Sitting or Selling, Its Your Call - Update February 2026 - 80921

Why Colorado Springs Homes Are Selling — Or Sitting — Right Now (2026 Market Analysis)

By Realtor Ben Townsend, Housing Market Analyst | Updated February 2026

The Colorado Springs housing market isn’t crashing. It isn’t booming either. It’s resetting.

After reviewing data from Colorado Public Radio, KOAA News, ColoradoBiz, Denver Gazette, HUD, FRED (St. Louis Fed), Common Sense Institute, and regional economic reports, a clear pattern has emerged:

Homes are selling — but only when they align with today’s affordability realities.

---

Market Snapshot: What the Data Shows

• Nearly 4,000 active listings (highest since 2013)
• Median days on market: 54–79 days (FRED data)
• 54% of listings seeing price reductions
• Home price growth under 3%
• 27,000-unit housing shortage reported
• 100+ work hours required monthly to afford median home

This combination creates a split market: some homes sell steadily, while others linger.

---

Why Homes Are Sitting

1. Affordability Has Hit a Ceiling

While prices remain near record highs, mortgage rates have significantly reduced buying power. Monthly payment sensitivity now drives decisions more than listing price alone.

Buyers are calculating payments carefully. If the payment exceeds local wage capacity, they pause or negotiate aggressively.

2. Inventory Has Rebalanced the Market

Inventory has surged to pre-pandemic levels. Buyers now have options — and leverage. When supply increases without equal demand growth, homes take longer to sell.

3. Economic Uncertainty Is Influencing Buyer Behavior

Statewide economic slowdown concerns, modest job growth, and national deal fallout trends are making buyers more cautious. Fewer waived inspections. More appraisal protections. More contract cancellations.

4. Overpricing Based on 2022 Comparables

Sellers pricing based on peak pandemic comps are experiencing longer days on market. Today’s buyers are payment-focused, not emotion-driven.

5. Rental Market Cooling

New multifamily construction and vast new home owner regulations have softened rental conditions. When rent stabilizes, urgency to buy declines — particularly among first-time buyers.

---

Why Homes Are Still Selling

1. Correctly Priced Homes Move

Move-in ready homes priced within current affordability bands continue to sell steadily.

2. Military & Government Stability

Colorado Springs’ strong military presence provides consistent housing demand. Relocations continue, supporting steady — though not frenzied — transactions.

3. Long-Term Structural Housing Shortage

Despite rising inventory, the region still faces a significant housing deficit. HUD projects demand for thousands of additional sales units in the coming years. This prevents dramatic price collapses.

---

This Is a “Normalization Market”

The data shows we are not in a crash. We are not in a boom. We are in a recalibration phase.

Homes That Sell	Homes That Sit
Priced for today’s payment reality	Priced for 2022 peak comps
Move-in ready	Require updates without discount
Under local affordability thresholds	Above local wage capacity
Located near strong employment zones	Overpriced high-end properties

---

Expert Market Interpretation

Colorado Springs is experiencing what economists call a “supply reset.” Inventory has normalized, buyer leverage has returned, and price growth has slowed to sustainable levels.

This is what a healthy — though affordability-constrained — market looks like after a historic surge.

Homes are sitting not because there is no demand — but because demand has become selective and payment-sensitive.

---

Sources & Data Referenced

• Colorado Public Radio
• KOAA News
• ColoradoBiz Magazine
• Denver Gazette
• HUD User Reports
• FRED (St. Louis Federal Reserve Housing Data)
• Common Sense Institute Housing Affordability Report
• Trading Economics Housing Inventory Data

---

About the Author

Benjamin Townsend is a Colorado-based housing market analyst since 1998, specializing in Front Range real estate trends, supply-demand dynamics, and affordability research. This analysis synthesizes independent news reporting, federal housing data, and regional economic indicators to provide objective, data-driven insights. For data regaurding your specific property contact Benjamin Townsend today. 

The 2026 Colorado Springs Pivot: Why the "Unicorn Years" are Over (and What it Costs You Now)

 Cost of Living in Colorado Springs vs. Major U.S. Cities (2026 Comparison Guide)

If you’re considering a move to Colorado Springs, one of the first questions you’ll ask is simple: How does the cost of living compare to where I’m coming from?

Using data-driven comparisons from trusted cost-of-living tools (BestPlaces, Salary.com, Apartments.com, NerdWallet), this guide breaks down how Colorado Springs stacks up against major U.S. cities and common relocation origins. Categories include housing, groceries, utilities, transportation, healthcare, and overall affordability.

All comparisons are current as of 2026 where available and reflect averages rather than luxury or extreme budget lifestyles.

---

Why Colorado Springs Draws Cost-Conscious Movers

Colorado Springs sits in a rare middle ground:

• Lower housing costs than coastal metros

• More manageable expenses than many fast-growing Sun Belt cities

• Access to outdoor recreation without the pricing premium of Denver

That balance is why people relocating from both high-cost coastal cities and mid-cost regional hubs often find Colorado Springs financially appealing — though not always cheaper in every category.

---

High-Cost Coastal Cities: Major Savings

Los Angeles, CA

Overall: ~46.6% lower in Colorado Springs

Housing is the clear differentiator. Colorado Springs home prices and rents are dramatically lower, while utilities and transportation costs remain relatively comparable. Groceries and healthcare are modestly cheaper in Colorado Springs, making day-to-day living far more manageable for former Angelenos.

---

San Francisco, CA

Overall: ~37.6% lower in Colorado Springs

Few comparisons are as striking. Housing costs in Colorado Springs are a fraction of San Francisco’s, and nearly every other category — from groceries to healthcare — trends lower. Even accounting for higher car dependence, overall expenses drop significantly.

---

Seattle, WA

Overall: Significantly lower in Colorado Springs

Housing alone is roughly 51.7% cheaper in Colorado Springs. Groceries, utilities, and healthcare also favor Colorado Springs, offsetting the lack of extensive public transit compared to Seattle.

---

New York City, NY

Overall: ~57.5% lower in Colorado Springs

This is one of the widest gaps. Rent, home prices, transportation, and even everyday expenses like groceries and healthcare are dramatically lower in Colorado Springs. For remote workers leaving NYC, the financial relief is immediate and substantial.

---

Midwest & Large Regional Cities: Mixed Results

Chicago, IL

Overall: Slightly lower in Colorado Springs

This comparison surprises many. While groceries and dining are often cheaper in Colorado Springs, housing can actually run higher depending on neighborhood and housing type. Utilities and healthcare tend to be similar, making overall costs close.

---

Dallas, TX

Overall: Similar to slightly higher in Colorado Springs

Housing is the biggest differentiator — Colorado Springs housing can be up to 58% more expensive than Dallas. However, healthcare and transportation costs often favor Colorado Springs, narrowing the gap.

---

Austin, TX

Overall: Near parity (Austin ~5% lower overall)

Austin’s housing costs have risen sharply, sometimes exceeding Colorado Springs. Groceries and utilities vary by household size and usage, while transportation costs depend heavily on commute patterns.

---

Southwest & Mountain West Comparisons

Phoenix, AZ

Overall: Slightly lower in Colorado Springs

Phoenix generally wins on housing (about 15.8% cheaper), but Colorado Springs can come out ahead on utilities and groceries. Climate-driven utility costs play a major role in this comparison.

---

Denver, CO

Overall: ~8–11% lower in Colorado Springs

One of the most relevant comparisons. Colorado Springs offers:

• ~20% lower housing costs

• ~19% lower healthcare expenses

• Noticeably cheaper utilities

For many, this makes Colorado Springs a more affordable alternative while staying within Colorado.

---

Salt Lake City, UT

Overall: ~3–4% higher in Colorado Springs

Housing in Colorado Springs is often cheaper, but groceries and healthcare can be slightly more expensive, resulting in a modest overall difference.

---

Boise, ID

Overall: ~1.6–3.6% higher in Colorado Springs

Boise remains slightly more affordable overall. Colorado Springs tends to cost more in transportation and services, while utilities remain comparable.

---

Southeast Comparisons

Charlotte, NC

Overall: Near parity (Colorado Springs ~1% lower)

Colorado Springs has a notable advantage in utilities (about 15% cheaper) and healthcare, while Charlotte often has lower grocery prices. Lifestyle and climate preferences often tip the scale more than cost.

---

Key Takeaways: Is Colorado Springs Affordable?

Colorado Springs isn’t the cheapest city in the U.S. — but that’s not the goal. Its appeal lies in value.

Colorado Springs is especially cost-effective if you’re moving from:

• California, Washington, or New York

• Denver or other high-growth metro areas

You may see smaller savings (or near parity) if relocating from:

• Texas cities

• Boise, Salt Lake City, or parts of the Southeast

The biggest savings almost always come from housing and healthcare, while transportation and groceries vary by lifestyle.

---

Final Thoughts

Cost of living is personal. Family size, commuting habits, housing preferences, and healthcare needs all influence how affordable a city feels. What the data consistently shows is that Colorado Springs offers a strong balance of livability, access to nature, and financial sustainability — especially for those leaving high-cost metros.

If you’re comparing cities and trying to decide whether Colorado Springs makes sense financially, this data provides a realistic, category-by-category picture — not hype, not guesswork.

Primary Cost of Living Data Sources

BestPlaces.net

BestPlaces is widely used for granular cost-of-living category comparisons (housing, groceries, utilities, transportation, healthcare).

Main Comparison Tool
https://www.bestplaces.net/cost-of-living/

Used for comparisons with:

• Los Angeles, CA

• Seattle, WA

• Chicago, IL

• Dallas, TX

• Phoenix, AZ

---

Apartments.com – Cost of Living Hub

Apartments.com provides housing-weighted cost-of-living comparisons, particularly strong for rental and housing-related data.

Cost of Living Comparison Tool
https://www.apartments.com/cost-of-living/

Used for comparisons with:

• San Francisco, CA

• Denver, CO

• Charlotte, NC

---

Salary.com

Salary.com specializes in employer-grade compensation and cost-of-living indexes, often used for relocation and salary adjustment modeling.

Cost of Living Calculator
https://www.salary.com/research/cost-of-living-calculator

Used for comparisons with:

• New York, NY

• Salt Lake City, UT

• Boise, ID

---

NerdWallet

NerdWallet offers interactive calculators that are especially useful for consumer-focused budgeting and city-to-city comparisons.

Cost of Living Calculator
https://www.nerdwallet.com/cost-of-living-calculator

Used for comparisons with:

• Austin, TX

---

Optional Supporting / Cross-Check Resources (If You Want Extra Credibility)

These aren’t strictly required, but they strengthen authority if you want to expand later.

U.S. Bureau of Economic Analysis (BEA)

Regional Price Parities (RPPs) — helpful for macro validation.
https://www.bea.gov/data/prices-inflation/regional-price-parities

---

Council for Community and Economic Research (C2ER)

Original COLI data source behind many calculators.
https://www.coli.org/

vOrigin City	Overall Cost Difference vs Colorado Springs	Primary Cost Advantage
Los Angeles, CA	~46.6% higher	Housing
San Francisco, CA	~37.6% higher	Housing
Seattle, WA	Significantly higher	Housing & Utilities
New York, NY	~57.5% higher	Housing & Transportation
Denver, CO	~8–11% higher	Housing & Healthcare

City	Housing Cost Compared to Colorado Springs
Denver, CO	~20% higher
Dallas, TX	~58% lower
Phoenix, AZ	~15.8% lower
Austin, TX	Similar or slightly higher

City	Utilities	Healthcare
Denver, CO	Higher than COS	~19% higher
Charlotte, NC	~15% higher	Higher than COS
Salt Lake City, UT	Similar	Slightly lower

Powers Blvd Extension Update 2026: Bridge Construction, Flying Horse Detours, and What to Expect"

Inside the Powers Blvd Extension: 2026 Timeline & Jan 28 Public Open House Details 

The Powers Boulevard Extension project is moving into a critical new phase this week. For residents of Flying Horse and northern Colorado Springs, the long-planned "gap" between Highway 83 and Voyager Parkway is about to see major boots-on-the-ground activity.

Here is everything you need to know about the upcoming construction, the public open house, and how this multi-year project will reshape the northern corridor.

---

📅 The Immediate Next Steps

The project is shifting from design to physical work. Early 2026 marks the beginning of several infrastructure milestones:

• Utility Relocation (February 2026): Starting next month, crews will begin relocating waterlines and other essential services to clear the path for the new alignment.

• Bridge Construction (Early 2026): Work begins on three key bridges that will allow Powers Boulevard to pass under existing neighborhood roads:

  • Flying Horse Club Drive Bridge

  • Ridgeline Drive Bridge

  • A new pedestrian bridge north of Flying Horse Club Drive.

• Mainline Paving (2027–2030): Once the bridges and utilities are set, the actual roadway (the "mainline") construction is scheduled to take place over the next three to four years.

---

📢 Public Open House: Wednesday, Jan 28

If you live in the area, this is your best opportunity to see detour maps and ask the project team questions directly.

• When: Wednesday, January 28, 2026 | 5:30 p.m. – 7:00 p.m.

• Where: Discovery Canyon Campus (1810 North Gate Blvd.)

• Topic: Timelines, construction detours, and noise mitigation updates.

---

🚧 What to Expect: Traffic & Noise

Living through a major highway extension requires some patience. Here is the current plan for local access:

• Flying Horse Club Drive: Will remain open throughout construction, though traffic will be shifted into a two-way detour (one lane each way).

• Ridgeline Drive: This road will face a full closure during its bridge construction phase. The city has promised advance notice before the closure begins.

• Noise Mitigation: A 3D noise study is ongoing. If noise levels are projected to exceed 66 decibels or increase by 10+ decibels, the city will evaluate the feasibility of noise barriers or berms.

---

📈 The Long-Term Outlook

While construction poses a short-term headache, the extension completes a vision first approved in 1997. By 2030, Powers Boulevard (State Highway 21) will serve as a full north-south expressway, offering:

• Faster Commutes: Direct access from Hwy 83 to I-25 (via Exit 155).

• Traffic Relief: Significant reduction in "cut-through" traffic on neighborhood streets and parallel routes like InterQuest and Northgate.

• Connectivity: Improved access to the Northgate and InterQuest entertainment and retail districts.

Important Links for Residents:

• Official City Project Page – The primary source for maps and schedule changes.

• KKTV News Coverage – Recent video update on the project kickoff.

• PPRTA Project Details – Background on funding and the Voyager Parkway interchange.

  
  

  
  
  

  #NorthgateCOS#UrbanPlanning#PowersBridgeProject#CityofCOS#COSConstruction

Monument CO Off-Market & Coming Soon Homes January 2026: Access Hidden 80132 Shadow Inventory Before Zillow or Realtor.com – Exclusive First-Look Insights from Local Tri-Lakes Realtor Ben Townsend

Monument CO Hidden Inventory January 2026: Coming Soon, Off-Market & Shadow Homes in 80132 Before They Hit Zillow – Insights from Local Tri-Lakes Realtor Ben Townsend

Updated: January 15, 2026As a full-time realtor specializing in the Tri-Lakes area (Monument 80132, Palmer Lake, Woodmoor, and nearby), I track properties that never make it to public portals like Zillow or Realtor.com. In our low-inventory market, the best homes—those with D38 access, views, or move-in-ready upgrades—often sell through "coming soon" status, office exclusives, or relisted contracts before going wide.This "shadow inventory" gives connected buyers a real edge. Under NAR's Clear Cooperation Policy (with 2025–2026 updates allowing delayed marketing exemptions and true office exclusives), sellers can control exposure while compliant brokers share with qualified clients via informed consent.

Why Hidden Inventory Thrives in Monument (2026)NAR's policy requires MLS entry within one business day of public marketing—but exceptions create pre-market windows:

• Coming Soon/Delayed Marketing — Up to 21 days for prep (staging, repairs).
• Office Exclusives — Private if not publicly marketed; require seller's written informed consent for sharing.

In 80132, privacy-focused sellers (especially in King's Deer or Woodmoor) prefer this to avoid crowds while testing demand.

This Week's Shadow Inventory Highlights (January 2026)From my direct builder/broker network (with seller consent):

• Jackson Creek New Build Re-Entry → A Lokal Homes ranch plan (similar to Tenley series) had a contract cancel due to buyer financing. Ready February 2026 with incentives (~$20–50k upgrades/buys-downs possible). Finished basement option—ideal before full relist.
• Woodmoor Pre-Market Ranch → 5-bed on quiet street prepping updates (deck/fire mitigation compliance). Views + mature trees. Expected MLS February—VIP access now.
• Monument Junction Coming Soon → Classic or Richmond American quick-move-in with mountain views. Staging underway—early tours available.

These often move fast to prepared buyers.

The Off-Market AdvantageShadow properties frequently:

• Sell faster with less competition.
• Command strong offers due to scarcity.
• Allow better negotiation (motivated sellers post-fall-through).

In our market, relisted contracts or exclusives recover quickly—buyers on alert win.

How to Access Monument's Hidden Market

• Connect with local agents for exclusives (requires consent forms—I'm fully compliant).
• Join builder VIP lists for incentives.
• Monitor status changes closely.

Ready for First-Look Access to 80132 Shadow Inventory?Public sites show what's left—my network shares what's next. As your Tri-Lakes expert (

@RealtorTown

), join my free VIP First-Look List for:

• Instant alerts on coming soon/exclusives.
• Pre-market details (with consent).
• No-obligation property matches.

No spam—just the edge you need. Join the 80132 VIP First-Look List today
DM 

@RealtorTown

 on X | https://benhomes.comDon't wait for the crowd—get ahead in Monument's market.

Supporting Articles & Sources

• NAR Clear Cooperation Policy & 2025–2026 Updates: https://www.nar.realtor/about-nar/policies/mls-clear-cooperation-policy and https://www.nar.realtor/about-nar/policies/summary-of-2025-mls-changes
• Office Exclusives & Delayed Marketing: https://iresmls.com/2025/04/15/updates-to-nar-clear-cooperation-policy
• Colorado Broker Informed Consent Requirements: https://frascona.com/colorado-brokers-must-obtain-informed-consent-before-sharing-confidential-client-information-with-supervising-brokers
• Hidden/Off-Market Listings Advantages: https://www.sofi.com/learn/content/whisper-listings-real-estate and https://www.har.com/ri/3241/off-market-listings-discover-hidden-homebuying-secrets
• Current Monument/Jackson Creek New Homes: https://www.lokalhomes.com/communities/colorado-springs/monument-co/jackson-creek and https://www.tollbrothers.com/luxury-homes-for-sale/Colorado/Toll-Brothers-at-Jackson-Creek
• Local Market Trends: https://www.zillow.com/monument-co/ and https://www.redfin.com/city/13361/CO/Monument/housing-market

Details shared with seller consent—always verify availability as properties move quickly.