December Brings Balance, Not Bidding Wars

Quick Stats

• Average Sales Price: $558,234 (down from $571,467 last year)
• Average Days on Market: 54 (up from 51 last year)
• Months of Inventory: 4.2 months (compared to 3.2 months last year)
• New Listings: 738 (vs 768 last year)
• Pending Sales: 462 (vs 466 last year)
• Homes Sold: 730 (vs 780 last year)

Market Mood This Month

December wraps up the year with a Colorado Springs housing market that feels steady, realistic, and more balanced than we’ve seen in a while. Prices are slightly lower than last year, but not dramatically so, a sign of normalization rather than decline.

One of the most important stories this month is the gap between seller expectations and buyer reality. The average price of new listings came in at $596,014, while the average sales price settled at $558,234. At almost a seven percent difference, that’s a noticeable spread, especially compared to last year when homes actually sold above the average new list price. Translation? Buyers are being selective, and homes need to be priced right from the beginning.

We’re also seeing 34% of listings reduce their price, with an average reduction of about 3% ($15,000 on a $500,000 listing). That tells us sellers are adjusting, not panicking, but responding to market feedback.

Pending sales (462) are nearly identical to last year, which is encouraging as we head into winter. Meanwhile, 180 homes came back on the market, slightly higher than last year, often due to inspections, financing hurdles, or buyers taking a more cautious approach.

Add in higher expired (144) and withdrawn (68) listings, and it’s clear: homes that miss the mark on price or presentation are sitting, or expiring, while well-prepared homes are still moving.

Quick Advice for Buyers

You have more options and more negotiating room than you’ve had in the recent past. With inventory at over four months, it indicates a more balanced market for Buyers and Sellers. This is a great time to look carefully, negotiate thoughtfully, and avoid overpaying. Serious sellers are listening, especially if a home has been on the market for a while.

Quick Advice for Sellers

Pricing and presentation matter more than ever. Buyers are comparing everything, and overpriced homes are the ones reducing, expiring, or withdrawing. A strong first impression, paired with realistic pricing, is still the best way to sell without chasing the market down.

According to Realtor.com, more than six percent of listings have been removed from the market since June (delisting). “The delisting trend is a perfect personification of the stagnant and frustration-filled housing market,” said Realtor.com senior economist Jake Krimmel. “With buyers and sellers far apart, the sellers’ solution is to pull that trump card and delist, rather than cut prices.”

Watchlist – What’s Coming

As we move into early 2026, watch how interest rates and buyer confidence shape the first quarter. Interest rates for home loans remain rather stagnant, showing no signs of major movement in the coming month. Winter often clears out casual listings, which can set the stage for better activity in late winter and early spring, especially for homes that are priced correctly and move-in ready.

Ready to Make Your Move?

With three decades of proven experience helping Colorado Springs Buyers and Sellers, I’m here to guide you confidently through this market. Call, text, or email Mimi Foster anytime. No pressure, no obligation, just the knowledge you need to make the right move.