I pulled the last 90 days of MLS activity across El Paso County, and I want to walk you through what it means, not just throw numbers at you.
Here's the raw picture: 9,473 listings were active at some point in this window. Of those, 3,473 sold, 4,349 are still on the market, and 1,651 were withdrawn, cancelled, or expired.
That last number is the one worth sitting with. If you only look at listings that actually reached an ending, either sold or pulled off the market, roughly 1 in 3 didn't sell. That's not a small fraction. That's a third of sellers who went through the process, put their home up, hosted showings, and ultimately took it off the market without a closing.
How many El Paso County listings sell versus withdraw?
Of the 5,124 listings in this period that reached a final outcome, 3,473 sold (67.8%) and 1,651 were withdrawn, cancelled, or expired (32.2%). In other words, about two out of three listings that finish their cycle end in a closing, and one out of three doesn't.
Will a price cut hurt my home sale in Colorado Springs?
This is one of the first things sellers ask me, and the data actually points the other way. Homes that adjust early tend to fare better than homes that hold firm on a price the market has already rejected. A price cut isn't a sign of failure, it's a correction. What tends to hurt a sale is waiting too long to make it.
How long does it take to sell a home in El Paso County?
There's no single answer, but the showing data gives some texture. Across all 9,473 listings, there were 231,093 showings booked, averaging about 24 per listing over 90 days, or roughly one showing every 3 to 4 days. Homes are getting looked at. The activity is there. What separates the sold column from the withdrawn column usually isn't traffic, it's whether the price matched what that traffic was telling us.
Why are homes sitting longer on the market right now?
This is the question a lot of buyers are asking, and it's really the flip side of the seller question above. More inventory means buyers have more to compare against, so pricing has to earn the sale rather than assume it. That's not a bad thing for buyers. It means more room to be selective and more room to negotiate on the homes that have been sitting.
How do buyers actually judge a home when house hunting?
Buyers view, and judge, every home through three lenses: price, condition, and location. Yes, judge. That's really what's happening on every showing. When one of those three doesn't align with what a buyer expects, they hesitate. When two or three don't align, they move on to the next home on their list, and there's always a next home. That showing activity we just walked through, one showing every 3 to 4 days across the county, tells you buyer's agents are out there showing a lot of homes. Buyers have options, and they're using them.
Here's how I read that against a seller's own showing activity. If we get 10 showings in the first two weeks on the market, our price is close to buyer expectations. That's a good sign. But if we get 10 showings and no offers, that's the market telling us something too, just not what we hoped. It means we need to get in front of the current competition and be the best positioned, best priced property out there, so we land in that 67.8% who generate enough buyer interest to actually get someone to the closing table, not the third who don't.
Think of it like fishing. If you're using the wrong lure, you're not getting a fish on the line, no matter how good the water looks. Price, condition, and location all have to match what buyers are expecting, and yes, demanding, before they'll bite.
What should sellers take away from this data?
This is a watch week, not panic week kind of data set. It's not a sign the market is falling apart. It's a sign that pricing precision matters more right now than it did a couple of years ago, when almost anything sold no matter the number on the sign.
If you're getting showings but no offers, that's data, not a mystery. It usually means the price and the market have a gap, and the earlier that gap closes, the better the outcome tends to be. Sellers who make one confident adjustment early almost always do better than sellers who make five small ones over months.
