May 2026 Real Estate Report
West Side Colorado Springs

ZIP Codes 80904 · 80905 · 80906 · 80907 · 80919  |  Data Period: Last 90 Days

Welcome to the May 2026 edition of the West Side Market Update — your monthly deep dive into what's actually happening in Colorado Springs' most distinctive neighborhoods. Whether you live in Old Colorado City, the Broadmoor corridor, or anywhere along the foothills west of I-25, this report is built from real MLS data so you can cut through the noise and understand exactly what your market is doing right now.

The West Side is in a genuinely split market right now, and that tension is showing up clearly in the data. On one hand, 357 homes sold in the last 90 days at a median price of $422,000, and the median days on market sits at just 25 — that's not a slow market by any definition. On the other hand, there are 451 active listings competing for that same pool of buyers, and 94 of those listings (roughly 1 in 5) have been sitting for more than 90 days without going under contract. What that tells you is that well-priced, well-presented homes are moving. The ones that aren't are being passed over, sometimes repeatedly.

The trend that deserves the most attention right now is the concession rate. Of the 357 closed sales, 57% involved the seller contributing money toward the buyer's closing costs, rate buydown, or repairs — with a median concession of just under $10,000. That's not panic, but it is a meaningful shift from the seller's market of 2021–2022 when concessions were almost unheard of. Sellers aren't giving the house away; the median sale-to-list ratio of 99% shows that final prices are still landing very close to asking. But they are increasingly being asked to help buyers across the finish line, and that trend is accelerating as the active inventory pile grows. ZIP 80904 continues to be the most competitive pocket of the West Side, with a median DOM of just 18 days — if you're buying there, you likely won't have the luxury of waiting around.

For homeowners thinking about whether now is the right time to sell, the honest answer is: it depends on how you price it and what condition it's in. The spread between the fastest-closing homes and the ones lingering on the market is dramatic — some sold in a single day, while others have been available for 8+ months. Buyers in May 2026 have real choices, and they know it. That means your home needs to stand out from day one. If you're buying, the good news is that you have options and negotiating room that simply didn't exist a few years ago. The 72 homes currently under contract are a healthy sign that deals are still getting done — the market hasn't frozen. It's just asking more of everyone.

⚠ Red flag indicates DOM over 90 days.  Showing a representative sample from each status category. Full MLS searches available at coloradopeakproperties.com.

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