Is El Paso County a Buyer Market or a Seller Market Right Now? (2026)
By Jeff and Lane Morrell · October 2026
The Morrell Group | eXp Realty
El Paso County is close to balanced this fall with a slight edge to buyers: about 4.9 months of inventory on October 19, 2026, roughly half of all listings carrying price cuts, and state home sales down 15.1% in September 2026. But buyer-friendly does not mean cheap homes; it means more choices, more time, and more negotiating room. Well-priced homes still sell fast.
The evidence
Our October 8, 2026 post counted more than 4,000 homes listed in the city with about half of El Paso County listings reduced at some point. The October 19, 2026 weekly data showed 4.9 months of inventory, and the September state report (released October 13, 2026) showed Colorado sales down 15.1% year over year with the Denver metro down 18.7%.
What did not happen
Prices did not drop. The median single-family home in El Paso County sold for about $484,700 in September 2026, up less than 1% from a year ago. A cooling market that is finding its balance, not a crash.
What it means for you
Buyers can compare neighborhoods, negotiate concessions, and do full inspections without the panic clock running. Sellers must price right from day one and present well, because against thousands of listings, an overpriced home just fades into the scroll.
We have worked every kind of market in 24 years, and this one is genuinely workable for both sides. Buyers, take your time but stay ready. Sellers, be the best-priced, best-presented home in your neighborhood and you will not sit. There are no emergencies in real estate, but there is a right strategy for each side.
Here when you're ready, Jeff & Lane Morrell
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