Jacob McCrackin
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An online estimate pulls comparable sales from a radius and runs them through an algorithm. It does not know that your house backs to a greenbelt, that the roof was replaced after the last hail storm, or that a buyer using a VA loan will need the appraiser to sign off on things a cash buyer never would. A real valuation does.
As of the July 2026 Pikes Peak REALTOR® Services report, the median sale price across El Paso and Teller counties was $494,950, down about 1% year over year. The average sale price was $568,633, also down roughly 1%. Homes are taking an average of 48 days to sell, up about 21% from a year ago, with 4,317 active listings and 3.8 months of supply.
Flat pricing, rising days on market, and growing inventory add up to one thing: Colorado Springs has shifted toward buyers. Pricing correctly matters far more now than it did in 2021. Homes that list above the comps sit, and homes that sit get price cuts — which almost always costs a seller more than pricing accurately on day one would have.
Selling a home you bought with a VA loan brings a few things a civilian sale does not:
Entitlement restoration. Your VA entitlement stays tied to the home until the loan is paid off at closing, or formally assumed with substitution of entitlement. If you plan to buy again with a VA loan, the timing of this sale directly affects what you can borrow on the next house.
Your interest rate may be an asset. If you are carrying a VA loan from 2020 or 2021, that loan is assumable. In a market where buyers are rate-sensitive, a low-rate assumable VA loan is a genuine marketing advantage — but only when it is marketed properly and the entitlement question is handled correctly up front.
PCS timing. Orders rarely line up neatly with a closing date. There is almost always a gap between your report date and your closing, and it needs to be planned for rather than discovered halfway through.
Submit the form and you will receive a valuation built from real recent sales in your neighborhood, an honest read on where your home sits against current inventory, and a recommendation on timing based on what is happening in your specific price band — not a citywide average.
Jacob McCrackin is an Army veteran and a Colorado native, and he is the one who will contact you. If you want more background first, read our Colorado Springs selling tips or learn more about Jacob.
Market figures: Pikes Peak REALTOR® Services (PPAR), July 2026 report. Last updated September 8, 2026.