Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Colorado Springs right now.
You have the upper hand in Colorado Springs. Most homes for sale still have no buyer. Many sellers have already dropped their price once. There are more homes for sale than at any time in ten years. Sellers are competing for you. Use it.
Only 43 out of every 100 homes for sale have found a buyer. The other 57 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical Colorado Springs home takes 49 days to find a buyer. Half of them take even longer. That is 14% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 2,837 homes for sale in Colorado Springs. That is the most in ten years. It is 8 times the low of Jan 2021. Every one of them competes with the house you want.
Asking prices are 15.3% below their May 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Colorado Springs prices have risen in 85 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
In Colorado Springs, 37 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 38 in 100. Colorado Springs added about 5,300 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.
Households grew 11% in five years. The housing stock grew 10%. Demand is outrunning supply. Just 4.3% of homes sit empty. A well-priced rental fills fast here.
The median Colorado Springs household earns $90,523 a year. Incomes here have grown 5.4% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $2,263 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in Colorado Springs right now. 43 out of every 100 homes for sale have a buyer, 28% of sellers have cut their price, and a typical home takes 49 days to sell.
Asking prices are 15.3% below their May 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume +2.7% a year. Colorado Springs grew 6.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Colorado Springs grows about 2.7% a year. That is the number to type in. Prices rose 4.3% over the last year. That is a timing signal, not a trend.
A typical Colorado Springs home takes 49 days to find a buyer. Half of them take even longer. That is 14% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
In Colorado Springs, 37 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 38 in 100. Just 4.3% of homes sit empty. A well-priced rental fills fast here.
A tenant on the median income can pay about $2,263 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Colorado Springs household earns $90,523 a year.
80928. Only 8 out of 100 homes there have a buyer. 31% of sellers there have cut their price, and a typical home takes 75 days to sell.
Where it isn't: 80920 ranks #4,221 in the country for buyer demand. Expect the least room to negotiate there.
No ZIP is on both lists. In Colorado Springs you pick leverage or growth. You cannot have both.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 80924 | +9.6% | $231 | 0.47 | 138 |
| 80919 | +9.1% | $243 | 0.46 | 122 |
| 80925 | +8.1% | $209 | 0.46 | 163 |
| 80951 | +8.0% | $232 | 0.83 | 15 |
| 80903 | +7.5% | $327 | 0.24 | 79 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Colorado Springs has 51 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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