QUICK STATS:

• Average Sales Price: $578,333 (slight upward change from last year)
• Average Days on Market: 36 (up 16% from last year)
• Average List Price vs Sale Price: 99.1% (holding steady)
• New Listings: 1,535 (up 5.8% from last year)
• Active Listings: 3,685 (up 34.5% from last year)
• Home Sales: 1,062 (up 6.4% from last year)

MARKET MOOD THIS MONTH:

Last year I couldn’t have imagined a market that wasn’t Seller-centric, but we have arrived. The current market is somewhat balanced – Seller Market and Buyer Market. Although the numbers aren’t strongly in the Buyer’s favor, it is certainly the best time in years to be on the buyer side. While Buyers are looking at available homes, they are being pickier than they’ve been in the recent past. But the market is strangely quiet – like everyone is holding their breath to see what’s going to happen economically.

QUICK ADVICE FOR BUYERS:

We’re edging closer to a Buyer’s Market than we’ve been in a long while. Homes are taking longer to sell and inventory is higher, which means Buyers have a little breathing room. (Remember when you had to make an offer faster than you could say “over asking”? Trust me, those days are gone.) But here’s the catch: dream homes never go out of style. The best houses – the ones that are clean, priced right, and in great locations – will still attract multiple offers. So enjoy the extra time, but don’t get too comfy. Interest rates are hanging around 6.75% but trending lower, which is a nice shift compared to recent years. The bigger curveball these days? Insurance. Affordable policies are harder to find, so don’t wait – start that process as soon as you’re Under Contract.

One last thing: make sure you’re pre-approved before you fall in love with a house. Nothing’s worse than finding “the one” and realizing you can’t make the offer. Need a lender who’s both trustworthy and easy to work with? I’ve got you covered.

QUICK ADVICE FOR SELLERS:

Buyers are pickier than ever, and they’re not wasting time on homes that don’t sparkle. If your home isn’t in an attractive condition, expect it to sit. The ones that shine sell the fastest. Pricing, in particular, is critical. It’s no longer 2022 (what I call The Unicorn Years—because nothing about that market was real). Today feels a lot more like 2008: buyers are cautious, money is tighter, and “wishful pricing” won’t cut it. So what should you do? Keep it simple: clean, prep, and price it properly. Forget the scary headlines. What matters most is your personal situation and having an experienced Realtor who knows your local market. (Translation: this is not the time to go with your cousin’s neighbor’s dog-walker who just got their license.)

WATCHLIST: WHAT’S COMING THIS FALL:

If 2022 was The Unicorn Years, think of 2025 as The Reality Check Years. Here’s what that looks like: Inventory should stay healthy, and interest rates are expected to inch closer to 6% in the coming months. Home prices will continue to rise, but at a slower, more sustainable pace (think steady jog, not sprint). Some neighborhoods may flatten out or even dip a little, but there’s no crash on the horizon – and no magical freefall in interest rates. The word of the day? Uncertainty. If you’re sitting on the sidelines waiting for rates to drop, that’s not a winning strategy. As soon as rates move noticeably down, prices will climb right along with them. Mortgage applications have slowed, but they’re still ahead of where we were in 2024. All in all, this is a healthy moment to be in the market – whether buying, selling, or just keeping an eye out for your next move.

READY TO MAKE YOUR MOVE?

Stay informed, and don’t go it alone. If you’re thinking of buying or selling, let’s have a conversation—no pressure, no obligation. With over three decades of experience helping Colorado Springs buyers and sellers (and surviving more than a few market “roller coasters”), I’m here to help you navigate with confidence.

Call, text, or email me anytime. I’d love to help you figure out the best next steps for you.