Colorado Springs Realtors | Top Real Estate Agents CO

📊 **Current Pricing:**

• Entry-level markets: $280K-$380K (condos, townhomes, older ranches in Security-Widefield)
• Mid-range: $380K-$650K (most transactions happen here, suburban 3-4 bedrooms)
• Premium: $650K+ (custom builds, golf course properties, mountain views)

📈 **Market Trends:** Inventory is the story. We're sitting at 1.8 months supply when 6 months is balanced. Days on market averaged 28 in 2024, down from 45 pre-pandemic. Cash offers made up 32% of purchases—mostly California equity refugees and military families with savings. Interest rates hovering around 7.1% killed some buyer demand, but not enough to balance things out. Seasonal patterns are wild here. Spring market starts in February (earlier than most places) because military families get PCS orders and need to move by summer. July-August sees a second wave of activity. Winter? Dead. January 2024 had 67 closings total—February had 284. 💰 **What People Are Spending:**

1. First-time buyers: $350K average, mostly using VA or FHA loans
2. Military relocations: $425K average, often purchasing sight-unseen
3. California transplants: $485K average, frequently all-cash
4. Luxury market: $750K+ average, growing segment from tech/aerospace money

Wait times to close? Conventional loans run 35-40 days. VA loans can stretch to 50+ days because of appraisal backlogs—there's only so many VA-certified appraisers here.

**Economic Indicators:** Population growth hit 2.1% annually—that's 15,000+ new residents each year who need somewhere to live. Major employers beyond the military include Amazon (fulfillment center), Vanguard (customer service hub), and the expanding aerospace cluster around Schriever Space Force Base. Downtown revitalization projects like the Olympic Museum and Weidner Field brought $200M+ in development. **Housing Market:** - Median home value: $425,000 (up 8.2% year-over-year) - New construction permits: 3,847 units in 2024 vs 3,124 in 2023 - Rental vacancy rate: 4.1% (tight but not crisis-level) - Months of inventory: 1.8 (severe shortage) **How This Affects Realtors:** Look, it's a seller's market masquerading as normal. Agents spend more time managing buyer expectations than actually showing houses. Multiple offers are standard—I've seen 12 offers on a basic ranch in Fountain. Good agents pre-qualify buyers hard and have backup properties ready because first choices rarely work out. The military angle creates unique challenges. PCS moves happen on government timelines, not market convenience. Agents who understand VA loans, BAH rates, and base housing waitlists have huge advantages. They're essentially counselors helping families navigate the biggest purchase of their lives while dealing with deployment stress.

**Weather Data:**

• ☀️ Summer: Highs 75-85°F, afternoon thunderstorms common, hail season May-August
• ❄️ Winter: Lows 15-25°F, highs 35-45°F, chinook winds can hit 80+ mph
• 🌧️ Annual precipitation: 16.5 inches (high desert climate)
• 💨 Wind/storms: Hail damage affects 15-20% of properties annually, chinooks cause rapid temperature swings

**Impact on Realtors:** Peak season runs March through September when weather cooperates for showings and moves. Winter listings sit longer—buyers don't want to trudge through snow to see houses. Hail season (May-August) creates insurance nightmares. Smart agents check recent hail maps before listing and disclose any roof damage upfront. Afternoon thunderstorms kill showing schedules. You plan six appointments, then lightning shuts everything down at 2 PM. Mountain weather changes fast—I've seen snow in May and 70-degree days in January. **Homeowner Tips:**

• ✓ Schedule roof inspections after major hail events (check insurance claims in your area)
• ✓ Budget for higher heating costs—elevation and wind make winters expensive
• ✓ Consider whole-house surge protection—lightning strikes are frequent at this altitude
• ✓ Plant drought-resistant landscaping—watering restrictions happen most summers

**License Verification:** Colorado Division of Real Estate handles all licensing. Active agents must complete 24 hours continuing education every three years. You can verify licenses at colorado.gov/dora/real-estate—search by name or license number. Brokers need additional education and experience requirements. **Insurance Requirements:** - Errors & Omissions insurance: $100,000 minimum (most carry $1M+) - General liability varies by brokerage - MLS access requires active license and association membership ⚠️ **Red Flags in Colorado Springs:**

1. Agents pushing overpriced listings in "up and coming" areas like Fountain or Security—these markets haven't actually arrived yet
2. Dual agency without clear disclosure—representing both buyer and seller creates conflicts
3. Pressure to waive inspections or appraisals—even in hot markets, you need protection
4. Agents unfamiliar with military benefits—VA loans have specific requirements they should know cold

**Where to Check Complaints:** - Colorado Division of Real Estate (formal disciplinary actions) - Better Business Bureau of Southern Colorado - El Paso County Consumer Protection (local issues) - Google reviews, but take extreme praise/criticism with skepticism