July 2026
Nicole Strom | The Platinum Group, REALTORS®
The market is continuing to evolve. While El Paso County remains in a Slight Seller's Advantage market, buyers have become more selective. Homes that are priced correctly and well-prepared are still selling, while those that miss the mark are often sitting longer and requiring price reductions or seller concessions to attract buyers.
Buyer Activity Is Slowing
Compared to the same week one year ago:
- Showings were down 19%.
- New pending sales over the last eight weeks are down 9%.
This doesn't mean buyers have disappeared. It means there are fewer buyers competing for each home, making pricing, presentation, and negotiation strategy more important than ever.
Current Active Market Snapshot
El Paso County Active Listings
The following statistics reflect active residential listings in El Paso County and are sourced from the Altos Research Real-Time Market Profile. Unlike closed sales, which reflect decisions made 30 to 60 days ago, Altos analyzes homes currently on the market, providing one of the best real-time snapshots of today's housing market.
- Median List Price: $537,500
- Median Price of New Listings: $530,000
- Price Per Square Foot: $228
- Average Days on Market: 86
- Median Days on Market: 49
- Active Inventory: 2,999 homes
- 51% of active listings have reduced their price.
- 2% of active listings have increased their price.
- Median Rent: $2,295
- Market Action Index: 35, indicating a Slight Seller's Advantage
Why Are Some Prices Increasing?
The 2% of listings showing price increases are almost entirely new construction homes.
Builders often place homes in the MLS before construction begins, listing only the homesite or base price. As buyers select structural options, floor plans, and design finishes, the list price naturally increases throughout construction. This is generally not an indication that resale sellers are increasing their asking prices.
Buyer Concessions Continue to Be Common
Another trend that continues to shape today's market is the use of seller concessions. These are negotiated credits from the seller that help buyers reduce their out-of-pocket costs while allowing sellers to keep their sales price intact.
June 2026 Seller Concession Statistics
Price Range | % of Sales with Concessions | Average Concession |
|---|---|---|
Under $300,000 | 53.1% | $8,288 |
$300,000 to $400,000 | 74.4% | $8,272 |
$400,000 to $500,000 | 77.5% | $12,810 |
$500,000 to $600,000 | 61.3% | $9,804 |
$600,000 to $700,000 | 52.1% | $10,565 |
$700,000 to $800,000 | 48.1% | $8,387 |
$800,000 to $1 Million | 60.5% | $12,488 |
Over $1 Million | 39.3% | $14,694 |
These concessions are commonly used to help buyers with closing costs, temporary interest rate buydowns, prepaid expenses, or repairs, making homeownership more affordable without necessarily requiring a price reduction.
What This Means
The numbers tell an interesting story.
More than half of all active listings have already reduced their price, while buyers continue to negotiate concessions across nearly every price range. Today's market is rewarding homes that are priced strategically from day one and represented by professionals who know how to position and negotiate effectively.
Whether you're buying or selling, understanding what's happening in your specific market provides a significant advantage.
If you'd like to see the active market snapshot for your city, neighborhood, or even your ZIP code, just reach out. I'm happy to provide a customized report that gives you a much clearer picture of what's happening in your local market than county-wide statistics alone.
Data Sources
- Active Market Snapshot: Altos Research Real-Time Market Profile, El Paso County (active residential listings)
- Showing Activity & Pending Sales Trends: Ben Day, LIV Sotheby's International Realty, Colorado Springs
- Seller Concession Statistics (June 2026): Ben Gosz, Chicago Title, Colorado Springs
As always, if you have questions about what these numbers mean for your home or your plans to buy or sell, I'm here to help.
