a local agent who knows the Pikes Peak market.
