One of the questions I'm asked most often is:
"Should I buy now, or should I wait?"
My answer is probably different than what you'll hear from most people in real estate.
It depends.
Not just on interest rates.
Not just on home prices.
Not just on what the market is doing.
It depends on your financial goals, your lifestyle, and what makes the most sense for you and your family.
That's why I don't believe in trying to "time" the market. Professional investors spend their careers trying to predict the perfect time to buy and sell, and even they don't consistently get it right.
Instead, I help my clients understand what today's market means for their situation.
What today's market is telling us
Across El Paso County:
• Inventory has grown to 2,781 homes.
• Nearly 49% of listings have reduced their asking price.
• Homes are averaging 86 days on market, giving buyers more time to compare homes and negotiate.
• The Market Action Index sits at 37, meaning we're still in a slight seller's market, but buyers have considerably more negotiating power than they did just a year or two ago.
For buyers, that's good news.
More inventory means more choices.
Longer market times mean less pressure to make rushed decisions.
More price reductions mean sellers are becoming more realistic.
And perhaps most importantly, buyers have more opportunities to negotiate.
Negotiating power isn't just about price.
One of the biggest opportunities in today's market is negotiating seller concessions.
Recently, partnering with my lending partner, I was able to negotiated for my buyers:
• $213,000 in seller concessions.
• Approximately $16,000 per buyer.
• Many used a portion of those negotiated seller concessions to temporarily buy down their mortgage interest rate, resulting in an average effective interest rate of 5.682%.
That temporary rate buydown can significantly reduce your monthly payment during the first years of homeownership without requiring additional cash out of pocket.
But here's what I want you to know...
Should everyone buy right now?
No.
Sometimes renting is the better financial decision, and I'll be the first person to tell you that.
Should everyone thinking about selling actually sell?
Again, no.
Over the past four years, I've helped 24 homeowners keep their homes and transition them into investment properties because it created more long-term wealth than selling.
Sometimes the best financial decision isn't buying.
Sometimes it isn't selling.
Sometimes it's waiting.
My job isn't to convince you to do something.
My job is to help you understand your options so you can make the best decision for your goals, your family, and your financial future.
I'm an advisor, not a salesperson.
If you're wondering whether buying, selling, renting, or investing makes the most sense for you, let's have a conversation.
No pressure.
No sales pitch.
Just honest answers so you can move forward with confidence.
Local market statistics are based on the June 28, 2026 Altos Research Market Reports for El Paso County and Colorado Springs. Interest rate examples reflect recent buyer transactions where a portion of negotiated seller concessions was used to temporarily buy down the buyer's interest rate. Individual results vary based on loan program, credit profile, down payment, and market conditions.
