More Homes on the Market in El Paso County Than We've Seen in 12 Years
Inventory in El Paso County is at its highest level since 2013. Here's what that means for buyers, sellers, and anyone thinking about making a move in Colorado Springs.
If you've been watching the Colorado Springs market lately, you've probably noticed something that hasn't been true for over a decade: there are a lot more homes to choose from. Inventory in El Paso County has climbed to levels we haven't seen since 2013, and that single shift changes everything — whether you're buying, selling, or just trying to figure out if now is the right time.
What the Numbers Actually Show
Recent data from the Colorado Association of Realtors and local market reports tell a clear story. El Paso County saw roughly 4,500 homes listed for sale in a single month earlier this year — a 44% jump from the prior month. We're currently hovering around 4.5 months of housing supply, which is the closest thing to a balanced market we've had since the frenzy of 2020 and 2021.
At the same time, median home prices have held relatively steady in the mid-$400,000s to low-$500,000s range, depending on the month and the data source. Prices aren't crashing — they're stabilizing. That's the key distinction a lot of people get wrong.
What This Means If You're Buying
For the first time in several years, you have breathing room. More homes on the market means more options, more time to make decisions, and more room to negotiate on things like closing costs, repairs, or inclusion of appliances and fixtures. You're less likely to find yourself in a five-offer bidding war on every house you tour.
That said, the best-positioned homes — well-maintained, accurately priced, in desirable neighborhoods — still move quickly. The difference now is that you don't have to sacrifice your entire wish list just to get under contract. That's a meaningful change.
What This Means If You're Selling
Here's where honest advice matters more than ever. If you're thinking about selling, you need to understand that the market you're in today is not the market from two years ago. Buyers have choices now. That doesn't mean your home won't sell — it means pricing accurately from day one is no longer optional, it's essential.
Homes that are priced right and presented well are still selling. Homes that are overpriced are sitting — and every week on the market costs you leverage. The sellers who win in this market are the ones who treat preparation and pricing like a strategy, not a guess.
"More inventory doesn't mean the market is crashing. It means the market is giving both sides a fairer deal than they've had in years. That's actually a good thing — if you know how to work it."
— Lane Morrell
The New Construction Factor
One big reason inventory is rising: builders are active. New communities are opening across the east and northeast corridors of Colorado Springs, and major developments like Banning Lewis Ranch have plans that could add thousands of additional homes in the coming years. Builders are also offering incentives — rate buydowns, closing cost credits, and upgraded finishes — that resale sellers can't always match.
For buyers, that's another option worth exploring. For sellers, it means understanding exactly how your home competes with new builds in your price range. We'll walk you through that comparison so you know where your home stands.
The Bottom Line
A balanced market is the healthiest market for everyone. Buyers get a fair shot. Sellers who prepare well still win. And the agents who guide their clients through it with real information — not hype, not fear — are the ones worth calling.
That's what we do. If you've been on the fence about buying or selling in El Paso County, this is the market where your decision-making actually matters. Let's talk through your situation and build a plan that fits your timeline and your goals.