Wondering when you’ll see the most homes for sale in Colorado Springs or when your listing will stand out the most? You are not alone. Many buyers and sellers try to plan around the local listing cycle, and in our market there is a clear rhythm to the year. In this guide, you’ll learn how inventory typically changes month by month, what drives those shifts, and how to use that knowledge to time your search or sale with confidence. Let’s dive in.
What “inventory” really means
Before timing a move, it helps to track the right terms and why they matter.
- Active listings: The number of homes available right now. More actives mean more choices for buyers and more competition for sellers.
- New listings: Fresh homes hitting the market. This shows how quickly supply is arriving.
- Pending and closed sales: A window into demand and how fast homes are going under contract and closing.
- Median list and sold price: A high-level view of pricing trends by month.
- Days on market (DOM): How long homes take to go under contract. Short DOM usually signals strong demand.
- Months of Inventory (MOI): Active listings divided by monthly sales. As a rule of thumb: under 3 months is a seller’s market, 3 to 6 months is balanced, and over 6 months is a buyer’s market.
The Colorado Springs seasonal cycle
Colorado Springs follows a familiar pattern most years. Your exact experience can vary by price range, neighborhood, and broader economic conditions, but here is the typical flow.
Late winter to early summer
Inventory usually starts rising in late winter and builds into spring and early summer, roughly March through June. This is when many sellers list, so buyers see the broadest selection. The market is also busy, so sellers often attract strong traffic and, in active segments, competitive offers.
Late summer into fall
From July through October, inventory tends to taper. Many spring contracts are closing, fewer new listings come on, and buyer energy can cool a bit as vacations and back-to-school kick in. Selection is still solid, but momentum often shifts to a steadier pace.
Late fall and winter
November through February is typically the low point for new listings, with December and January often the slowest months. Buyers see fewer choices, but sellers who do list face less competition. That mix can create room for negotiation on price or concessions, depending on demand in a given price tier.
Local drivers that shape seasonality
Colorado Springs has several unique factors that either reinforce or soften these rhythms.
- School calendars: Families often aim for spring listings and summer moves to align with school breaks, which boosts spring inventory.
- Military PCS cycles: With Fort Carson, Peterson Space Force Base, and Schriever Space Force Base nearby, Permanent Change of Station timing frequently increases summer demand and turnover. This often amplifies spring and summer activity.
- New construction and suburban growth: Builders add year-round supply, particularly around Briargate, south Colorado Springs, and the corridors toward Fountain and Monument. Builder incentives are more visible in slower months, which can draw buyers when resale inventory is thinner.
- Weather and logistics: Winter snow and ice can limit showings and curb appeal, which discourages some sellers from listing in the coldest months.
- Migration and employment: In-migration tied to regional affordability and job growth can keep demand up even in winter during strong years. Macro shifts like mortgage rates or employment changes can also override the usual seasonal pattern.
- Price tiers and micro-markets: Entry-level homes often move quickly all year. Higher-priced segments show more pronounced seasonality and slower winter activity. Some areas with steady demand see less seasonal swing.
How seasonality shapes price and speed
Seasonality does not set your price, but it often nudges outcomes in a predictable way.
- Spring and early summer: Higher buyer traffic and broader selection often push list-to-sale price ratios up, especially at entry-level and mid-market price points. DOM often shortens as homes go under contract faster.
- Late fall and winter: With fewer buyers and fewer competing listings, negotiations can be more flexible. Sellers who list may need sharper pricing or incentives to attract attention. DOM often lengthens.
- Watch MOI by segment: MOI under 3 months points to seller leverage, 3 to 6 months is balanced, and over 6 months signals buyer leverage. MOI can differ widely by neighborhood and price band, so zoom in on your segment.
Plan your move by season
Use the typical cycle to set expectations and prepare a smart strategy.
Spring (Mar–Jun)
- For sellers: You’ll likely see the most buyer traffic and strong price realization if your home is well prepared. Start early with repairs, staging, professional photos, and a pricing plan that matches current comps. Competition from other sellers is higher, so presentation and accuracy matter.
- For buyers: You get the best selection. Competition is stronger, so have a pre-approval in hand, set clear offer limits, and be ready to tour quickly. Consider your comfort level with appraisal and inspection terms before you write.
Summer (Jun–Aug)
- For sellers: Activity is still solid, especially early summer. As the season progresses, buyer fatigue can creep in, so pricing and presentation remain key.
- For buyers: Selection remains good, with slightly less competition than peak spring in some segments. Watch for listings that have aged on market, which can signal room to negotiate.
Fall (Sep–Nov)
- For sellers: Fewer new listings come on, and serious buyers stay active. Lean into curb appeal and lighting as days get shorter. Modest concessions can help you compete if nearby homes are priced aggressively.
- For buyers: This is a good window to find motivated sellers facing deadlines. Use inspection and appraisal contingencies to manage risk while pursuing value.
Winter (Dec–Feb)
- For sellers: You face less competition and more serious buyers, but winter weather can affect showings and photos. Consider flexible showings and virtual tours. Strategic pricing and possible incentives can help you stand out.
- For buyers: You may find more negotiating room and fewer bidding wars, though choices are limited. Use winter to get fully mortgage-ready and monitor new listings daily.
Quick timing tips
- If selection matters most, start looking in late winter and plan to act in spring.
- If price and concessions matter most, consider a late fall or winter search.
- If your goal is a top-price sale, target an early spring list date and complete prep in late winter.
Metrics to watch each month
Track a few data points to read the market like a pro.
- Active listings and new listings: Show the size and flow of supply.
- Pending and closed sales: Reveal demand and the pace of absorption.
- Median list and sold price: Indicate pricing direction by segment.
- Median DOM or time to contract: Signals speed and buyer urgency.
- Months of Inventory (MOI): The clearest snapshot of leverage. Under 3 months favors sellers, 3 to 6 months is balanced, and over 6 months favors buyers.
- Price-tier and neighborhood detail: Entry-level, mid-range, and luxury segments can move very differently at the same time.
Local sources such as the Pikes Peak Association of REALTORS, the Colorado Association of REALTORS, and national resources can help you pull current monthly figures. Always check whether a chart reflects resale only or includes new construction, since builders can smooth seasonal swings.
Final thoughts and next steps
Seasonality in Colorado Springs is clear: inventory typically rises from late winter through spring and early summer, then declines through fall and the heart of winter. Spring often offers the most choice for buyers and strong outcomes for sellers, while late fall and winter can create space for negotiation. Your best timing depends on your goals, price range, and micro-market.
If you are planning a PCS or a time-sensitive move, the right strategy matters even more. With a military relocation specialty, modern marketing tools like virtual tours and drone photography, and hands-on staging guidance, you can position your home or your offer for success in any season. For personalized advice and an up-to-date read on your segment, connect with Nicole Strom.
FAQs
What is the best month to list in Colorado Springs?
- Generally early spring, roughly March to May, captures the most buyer traffic, though your ideal month depends on your price tier, neighborhood, and personal timing.
Do Colorado Springs homes sell for more in spring?
- Many years show stronger prices and faster sales in spring and early summer due to higher buyer activity, though broader economic shifts can change results.
Can buyers get better deals in winter in Colorado Springs?
- Often yes, because there are fewer competing buyers and motivated sellers, though selection is narrower and desirable homes can still move quickly.
How do military PCS cycles affect local inventory?
- PCS moves often boost summer demand and turnover, which can amplify spring and summer activity and shape both pricing and days on market.
Does new construction change the seasonal pattern here?
- Builders add year-round supply and often offer incentives in slower months, which can smooth typical seasonality in some suburbs.
Which Colorado Springs areas are least seasonal?
- Segments with steady demand, such as certain entry-level price points and consistently popular areas, often show less seasonality than luxury tiers.
