The Market Just Crossed the Line
Colorado Springs, fall 2026 — what the numbers actually say, and what to do about them.
August 2026 · El Paso County
Four Months of Inventory
Changes Who Has the Leverage
On August 31, El Paso County crossed 4.0 months of housing inventory. Under three months, sellers hold the leverage. Over four, buyers do. That line moved this summer, and most people have not noticed yet.
4.0
Months of Inventory
Over four favors buyers. We just crossed.
+11%
More Homes for Sale
Active listings up 11% from a year ago.
64.5%
Paid a Concession
Two of every three sales — $10,000 median.
$454,500
Median Sale Price
Flat year over year, but price per square foot fell 3.5%.
The Pricing Penalty
Same Market. Two Very Different Outcomes.
This is the number worth remembering. The difference was the first price, not the month.
9 days
Priced right from day one
Sold at 100% of the original asking price. About 57% of this year’s sales landed here.
75 days
Chased the market down
Sold at 94.7% of original list — a median of $25,000 below the first asking price, and most still paid a concession on top.
What To Do About It
Your Move This Fall
If you are buying
You have more homes to choose from, more time to decide, and two out of three sellers are contributing to costs. Rates are real — about 6.81% conventional and 6.37% VA as of August 31 — and nobody can promise you where they go next.
So do not build the purchase on a prediction. Build it on today’s numbers: the price, the concessions, a temporary buydown if it fits, and a monthly payment that works now. If rates improve later, refinancing is an opportunity — not something the purchase depends on.
If you are selling
Price to the last 60 days of sales, not to spring. The market still rewards a well-priced home — nine days, full ask. It no longer forgives an optimistic one.
And before you reach for a price cut, look at a concession or a rate buydown instead: it costs a similar amount and lands on the thing buyers actually feel — the monthly payment.
Your numbers, not the headlines
Tell me the address, or the search you are running, and I will show you exactly what the last 60 days did around it. What you decide with it is yours.
Want next month’s numbers?
I pull these from the MLS myself the first week of every month — what actually closed, what it means for your block, and what I’d do about it. No pitch, and you can unsubscribe any time.
Based on information from the Pikes Peak REALTOR® Services Corp. (“RSC”), for the period January 1, 2025 through August 31, 2026; the priced-right versus chased-the-market comparison reflects 2026 closings, January 1 through August 31, 2026, as compiled in the Chicago Title of Colorado Agent Insider, August 2026 edition; mortgage rate data from MortgageNewsDaily.com and CHFA as of August 31, 2026. Closed-sale counts, active inventory, median price and concession share were independently verified against Pikes Peak MLS data on September 3, 2026. Reported sales were not necessarily listed or sold by Joe Ambuski or Pink Realty; figures are aggregate and intended only to show market trends.