Source: Pikes Peak REALTOR® Services Corp. (RSC), Sept 1-30, 2026, as reported by greatcoloradohomes.com. Mortgage rate: Freddie Mac PMMS, Oct 22, 2026. RSC does not guarantee accuracy.

The home you buy matters more than the home you sell

Most rightsizing conversations start with the house you are leaving. But the house you are buying decides whether the move feels like a relief or a mistake. I have seen people sell beautifully and then buy in a hurry because the old house went fast. Let’s slow that part down.

What the market gives you right now

According to Pikes Peak REALTOR® Services Corp. data for September 2026, the Colorado Springs median sale price was $479,000, essentially flat from a year ago. Homes averaged 53 days on the market, there were 4,253 active listings (about 4.6 months of supply), and new listings were down 2%. Freddie Mac’s 30-year average eased to 7.32% on October 22, down from 7.40% the week before.

For a buyer, that means you are not, on average, in a bidding war. You have time to inspect, ask questions, and negotiate. The well-priced, updated, single-level homes still draw attention, so do not assume every listing will wait for you. But you can afford to be picky. For reference, financing $200,000 at 7.32% runs about $1,374 a month in principal and interest, and $300,000 runs about $2,061. Many of my rightsizing clients bring enough equity from their sale that they finance far less than they did the first time.

Four things to check before you fall for it

1. Can you really live on one level?

A listing that says “ranch” can still have a steep driveway, three steps to the front door, and a laundry room in the basement. Westside Colorado Springs has plenty of split-levels and bi-levels that look single-level online. Walk the home as if you were carrying groceries in January. Primary bedroom, full bath, and laundry on the main floor is the target.

2. What will it really cost each month?

“Low maintenance” often means HOA dues, and dues vary a lot. Ask for the HOA documents before you get attached: monthly dues, what they cover, the reserve fund, and any special assessments. Then add insurance and utilities. A lower price with higher dues is not always the better deal.

3. Is it close to the life you want?

This is the neighbor question in reverse. You are leaving a street where people know you, so check where the new friendships will come from. Visit at different times of day. Walk the block and say hello. Figure out how far you are from your doctor, your grocery store, and the coffee shop you will actually use. Near Old Colorado City, for example, a lot of daily life is within a few minutes.

4. What will it cost to make it yours?

After two decades of renovating Westside homes, I can usually tell you what a fix costs before the contractor does. Older homes can hide roof wear, sewer line trouble, or a tired furnace, and Colorado homes should be tested for radon. With 4.6 months of supply, inspection findings are real negotiating leverage. Ask for repairs or credits, and do not feel rude doing it.

Your rightsizing buyer checklist

The part nobody puts on a checklist

Rightsizing is a change in identity as much as a change of address. You are leaving the kitchen where the holidays happened and the yard where the kids learned to ride bikes. It is normal to feel disoriented even when the move is the right call. As an SRES, I tell clients to choose a home that fits the life they want next, not a smaller copy of the one they had.

Give yourself permission to take a little time. Tour a few homes in different neighborhoods. Bring a friend whose opinion you trust. And when you find the right one, you will usually know.

Where I land

Buyers have more leverage than the rate headlines suggest, but leverage only helps if you use it. Check the stairs, read the HOA paperwork, test for radon, and visit the neighborhood twice. If you want a second set of eyes on a home you are considering, reach out here and let’s set up a no-pressure conversation. I will bring the checklist and a flashlight for the crawl space.

Frequently Asked Questions

How much home should I buy when I rightsize?

Start with the monthly number you are comfortable with, not the biggest price you qualify for. Add HOA dues, insurance, and utilities, then work backward. Many rightsizing buyers bring equity from the sale, so the loan, if any, is much smaller than the first one.

Should I buy before I sell my Westside home?

It depends on your finances and your tolerance for risk. With about 4.6 months of supply, sellers are more open to contingent offers than in a tight market, but it is not guaranteed. Talk to a lender early about options such as a bridge loan or buying with a sale contingency.

Are condos and townhomes in 80904 and 80905 a good rightsizing option?

They can be, especially for lock-and-leave living. Review the HOA documents carefully for dues, reserves, special assessments, and rental or pet rules. Ask what the dues cover, because it varies a lot from one community to the next.

Will rates drop soon enough to make waiting worth it?

Freddie Mac reported 7.32% on October 22, down from 7.40% the previous week and up from 6.19% a year ago. No one can reliably predict the next move. If you are financing very little, waiting may save you less than you think, while the right home may not wait for you.

How do I know if a single-level home will really work for me?

Walk it as if your needs were a bit greater than today. Check the entry steps, door widths, hallways, and whether the bathroom can handle a walk-in shower later. A home that works for you at 85 will certainly work at 70.