Best Time to Sell in Colorado Springs: Seller's Guide

Thinking about selling your Colorado Springs home and wondering if you should wait for spring? You are not alone. Timing your listing can affect how fast you sell and how many buyers see your home. In this guide, you will learn how seasonality, military PCS cycles, and a few key metrics help you choose the best moment to list. You will also get clear action plans whether you want to sell now or aim for the spring peak. Let’s dive in.

Colorado Springs seasonality at a glance

Colorado Springs follows a familiar real estate rhythm across the year. Activity tends to peak in spring, stay solid into early summer, and slow through fall and winter. Your results depend on your price point, neighborhood, and how well your home is prepared.

Winter: slower but less competition

From December to February, new listings drop and there are fewer active buyers. Median days on market usually rise, and pricing can face pressure if your home needs work. The upside is less competition. If you price and present well, you can still attract serious buyers who need to move.

Spring: peak exposure and faster sales

From March through June, both new listings and buyer traffic are highest. You will likely see more showings, quicker offers, and stronger negotiating leverage when the market is tight. The tradeoff is more competition from other sellers, so presentation and pricing strategy matter.

Summer: strong early, easing later

July and August often stay active, especially early summer. As vacations start and families settle in, activity tapers. Inventory can remain elevated, which gives buyers more choice. In parts of El Paso County, military relocations help keep demand moving through summer.

Fall: steady but lighter demand

From September to November, activity usually cools after Labor Day. Buyers who need to close by year end stay engaged, but there are fewer of them. Days on market often inch up, and pricing can soften if supply outpaces demand.

PCS cycles shape demand

Colorado Springs is home to major installations, including Fort Carson, Peterson Space Force Base, and Schriever SFB, with the U.S. Air Force Academy nearby. Military moves add a predictable layer to local seasonality.

Why PCS matters here

Military families often time moves to the end of the school year. That funnels many relocations into late spring and early summer. PCS buyers tend to act decisively and may prefer quick closings. They often shop for 2 to 4 bedroom single-family homes and townhomes, which can tighten those segments.

Peak PCS months to watch

PCS activity often peaks from May through August. If you want maximum exposure to military buyers, listing in spring helps you catch those families planning summer arrivals. If you are military-affiliated and facing PCS deadlines, flexible timing terms can make your listing more competitive.

Neighborhood and product differences

Areas near Fort Carson and Peterson often see higher turnover and stronger demand for entry-level and mid-range homes. Higher-end or foothills properties can be less tied to PCS cycles and may follow a different timeline. Your best strategy is to look at hyper-local data for your neighborhood and price range.

Metrics that signal your moment

You can improve your timing by tracking a few simple metrics. Ask for a current CMA and your local stats from the Pikes Peak Association of Realtors (PPAR) and the MLS.

Months of inventory

Months of inventory (MOI) shows supply relative to sales. As a rule of thumb, less than 4 months favors sellers, 4 to 6 months is balanced, and more than 6 months favors buyers. If MOI is low in your segment and neighborhood, listing now can be smart even outside of spring.

Days on market and pending ratio

Falling median days on market (DOM) means homes are selling faster. The pending ratio, which is pending sales divided by active listings, shows how quickly homes are getting snapped up. A higher ratio supports a list-now case because buyers are active.

Price trends and mortgage rates

Review 3 to 6 month price movement in your micro-market. If prices and activity are steady or rising, you have a supportive backdrop. Also watch mortgage rates. Rising rates can reduce buyer purchasing power and urgency, while rate dips often bring more buyers back into the hunt.

Decide now vs wait: a simple framework

Use this quick framework to choose your timing. Combine market metrics with your personal deadlines and home readiness.

• If MOI is under 4 and DOM is falling: the market favors sellers. Listing now or early spring is usually advantageous.
• If MOI is 4 to 6 and you can wait 8 to 12 weeks: prepare now and aim for the spring peak in late March through May.
• If MOI is over 6 and DOM is rising: consider waiting if your timeline allows, while monitoring monthly for improvements.
• If mortgage rates are rising fast: listing sooner may help you capture demand before affordability tightens.

Plan if listing now (2 to 8 weeks)

Move quickly on the essentials that deliver the biggest return in a short timeline.

• Get a local CMA and a pre-listing consultation. Review comps, DOM, and buyer activity for your neighborhood and price range.
• Consider a pre-inspection to flag major issues before they derail a deal. Decide whether to repair or price accordingly.
• Complete quick, high-impact prep: deep clean, declutter, neutral touch-up paint, basic landscaping, and minor repairs. Focus on kitchens, baths, and curb appeal.
• Stage key rooms and book professional photography. Strong visuals improve online conversion and showing traffic.
• Launch with polished marketing and plan for one or two weekend open houses. Aim to list on a Thursday or Friday to maximize early showings.
• Offer flexible timing to capture PCS buyers. Consider leaseback options if you need extra time to move after closing.

If you want help funding prep work, ask about Compass Concierge. It can front the cost of select improvements that help your home shine, with reimbursement at closing.

Plan if waiting for spring (8 to 16+ weeks)

If you can time the spring peak, invest in presentation and readiness so you launch at full strength.

• Order a CMA and a pre-inspection now. Map out repairs, updates, and staging priorities early.
• Schedule contractors early. Spring calendars fill fast, so get on the schedule for paint, flooring, landscaping, and handyman items.
• Prioritize cost-effective upgrades. Fresh paint, lighting, hardware, and curb appeal often move the needle with a manageable budget.
• Stage and photograph about 1 to 2 weeks before you go live. Keep the home show-ready leading into launch.
• Target late March through May to catch the highest buyer traffic. Listing late in the week can concentrate weekend showings.
• Monitor MOI, DOM, and mortgage rates monthly. If conditions shift, your agent can adjust pricing and timing.

Time your move around the school year

If you want to move before the new school year, aim to close by late July or August. Work backward to set your listing date.

• Target closing by late July or August. Most contracts run 30 to 45 days.
• Go live by late May or June to hit that schedule. Prep must be complete at least 1 to 2 weeks before listing.
• If you list earlier in spring, build in buffer for repairs or negotiations.

Negotiation strategies in tight segments

When buyer demand is strong for your type of home, plan how you want to manage offers.

• Consider pricing for attention. A strategic price can draw more tours and create better leverage.
• Discuss escalation clauses and appraisal gap strategies with your agent if multiple offers are likely.
• Align timing with PCS needs. Flexible closing dates or short rent-backs can help you win on terms as well as price.

Common pitfalls to avoid

Steer clear of the most common timing and prep mistakes.

• Waiting too long to book contractors. Spring availability is limited, which can push you past your ideal window.
• Overpricing in winter. With fewer buyers, you need spot-on pricing and clean presentation to get action.
• Ignoring rate changes. Rapid rate moves can shift buyer traffic and affect your net.
• Skipping pre-inspection on older homes. Hidden issues discovered under contract can stall or weaken your negotiation power.

Ready to talk timing?

The best time to sell in Colorado Springs depends on your neighborhood, your price point, and your life timeline. Use seasonality and PCS patterns to your advantage, and let local metrics guide the final call. If you want a personalized plan and a clear path to market, connect with Harrison McWilliams for a free consultation. You will get a local CMA, a readiness checklist, and a marketing plan tailored to your goals.

FAQs

Is spring always the best time to sell in Colorado Springs?

• Spring usually brings the most buyers and faster sales, but your best time depends on your home’s condition, local inventory, and your personal timeline.

How much more could I get by listing in spring instead of winter?

• Spring often improves speed and leverage, but the dollar difference varies by neighborhood and market cycle; use a local CMA to estimate for your property.

How do military PCS moves affect my sale timing?

• PCS cycles typically peak May through August and can boost demand for entry-level and mid-range homes, which often shortens time on market.

What if I need to sell quickly because of a PCS or job transfer?

• Price competitively, complete high-impact prep, and consider flexible terms like leaseback or quick close to align with relocation timelines.

Which metrics should I watch before I list?

• Track months of inventory, days on market, pending ratio, recent price trends, and mortgage rates using PPAR/MLS reports and your agent’s CMA.