January 2026 Colorado Springs Housing Market: Stabilization, Seller Reality, and a Market Finding Its Footing
January 2026 opened the year with a Colorado Springs housing market that feels more grounded, more rational, and far less emotional than the past few years. We’re not seeing a surge or a stall—we’re seeing a market that’s actively working through its new reality.
Single-family home prices are holding steady, buyers are engaged but cautious, and sellers are beginning to either adjust…or step aside. This is what a normalization phase actually looks like.
Let’s break down what happened in January and why it matters as we move toward spring.
January 2026 Market Stats – Single-Family Existing Homes | Colorado Springs
New Listings: 444
Active Homes at Month’s End: 1,171
Homes Closed: 334
Under Contract / Pending: 504
Average Days on Market: 77
Median Sold Price: $450,895
Cancelled / Expired / Withdrawn: 223
New Listings: Sellers Are Testing the Waters Again
January saw 444 new single-family listings, a notable jump from December’s 309. This tells us sellers didn’t disappear during the winter. They waited.
Many homeowners were watching interest rates, the political climate, and buyer behavior before making a move. With rates holding relatively steady and the calendar turning, more sellers decided to test the market.
However, this is not the same seller confidence we saw in prior years. These listings are entering a market where buyers are informed, selective, and unwilling to overpay.
What This Means
Buyers have fresh inventory to choose from.
Sellers must enter the market prepared, not hopeful.
Active Inventory: A Market That’s Clearing Itself Out
Total active listings dropped to 1,171, down significantly from December’s 1,450. This is an important shift.
Why the decline?
Sellers who were unwilling to adjust pricing exited the market
Cancelled, expired, or withdrawn listings fell sharply (223 vs. 457)
Homes that were priced correctly moved into pending status
This is not tightening due to demand pressure. It’s inventory cleaning itself up.
What This Means
Buyers are absorbing well-priced homes.
Sellers who didn’t adapt are quietly stepping back.Average Days on Market: The Market Is Taking Its Time
Average Days on Market: Patience Is the New Normal
Homes averaged 77 days on market, nearly identical to December’s 74. This stability matters.
Buyers are active but deliberate. They’re negotiating, inspecting, and walking away when the numbers don’t align. This isn’t hesitation; it’s discipline.
We are firmly out of the era where:
Speed equals success
Every home sells immediately
Pricing mistakes don’t matter
What This Means
Buyers can move thoughtfully without pressure.
Sellers need strategy, not urgency.
Under Contract Activity: Buyers Are Engaged
January saw 504 homes go under contract, a strong increase from December’s 341. This is one of the most encouraging signals in the data.
Despite fewer closings (334 vs. December’s 533), buyer activity is clearly picking up. January contracts often translate into February and March closings, signaling momentum heading into spring.
What This Means
Buyer demand is present and building.
Sellers Correct pricing and preparation are being rewarded.
Closed Sales: A Seasonal Pause, Not a Market Problem
January recorded 334 closed single-family home sales, down from December’s 533. At first glance, this looks like a sharp slowdown but context matters.
January closings almost always reflect contracts written in November and December, a period dominated by holidays, rate uncertainty, and seller hesitation. What’s far more telling is what’s happening behind the scenes.
While closed sales dipped, 504 homes went under contract in January, significantly higher than December’s 341. That gap tells us closings are not disappearing—they’re delayed.
This is a classic seasonal reset, not a demand issue.
What This Means
Buyers are active and committing just on realistic terms.
Sellers who price correctly now are positioning themselves for spring success.
Median Sold Price: Holding Steady…..And That Matters
The median sold price rose slightly to $450,895, up from $450,000 in December. This confirms what many sellers and buyers need to hear:
Single-family home prices in Colorado Springs are holding steady, not collapsing.
This stability comes despite:
Elevated interest rates
Political uncertainty early in an election year
Ongoing affordability pressures
January’s pricing reflects a market that has already absorbed much of its correction and is now operating within more realistic bounds.
What This Means
Buyers are regaining confidence in value.
Sellers must align with current, not past pricing expectations.
Political & Economic Backdrop: Why January Felt Cautious but Active
January brought no major rate shocks, and interest rates largely held steady. That stability combined with early election-year uncertainty has caused both buyers and sellers to slow down emotionally while staying engaged financially.
In Colorado Springs specifically:
Military and government-adjacent buyers remain active but cautious
Buyers are waiting for clarity, not perfection
Sellers are realizing that waiting indefinitely isn’t a strategy
If rates continue to hold and expectations stay grounded, spring activity could be surprisingly healthy.
Why Sellers Are Adjusting—or Giving Up
January’s data shows fewer withdrawals, but the ones that happened were intentional.
Sellers are now falling into two categories:
✔ Those who price correctly, negotiate, and sell
✖ Those who refuse to adjust and exit the market
Price reductions and concessions are no longer a red flag. They’re part of doing business in today’s market.
Homes that are:
✔ Well-priced
✔ Properly prepared
✔ Strategically marketed
…are moving.
Key Takeaways & What’s Next
FOR BUYERS
This is a stable, opportunity-driven market
More homes are coming, but pricing discipline matters
Today’s buyers can refinance later—but can’t renegotiate price later
FOR SELLERS
Pricing realism is non-negotiable
Concessions are common and often expected
Preparation and staging matter more than ever
FOR INVESTORS
Watch contract activity closely. It’s picking up
Spring could offer strong opportunities as confidence returns
Overall Market Outlook: Late Winter to Spring 2026
The Colorado Springs housing market is no longer volatile. It’s adjusting. January showed us a market that is stabilizing, shedding excess, and finding its footing.
If interest rates continue to hold and expectations stay grounded, we could see a solid, balanced spring market…..not frantic, not frozen, but functional.
If you’re thinking about buying, selling, or want a clear strategy based on today’s numbers, not outdated headlines. That’s exactly what we do here!
Schedule your consultation today! Let’s plan your next move in Colorado Springs.
