Colorado Springs Market Report: Fall 2026

Half the homes for sale in El Paso County had already cut their asking price. In the same month, the county carried 3.3 months of supply, which the usual rule of thumb calls a balanced market.

I'm Brandon Behr, a REALTOR® with the Behr & Behr Team in Colorado Springs, and the short answer going into fall is that this is a slow, well supplied market where a correctly priced house still sells and an optimistic one spends the season chasing the market down. Both numbers above are June 2026 figures. Both are accurate.

One note before the data. I wrote this in early August 2026, so the freshest published figures available were June and July. Every number below carries the month it covers. I have not guessed at September, and the last section tells you where to pull the newer month yourself.

The $460,000 median and the $499,900 median are both real

The two figures quoted around here do not match, and the gap throws people. Pikes Peak REALTOR Services Corp posts a snapshot on ppar.com. Its July 2026 panel shows 1,359 closed sales, a $460,000 median sale price and 52 average days on market, footnoted as all property types within the elevateMLS market. The Colorado Association of REALTORS, in its release published July 14, 2026 covering June 2026, puts El Paso County single family and patio homes at a $499,900 median.

Three things move between them, starting with the month. Property type is the bigger one. CAR's sortable county statistics for June 2026 show El Paso County townhomes and condominiums at a $330,000 median across 145 closings, against $499,000 across 1,083 single family closings. Blend those and the combined median lands below the house-only number. Geography is the second. PPAR's snapshot covers the elevateMLS footprint, which is not shaped like El Paso County, and PPAR's own page describes that footprint only as "the Pikes Peak Area." I am not going to draw a boundary I could not verify.

When a headline hands you a Colorado Springs median, ask which property types and which month before you react to it.

Balanced on supply, cutting on price, and both are true

The two headline numbers measure different things, which is why they point opposite directions at once. Months of supply divides standing inventory by the pace of sales. At 3.3 months, El Paso County absorbs houses at a rate that looks healthy by the old four-to-six-month yardstick.

The price-cut share counts something else. It counts the listings on the shelf whose sellers have already lowered the number. Inventory can clear at a reasonable clip while most of what is standing came out too high. That is a pricing problem rather than an absorption problem, and it is the one this county has.

Listing data makes the mechanism visible. Realtor.com's series for the Colorado Springs metro, republished by the Federal Reserve Bank of St. Louis and last updated July 3, 2026, shows a median listing price of $497,000 in June 2026 against $515,000 in June 2025. Median days on market went from 43 to 50 over those twelve months, and active listings rose from 3,715 to 4,021. The median sale price barely moved. Sellers are asking less, waiting longer, and landing near where they landed last year. The cut is the distance between the first number and the real one.

Where the 44 percent figure came from, and what two sources say

A working note handed to me claimed 44% of listings were cutting price. A local brokerage blog published 43% on July 10, 2026 with no source attached. Both are low, and I will not repeat either as fact.

Here is a figure with a name on it. Jay Gupta, a Colorado Springs REALTOR® quoted in the Colorado Association of REALTORS release published July 14, 2026, wrote: "In the current competitive market, 50.7% of active listings in El Paso County and 37.8% in Teller County had price reductions in June."

A second source, gathered independently, lands in the same place. Realtor.com publishes a price-reduced count and an active listing count for this metro, both republished by the St. Louis Fed and last updated July 3, 2026. For June 2026 those counts are 2,058 and 4,021, or 51.2%, my arithmetic on their two published figures. Two providers, two methods, 50.7 and 51.2.

So where does 43 or 44 come from? The same counts give 40.6% for March 2026 and 46.5% for April. The share climbs through spring and peaks in high summer, so a March figure quoted in July is stale rather than wrong. Here is the part that gets left out. A year earlier the share was higher, at 2,102 of 3,715 listings, or 56.6% in June 2025. If a post tells you price cutting is accelerating here, the published counts do not support it. For scale, that same series puts the national share at 35.3% in June 2026 and the Denver metro at 51.6%.

Supply splits hard between houses and attached homes

The 3.3 months figure covers single family and patio homes only. CAR published no matching months-of-supply number for condominiums and townhomes, and I could not open one. What I can show you is the raw ratio: 701 attached homes for sale against 145 closings in June 2026, roughly 4.8 months on a single-month divisor, my arithmetic on CAR's county statistics. Published figures normally use a trailing twelve-month sales average, so treat 4.8 as a marker.

The direction is not in question. Attached inventory runs deeper than detached, and the attached median fell 1.5% year over year while the detached median held. Condo and townhome buyers have more room than house buyers do, and I covered that segment in condo and townhome living in downtown Colorado Springs.

What is selling, by price band

Gupta's June 2026 breakout is the most useful thing in the release. Under $400,000: 24.9% of sales, up 3.9%, 3.0 months of supply. From $400,000 to $600,000: 41.0% of sales, down 12.2%, 3.2 months. From $600,000 to $1 million: 27.2%, up 14.4%, 3.6 months. Above $1 million: 6.9% of sales, up 19.7%, on 5.3 months of supply.

The upper bracket is growing fastest in share and is also the slowest to clear. That is not a contradiction. More million-dollar homes are selling, and even more of them are listed.

Rates rose five weeks running in July

Freddie Mac's Primary Mortgage Market Survey for the week ending July 30, 2026 put the 30-year fixed average at 6.66%, up from 6.58% the prior week, and the 15-year at 6.04%, up from 5.96%. In the survey week ending July 30, 2025, those averages were 6.72% and 5.85%.

The St. Louis Fed's republication of the same survey shows the 30-year at 6.43% on July 2, then 6.49%, 6.55%, 6.58% and 6.66%. Five straight weekly increases. The 30-year sits six basis points below a year ago while the 15-year sits nineteen above. I could not retrieve the full 2026 weekly series, so I will not characterize the whole year from five weeks.

The payroll underneath, and one headquarters on the way out

Housing follows paychecks. The Bureau of Labor Statistics release of July 29, 2026 puts the Colorado Springs metro unemployment rate at 4.1% in June 2026, identical to June 2025. That stability is misleading. Over those twelve months the civilian labor force fell from 396,401 to 385,511. The rate held because the denominator shrank. BLS Economy at a Glance data extracted July 2, 2026 shows total nonfarm employment at 330,200 in May 2026 against 331,000 a year earlier, with government down 2.8%.

On the military side, U.S. Space Command announced on April 29, 2026 that it had taken operational control of a facility at Redstone Arsenal in Alabama. Per that release, transitions of the command's Joint Intelligence Support Element began April 15, 2026, and the element will number 80 people when fully moved. The same release notes that the President announced the relocation from Colorado Springs on September 2, 2025, and that Gen. Stephen Whiting, the command's commander, has set a goal of at least half the command operating from Redstone by the end of 2028. Whiting, at the ribbon cutting: "This is where we plant our flag for the first operational element of our headquarters."

Eighty positions do not move a county carrying 4,000 listings. Fort Carson, Peterson Space Force Base, Schriever Space Force Base and the Air Force Academy still set the demand floor. But 2028 is a real date, and I would rather you heard that number from the command's own release than from a rumor at a barbecue.

Rentals, permits, and the blanks I am not filling

• Apartment vacancy and average rent. UNVERIFIED. The Colorado Division of Housing's own vacancy and rent survey page states that no data is available on or after the third calendar quarter of 2020, citing pandemic-era funding. Any current El Paso County vacancy rate credited to that survey is six years stale. I could not retrieve a current Apartment Association of Southern Colorado survey either, so I publish no vacancy rate and no average rent.
• Pikes Peak Regional Building Department permit counts. UNVERIFIED. PPRBD publishes free permit activity by month and project type at pprbd.org, but it renders as charts with an in-page export I could not pull, and its New Residential monthly report sits behind a paid subscription. The Census Bureau's metro permit file for June 2026 is a spreadsheet I could not read. No year-to-date single family or multifamily count from me.
• An El Paso County list-to-sale price ratio. UNVERIFIED. Statewide, CAR's June 2026 snapshot reports 98.7% of list price received, down from 98.8% a year earlier. I could not open a county-level equivalent.
• The counties inside the Colorado Springs metro area used by the Realtor.com series. I could not confirm the definition on August 5, 2026, so read those metro figures as broader than El Paso County alone.

Where these numbers come from, and how to pull them yourself

• ppar.com Market Trends. The monthly snapshot. Limit: elevateMLS footprint, all property types blended, published as images.
• coloradorealtors.com market statistics. Released mid-month for the prior month. The county sortable tables are the part worth your time. Limit: detached and attached are reported separately, so do not blend them by accident.
• fred.stlouisfed.org. Search Active Listing Count and Price Reduced Count for Colorado Springs. Limit: listing data rather than sale data, metro level rather than address level.
• El Paso County Assessor. Free by address: actual value, characteristics, sales history. Limit: values follow a statutory appraisal date, so the record lags the market.
• El Paso County Treasurer certified mill levy table. Free, and it gives a carrying cost rather than a market signal. I broke that down in what your Colorado Springs property tax bill really says.
• pprbd.org permit search. Free by address. Limit: it shows what was permitted and inspected, not what was built.

My read for this fall, on both sides of the table

Buying, you have more standing inventory than last summer, and roughly half of it belongs to a seller who has already blinked once. Ask for the full price history on anything you like, not the current number. Watch the upper bracket, because 5.3 months of supply above a million dollars gives you room that does not exist under $400,000. I took up the timing question in is it a good time to buy a house in Colorado Springs.

Selling, 3.3 months of supply is not a distressed market, and you should not price like it is one. What it is, as of June 2026, is a market where the first price does nearly all the work. Half your competition is already discounting. Come out at the number a buyer would pay in week three and you will not join them.

I'm Brandon Behr with the Behr & Behr Team at The Platinum Group, Realtors. I run these numbers monthly because clients ask, and because most of what circulates locally is a spring figure repeated in the fall. If you want the current month for your street rather than the county, send me the address and I will pull the comparable sales and the price history behind them.

I am a REALTOR®, not a lender, appraiser, economist or tax professional, and nothing here is lending, investment or tax advice. Market figures change monthly, and every number above is labeled with the month it covers. Verify current data with Pikes Peak REALTOR Services Corp, the Colorado Association of REALTORS, Freddie Mac, the Bureau of Labor Statistics, the El Paso County Assessor and Treasurer, and the Pikes Peak Regional Building Department. The Behr & Behr Team serves El Paso County. Equal Housing Opportunity.