Jacob McCrackin
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You listed in June expecting the kind of summer Colorado Springs used to have. It is now late September, showings have thinned to one or two a week, and the days-on-market counter on your listing keeps climbing.
You have a lot of company. Homes across the Pikes Peak region averaged 46 days on market in August 2026, against 40 a year earlier. There were 7% more listings than last August and 5% fewer sales. What follows covers the decisions in front of you before the holidays slow things down further.
A house that has not sold is telling you something, and the fix depends on what. Your own showing history says more about it than any market report.
Many stale listings have two of these at once. Start with the biggest.
The usual pattern in a slowing market is $5,000 off, two quiet weeks, then another $5,000. Every small cut tells buyers you are still testing them, and none of them changes who sees the house.
Buyers search in round numbers. Someone whose search tops out at $500,000 never sees your house at $509,900, however many small reductions it takes to creep toward that line. A single cut that crosses a search threshold puts the listing in front of buyers who have never seen it, and most portals also alert everyone who saved it the first time around.
That matters most in the middle of the market. When the August figures came out, El Paso County had 3,221 single-family and patio homes for sale, and 1,411 of them were priced between $401,000 and $600,000. If your house sits in that band, it is being compared against more alternatives than at any other price point.
Set the new number from what comparable homes have closed for since you listed. Your original list price is no longer a reference point, and neither is the asking price on the house down the street.
Pulling the house in November and relisting in March is a reasonable plan for some sellers. Price it out before you decide it is the safe option.
Say your payment, taxes and insurance come to $2,600 a month. Four months off the market is $10,400 before you add heating an empty house through a Colorado winter, clearing snow from the driveway and walks, and getting the yard back into shape for new photos. If you have already moved and are paying for housing at the new duty station as well, BAH covers one of those housing costs, not both.
Spring also brings the other sellers back. New listings climb from March onward, so the extra buyers arrive alongside extra competition.
And a relist is less of a fresh start than it sounds. Agents can see a listing’s history, earlier prices included, and many MLS systems carry days on market across a withdrawal unless the house stays off for a set period. Ask your agent what the Pikes Peak MLS rule is before you plan around a reset.
Buyers this year care more about the monthly payment than the price, so seller money put toward a rate buydown usually does more work than the same amount taken off the list price. We run that comparison on a $500,000 house on our sell my home in Colorado Springs page.
What sellers often miss is that the buyer’s loan type caps how much you can contribute. Anything above the cap is wasted, or has to come off the price after all.
When you make the offer, make it specific. A listing that says the seller will pay $12,000 toward a rate buydown gets read. One that says the seller will consider concessions gets skipped.
Once you have read a buyer’s inspection report, whatever it found is something you know about the house. Colorado requires sellers to disclose known adverse material facts, and the Seller’s Property Disclosure says so directly, whether or not the form has a line for that specific item. The furnace problem the last buyer’s inspector found belongs on the disclosure the next buyer reads.
Since you will be disclosing it anyway, fix it or get a written repair bid and put the number in front of buyers. A known problem with a price attached is far easier to negotiate than one a buyer turns up halfway through a contract.
A low appraisal is a separate problem. With VA and FHA loans, an appraisal can stay attached to the property for months, so the next buyer using the same loan type may be held to that value. Find out how long it applies before you decide whether to hold your price.
A stuck listing with a report date attached narrows quickly. Inside about 60 days of reporting, the realistic choices are pricing to sell now, renting the house out, or closing remotely after you leave. Renting can be the right answer, especially if your VA loan carries a rate you would rather keep, but it leaves your entitlement tied up in this house when you may need it at the next duty station. Work that out with your lender before the moving truck is booked. Our military relocation page covers the buying half of the same move.
Sometimes. If you have had no written showing feedback, no pricing conversation built on closed sales, and the same photos since June, a different agent will bring a different plan. If your agent recommended a lower price and you listed higher, a new agent will probably tell you the same thing. Check the end date on your listing agreement first, because most cannot be ended early unless the brokerage agrees to release you.
Not in October. Plenty of buyers are still out, and many of them have year-end deadlines of their own. A price change in mid-December reaches far fewer people, so if you are going to adjust, doing it now gives the change time to work.
Look at what similar homes have closed for since you listed, rather than at what is still for sale. The gap between the two has widened this year, and the closed sales are the ones an appraiser will use.
Market figures: Pikes Peak Association of REALTORS® August 2026 report; El Paso County listing counts as reported by KOAA News5 with the August release. Last updated September 24, 2026.
If your house has been on the market since summer, send us the address. We will look at the closed sales, your showing history and the listing itself, and tell you plainly whether the problem is price, condition or presentation. Request a free valuation and pricing review.