Five years of Colorado Springs real estate data tells a much better story than one month’s headline

by Marquesa Hobbs, Realtor

As we move through the second half of 2026, I’m watching several indicators that show just how much our local housing market has evolved.

The biggest takeaway? We’re continuing to move toward a more normalized, balanced market.

Consider the five-year comparison:

🏡 New listings: 1,716 YTD, up from 1,654 in 2025 and 1,464 in 2023.

📑 Under contract: 1,471 YTD, compared with 1,595 in 2025 and 2,045 in 2022.

🔑 Closed sales: 7,184 YTD, slightly ahead of 7,105 in 2025 and 6,739 in 2024.

At the same time, available inventory reached 4,312 homes in July, compared with 4,226 one year ago.

Homes averaged 48 days on market, up from 39 days last July—but still below the historical average of 56 days shown in this report.

Those numbers tell an important story.

Buyers have choices again.

They have more opportunity to compare properties, evaluate value and negotiate based on the individual home and circumstances.

For sellers, that means strategy matters considerably more than it did during the pandemic-era market. Buyers are discerning. Pricing correctly from the beginning, preparing the property, understanding competing inventory and creating strong marketing are increasingly important.

Price data deserves context as well.

The July 2026 average sales price was $568,950, compared with $574,276 in July 2025. But one month’s year-over-year change shouldn’t be confused with the long-term trajectory of real estate.

The report shows the 2025 average sales price was $559,340, 1.8% higher than 2024, while the longer-term historical appreciation rate shown is 4.1% annually.

That is an important reminder of something I regularly discuss with clients: Real estate should generally be viewed through a long-term lens.

Markets move in cycles. Interest rates change. Inventory expands and contracts. Buyer demand shifts. Individual years—and certainly individual months—can move in either direction.

Over longer periods, however, homeownership has provided the opportunity to build equity through appreciation and principal reduction while also providing something an investment statement cannot: a place to live, build a life and create stability.

That’s why I believe good real estate advice isn’t about telling everyone to “buy now” or “sell now.”

It’s about understanding someone’s timeline, finances, goals and local market conditions and developing the right strategy for them.

The Colorado Springs market of 2026 is very different from the market of 2021 or 2022.

And in many ways, that’s healthy.

More inventory, longer marketing times and more discerning buyers mean we’re returning to a market where preparation, pricing, negotiation and professional strategy matter again.

If you’re considering buying or selling in Colorado Springs, Monument or the Pikes Peak Region, I’m always happy to help you understand what the broader numbers—and, more importantly, the numbers in your specific neighborhood—mean for you.

Top Realtor, Marquesa Hobbs, is ready to help you whether you are buying or selling Real Estate!