Are you trying to time your move in Colorado Springs but not sure when the market runs hottest or quietest? You are not alone. Seasonality shapes how many homes hit the market, how fast they sell, and how competitive offers become. This guide breaks down what to expect month by month, how local factors like PCS season and weather shape activity, and what that means for your strategy as a buyer or seller. Let’s dive in.

Colorado Springs seasonality at a glance

Colorado Springs follows a familiar real estate rhythm. Inventory and buyer traffic are lowest in winter, activity builds quickly in spring, peaks in late spring to early summer, then eases through fall and the holidays. The exact intensity shifts each year, but the pattern is reliable.

Winter quiet: January to February

Listing activity is at its lowest, and showings are lighter. You may see longer days on market and fewer multiple-offer situations. Buyers who are out there can negotiate more but will have fewer options to pick from.

Spring surge: March to April

New listings rise sharply as sellers target the spring launch window. Buyer traffic picks up at the same time, especially in popular price bands. Multiple-offer scenarios begin to reappear as momentum builds.

Peak months: May to June

These months often see the most listings and closings. Days on market tend to shorten, and the sale-to-list price ratio can tighten toward asking price in active segments. Well-prepared listings in desirable areas can attract strong attention.

Mid-summer shifts: July to August

New listings continue, but buyer activity can soften in mid-summer for some segments. Military PCS moves are a major driver during these months, adding both supply and demand. Timelines often matter more than small price differences for PCS participants.

Fall deceleration: September to October

Activity steps down from summer levels. Serious buyers who want to close before year-end stay active, and inventory usually remains above winter lows. Well-priced homes still move, but the pace eases.

Negotiation season: November to December

Listings and buyer traffic drop as holidays approach. Buyers who remain active may find more room to negotiate, though new inventory choices are limited. Sellers who list now should plan for longer market times and thoughtful pricing.

What drives timing locally

Several local forces shape the seasonal curve in Colorado Springs and greater El Paso County. Understanding these helps you plan your listing or purchase with greater confidence.

PCS moves shape summer

Colorado Springs hosts major military installations, including Fort Carson, Peterson Space Force Base, and Schriever SFB. PCS flows concentrate in late spring and summer, commonly peaking June through August. That timing increases both listings from outgoing service members and demand from incoming households. Sellers may weigh quick and clear timelines heavily, and buyers often prioritize contract certainty.

School calendar reinforces spring

Many families aim to move between school years. Listings and closings are often timed to wrap up by late summer so students can start the new year in place. This reinforces the spring surge and summer closings.

Weather and access

Periodic winter snow and cold snaps can reduce open-house traffic and delay new listings. As spring arrives, sellers use improving weather to finalize exterior prep and bring properties to market with stronger curb appeal.

Builders and jobs

New-home construction across El Paso County can moderate the seasonal swings by adding inventory in more months. Employment shifts and mortgage rate changes also influence demand, which can amplify or soften the expected spring peak.

How seasonality shows up in the metrics

You see seasonality most clearly when you track monthly market data over several years. Even without exact numbers, the typical patterns are consistent.

New listings and inventory timing

New listings are lowest in winter, climb in spring, and often peak in late spring or early summer. Active inventory tends to lag new listings and can peak slightly later, then ease into fall.

Days on market and pricing power

Days on market are usually longest in winter and shortest in late spring to early summer for competitive price tiers. As DOM shortens, pricing power shifts toward sellers and sale-to-list ratios tighten.

Multiple offers and contingencies

Multiple-offer situations cluster in spring and summer, especially in entry and mid-tier price bands and in highly sought-after areas. Stronger offers may trim contingency windows or adjust appraisal terms, but prudent due diligence remains common.

Advice for sellers in El Paso County

Listing strategy is a mix of timing, preparation, and pricing. Your plan should fit your goals and your property’s segment.

Best timing and prep timeline

If you can choose, aim to list in early spring, generally March through May, to capture the largest buyer pool. Use winter for prep, including staging, repairs, and professional photography, so you can launch cleanly. If a PCS or job change dictates timing, lean into clear timelines, flexible occupancy, and targeted pricing to attract serious buyers fast.

Pricing and presentation tips

• Price competitively in spring to meet the market where buyer demand is strongest.
• In winter, anticipate longer DOM and consider strategic updates that improve first impressions.
• Leverage professional staging and high-quality photography to separate your home from similar listings.

Contract terms to leverage

• Offer clear occupancy terms, such as a rent-back or flexible closing window, to expand your buyer pool.
• Be explicit about key dates so PCS and relocating buyers can align their move.
• Expect standard contingencies year-round, with potential for stronger terms during spring.

Advice for buyers, including PCS planning

Your optimal window depends on whether you value choice, price leverage, or speed. Align your approach with the calendar and your needs.

When selection is best

Spring and early summer deliver the most options. Be ready for faster decisions in active neighborhoods and price bands. Get pre-approved and align inspection and appraisal timelines before you start touring.

When leverage is strongest

Late fall and winter can offer better negotiation power due to fewer competing buyers. You may trade some selection and expect longer gaps between new listings, but motivated sellers are more common.

PCS strategies for fast moves

Start early and plan ahead. If you are arriving during PCS season, expect competition and tight timelines. Consider virtual tours, preemptive or well-structured offers, and a clear plan for appraisal and lender turn times that can slow during peak months.

Strategy by price band

• Entry and mid-tier: Prepare for shorter DOM and possible multiple offers in spring. Have your pre-approval ready and be decisive on well-matched homes.
• Luxury market: Expect smaller inventory and longer marketing windows. Target properties that fit your must-haves and use precise terms tailored to the home’s unique features.

Broadmoor and Cheyenne Mountain insights

These south and southwest Colorado Springs micro-markets lean more luxury and lifestyle. Inventory is smaller, and each home tends to be more unique, which changes the seasonal feel.

Luxury cadence and expectations

Seasonal spikes exist, though counts are smaller due to lower turnover. Days on market can be longer, especially for homes with specialized features. When a well-prepared property launches in spring, it can still capture strong attention.

Targeted marketing and timing

In these areas, listing strategy and presentation matter a great deal. Focus on views, lot, privacy, and lifestyle photography. Aim for spring exposure where possible, and build a deliberate pre-market plan to reach relocating buyers who are planning months ahead.

Plan your year by month

Use this quick timeline to map your move or sale.

• January to February: Sellers, complete repairs, staging plans, and photography so you can be first to market in spring. Buyers, firm up pre-approvals and watch for motivated winter sellers.
• March to April: Sellers, launch with crisp pricing and strong marketing. Buyers, expect more competition and move quickly on well-matched homes.
• May to June: Peak activity. Sellers, manage showing volume and be ready for strong offers. Buyers, set clear offer terms and coordinate lending and inspections to avoid delays.
• July to August: PCS activity adds both listings and buyers. Sellers, highlight flexible occupancy. Buyers, expect time-sensitive negotiations and be ready for quick decisions.
• September to October: Activity eases. Sellers, use accurate pricing to stand out. Buyers, keep watch for price reductions and homes that need fresh attention.
• November to December: Leaner inventory but more negotiation room. Sellers, plan for longer DOM. Buyers, look for value and be patient on options.

What could change this year

Mortgage rate shifts can amplify or blunt the typical spring surge. Major employer changes or one-time events can alter demand unexpectedly. In smaller luxury submarkets like Broadmoor and Cheyenne Mountain, single sales can skew averages, so it is best to look at multi-year trends rather than one month in isolation.

Next steps

Whether you are planning a spring launch, navigating a summer PCS, or hunting winter value, timing your move around Colorado Springs seasonality can save time and stress. If you want a personalized plan, market prep checklist, or a no-pressure home value review, connect with a local expert who lives this calendar every year. Reach out to Marci Clark for hands-on guidance, including buyer and seller representation, a comparative market analysis, and proven PCS coordination.

FAQs

What is the best month to sell in Colorado Springs?

• Early spring through early summer is typically strongest for traffic and faster days on market, with March to May often delivering the best exposure for many price bands.

How does PCS season affect home sales in El Paso County?

• PCS moves peak in summer, which adds both listings and buyers. Timelines become more important, and clear closing dates or occupancy flexibility can improve your results.

Is winter a good time to buy in Colorado Springs?

• Yes, if you value negotiation leverage over selection. Inventory is leaner in winter, but competing buyers are fewer, which can open price or term opportunities.

How do Broadmoor and Cheyenne Mountain differ seasonally?

• These micro-markets have smaller, more luxury-leaning inventories with longer marketing windows. Spring listings still draw strong attention, but counts are lower and trends can vary by property type.

What offer terms help during the spring surge?

• Clear financing, tight contingency timelines, and flexible closing or rent-back options can make your offer stand out, especially when multiple offers appear.

When should a military buyer start home search planning?

• Start 60 to 90 days before arrival. Get pre-approved, review neighborhoods and commute needs, and use virtual showings to shortlist homes before you land.