How Much Below Asking Price Should I Offer?
By Jeff and Lane Morrell · October 2026
The Morrell Group | eXp Realty
There is no set number. In late 2026 the right offer depends on the home's price, days on market, and competition. About 1 in 9 Colorado Springs listings has already cut its price (Elevate, Oct 19, 2026), and roughly a quarter of homes still sell above asking (Aug 2026 data), so each home is different.
What the market is doing
Our Elevate MLS numbers (Oct 19, 2026) show homes selling at about 100% of final list price after a median 39 days on market, with 356 of 3,232 active listings carrying price cuts. homesnearbasesllc.com (Aug 20, 2026) found just under half of El Paso County listings have taken a price cut and about 25% of homes still sell above asking.
A balanced market rewards offers justified by comps, not offers that are low on principle.
When offering below asking works
Below-asking offers make sense on homes that are overpriced, have sat longer than the 39-day median, need work, or have already taken a price cut. In those cases the list price is a starting point, not a target.
Use recent closed sales in the neighborhood as your anchor, and remember that a price cut is a signal the seller is ready to negotiate.
When below-asking backfires
Fresh, well-priced listings still move at or above list, especially under about $450,000, where competition is tightest. A lowball offer on a home priced right can lose to a strong offer at list or above.
If the home has multiple showings in the first week, assume other buyers are writing offers and price your offer to compete.
Anchor on comparable sales, not list price. Have your lender ready so your offer is clean and your pre-approval is attached, because in this market a strong offer with solid financing can beat a slightly higher one. We will pull the comps for the exact home you want and tell you straight what it is worth, then we write the offer together.
Here when you're ready, Jeff & Lane Morrell
- Elevate MLS market update, Oct 19, 2026, authored by Jeff Morrell
- homesnearbasesllc.com, Aug 20, 2026
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