The Best Week to Buy a Home in 2026: Why It's Happening Right Now (Colorado Springs & El Paso County)

The question we hear more than any other is "when should I buy?" According to Realtor.com's 2026 Best Time to Buy report, the answer this year is literally this week: September 27 through October 3.

That window pairs the best seasonal pricing of the year with the most homes to choose from in a long while, and it lines up with a local market that has quietly shifted in buyers' favor. Here is what the national research found, what the El Paso County numbers actually show right now, and how to use this week if you are ready to make a move.

What the national data shows about this week

Realtor.com tracks home prices, inventory, and competition through the year to find the week when the pieces line up for buyers, and in 2026 they line up in late September. The key national findings from the report:

• Prices run about 3.5% below their seasonal peak during the week of September 27 through October 3
• That works out to roughly $14,000 in savings on a median-priced home around $416,000
• Inventory is up about 32% versus the start of the year (31.9% more active listings), giving buyers far more homes to choose from
• Competition is lighter than the spring peak, so homes you tour are less likely to turn into a bidding war

As Realtor.com senior economist Hannah Jones put it in the report's announcement, the week offers "more room to compare homes and negotiate with confidence." In our experience that matches what is happening on the ground: the house that drew fifteen showings in May might draw five this week, and that changes the conversation.

The local reality in El Paso County

National averages only take you so far. Here is what the Altos Research market report for El Paso County, CO shows as of September 26, 2026:

• Median list price: $524,900
• Median price of new listings: $479,950
• Price per square foot: $230
• Days on market: 97 on average, with a median of 70
• Price movement: 56% of listings have had a price decrease, while 1% increased and 9% were relisted
• Inventory: 3,072 active listings and rising
• Market Action Index: 33, which Altos classifies as a "slight seller's advantage," though it is cooling and has plateaued
• Median rent: $2,295

Let's be honest about the headline: this is still a seller's-leaning market overall, and that has not changed overnight. But the fine print matters. More than half of the homes on the market right now have already seen a price reduction, and inventory has grown to 3,072 and is still climbing. Sellers who started high are repricing, and that means more negotiating room for buyers this fall than we have seen in years.

What this means for you as a buyer

Put the two together and you get a real opportunity: the national sweet spot for pricing and inventory is happening in the same week that El Paso County has its deepest selection and most repriced listings in a long time. That is especially true in two places buyers should pay attention to right now.

Quick move-in homes. Homes sitting with the longest days on market tend to carry the most flexible pricing, and sellers are increasingly willing to talk about concessions rather than watch another week go by.

New construction. Builders are competing for buyers with rate buydowns, flex cash, and down payment assistance to move inventory before winter. We track builder incentives across El Paso County every week, and buyers should always ask what a specific builder is offering before they assume the published price is the whole story. Our September new construction incentives breakdown shows how deep some of these deals go.

The honest caveats

A good buying week is a starting point, not a promise. Affordability still comes down to the specific home and the rate you qualify for, and the timing varies by neighborhood and price point. A home priced sharply in a desirable school district can still go under contract in days, while a similar home across town sits for months.

The best week is a seasonal signal, not a guarantee. What matters most is being ready when the right home shows up: know what you can afford, have your financing lined up, and be prepared to move. There are no emergencies in real estate, but the buyers who win this window are the ones who arrive pre-approved and ready to write a serious offer.