Jacob McCrackin
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The Pikes Peak Association of REALTORS® has published its corrected report for August 2026, the most recent month with a full breakdown by county. For single-family and patio homes in El Paso County, the median sale price was $475,000. That is $10,000 below August 2025 and $28,700 below July.
The yearly drop is the one to pay attention to. The monthly one is mostly the calendar, and telling the two apart is most of what a buyer or seller in Colorado Springs needs from this report.
El Paso County, single-family and patio homes:
| August 2026 | July 2026 | August 2025 | |
|---|---|---|---|
| Median sale price | $475,000 | $503,700 | $485,000 |
| Average sale price | $560,915 | $580,282 | $573,297 |
| Homes sold | 812 | 945 | 851 |
| Homes for sale | 3,218 | 3,237 | 2,984 |
| Average days on market | 46 | 37 | 40 |
Against a year ago, the median is down 2.1% and the average is down 2.2%. There were 39 fewer sales and 234 more homes for sale.
A monthly median describes whatever happened to close that month, and most July closings were contracts written in June, the busiest stretch of PCS season. August closings come from July contracts, when that wave was already thinning.
So a 5.7% fall from July to August says more about which houses sold than about what any single house is worth. The year-over-year comparison is the honest one, because it puts August next to August. On that basis, values in El Paso County are slightly softer than a year ago and have not dropped sharply.
Divide the 3,218 homes for sale by the 812 that sold and you get about four months of supply: how long the current inventory would last if nothing new were listed. In August 2025 the same arithmetic gives about three and a half months, and in July 2026 a little under three and a half.
Half a month sounds small. It shows up in how long homes sit: 46 days on average this August against 40 a year earlier, and the extra listings are why.
The attached market behaved differently. The median condo or townhome in El Paso County sold for $325,000 in August, slightly above $322,000 a year earlier, and sold in 55 days on average against 59.
Fewer of them sold, though: 119, down from 149. With 682 on the market, that is closer to six months of supply. A townhome seller is competing with more listings than a single-family seller, even though the ones that do sell are selling a little faster.
The median single-family home at $475,000 sits well under El Paso County’s 2026 conforming loan limit of $832,750. With full entitlement, the VA does not cap your loan at all. The county limit matters when part of your entitlement is still tied up in a home at your last duty station, and we walk through that math in our post on VA bonus entitlement.
Budget for the funding fee. On a first-use VA loan with nothing down it is 2.15%, so $10,212.50 on a $475,000 house, usually rolled into the loan. Veterans receiving VA disability compensation are exempt.
Watch the appraisal more than the asking price. The VA appraiser values the house from recent closed sales, and the most recent ones came in below July’s. A seller who priced from a neighbor’s June sale may be asking more than the August comparables support. When an appraisal comes in short, the VA’s Tidewater process gives your agent a short window to send the appraiser better comparables, and how that is handled decides whether the deal survives. It is a large part of what a VA loan realtor in Colorado Springs is there to do.
Price from August and later closings. If you are using July’s $503,700 median or a neighbor’s June closing as your reference point, buyers and their appraisers are using something lower.
Expect the timeline to run longer than last year. At 46 days on average, plus a 30 to 45 day closing, a house listed in mid-October is looking at a closing around the turn of the year. If you have a report date, count backwards from it before you choose a list price.
If your VA loan carries a low rate, a buyer may be able to assume it, which can make your listing stand out in a market with four months of supply. Assumption has consequences for your entitlement, so talk it through before you advertise it. Our page on how to sell your Colorado Springs home covers the PCS side of a sale.
PPAR has posted one headline figure for September 2026 so far: a $450,000 median across all property types in the whole elevateMLS region, with 1,101 closed sales and an average of 59 days on market.
That is a broader series than the El Paso County single-family table above, so the two cannot be compared directly. We will update this post with the September county breakdown once PPAR publishes it.
Slightly. The August 2026 median for single-family and patio homes in El Paso County was $475,000, 2.1% below August 2025, and the average was 2.2% lower. Most of the bigger drop from July to August reflects which homes sold in each month rather than values falling.
It has moved toward buyers. There were about four months of supply in August against three and a half a year earlier, and the average home took 46 days to sell instead of 40. Buyers have more choice and more room to negotiate than they did a year ago, while well-priced homes in good condition still sell.
They measure different things. Portal figures often cover the city only, mix property types, or use a rolling three-month window. This report uses PPAR’s monthly elevateMLS closed sales for El Paso County, split by property type, which is the data local agents and appraisers work from.
If you want to know what these numbers mean for your own house, request a free valuation. We will price it from the closed sales on your street and in your price band.
Market figures: Pikes Peak Association of REALTORS®, Monthly Sales Activity, corrected August 2026 report; September figure from the PPAR market statistics page. Last updated October 16, 2026. See our February 2026 market update for the previous report in this series.
©Copyright 2026 REALTOR® Services Corp. All rights reserved. Unauthorized reproduction is prohibited. Based on information from the elevateMLS for the period August 2025 through August 2026. elevateMLS information may not reflect all real estate activity in the market and is provided as is without warranty or guaranty.
Jacob McCrackin served as a Staff Sergeant in the Army, and his first PCS brought him to Fort Carson. He now helps service members and veterans buy and sell across Colorado Springs as an associate broker with Solid Oak Realty.