November 2026 Market Update
What this month's MLS data is actually saying about housing trends in Monument, Black Forest, and Northern Colorado Springs - and what it means if you're thinking about making a move.
There are 693 listings on the market right now across Monument, Black Forest, and Northern Colorado Springs. 594 are active. 99 are pending or under contract. The median asking price across all of it sits at $768,000.
61.8% of those active listings have already taken at least one price cut. Median days on market across active inventory is 93 days. The listings that have moved pending or under contract reached that status at a median 70 days — roughly three weeks younger than the active pool, but still well past the quick-turn pace that defined spring.
That's the pricing story on the active side. The sellers who priced accurately are the ones who have gone pending or under contract. The sellers testing optimistic numbers are the ones carrying the 61.8% reduction rate on the active list.
The gap between active and pending-or-under-contract DOM is still the leverage story — roughly three weeks separates the median listing waiting for an offer from the median listing that just received one. But the whole range is longer than it was earlier in the year.
The pace of a serious offer process right now is six to ten weeks for a well-priced home. Longer for anything that needs a price adjustment on the way. Sellers coming to market now should plan around a two-to-three-month listing window — not the four-to-six weeks that was common in spring.
From November 2025 through October 2026, 1,466 homes closed across Monument, Black Forest, and Northern Colorado Springs. The median sale price came in at $730,000. Median $/sqft at close: $223. Median days on market: 38. Sale-to-list ratio: 99%. End-to-end timeline — from listing date to closing date — came in at a median 76 days.
The yearly picture is steadier than the active snapshot suggests. The active data shows a market cooling in real time. The twelve-month closed data shows one that has absorbed that cooling without a dramatic repricing. Both are true at once. The gap between them is where most of the useful conversation lives.
57.2% of closed sales over the last 12 months included seller concessions. Median amount when present: $10,000. Mean across all sales: $8,000.
Break it down by financing and the pattern is remarkably consistent:
- FHA buyers: 84% received concessions. Median $15,200.
- VA buyers: 68% received concessions. Median $12,000.
- Conventional buyers: 61% received concessions. Median $10,000.
- Cash buyers: 21% received concessions. Median $3,600.
Concessions are now structural to this market rather than situational. Sellers planning their net proceeds need to assume concessions are part of the deal. Buyers should know they're a legitimate tool, not a long shot.
Northgate Area (80921): 144 active listings. Median list price $774,500. Median closed sale $750,000 over the trailing 12 months. 63.9% of active listings have taken a price cut. 325 closed sales over the year, concessions on 56.9% of them. Median closed DOM: 35 days — the fastest-moving of the three areas.
Monument (80132): 234 active listings. Median list price $789,950. Median closed sale $767,500 — the highest closed-sale median in the service area over the trailing twelve months. 573 closed sales — the most volume of any area. Reduction rate on active listings is 66.7%, the highest of the three. 32-day median closed DOM.
Black Forest (80908): 315 active listings — more than the Northgate area and Monument combined. 45% of all active service-area inventory sits here. Median list price $725,000. Median closed sale $650,000 over the trailing twelve months — roughly $100K below the other two areas, but trading on larger lots and more rural character. 60.6% concession rate — the highest in the service area. 47-day median closed DOM.
What this means if you're selling
The pricing conversation matters more than it has at any point this year. A 62% reduction rate across active inventory isn't a market in trouble — it's a market where sellers who tested optimistic prices are now adjusting. Avoiding that adjustment is possible, but only through disciplined pricing from day one.
The second number worth planning around: concessions are not optional for most buyers right now. If your net-proceeds math assumes a sale at the list price with no concessions, that math is wrong by $10K to $15K depending on who writes the offer. Build concessions into your pricing strategy upfront, not into your negotiations at the end.
The leverage has shifted toward you more than it has in years. 62% of active listings have already shown their hand on price. Many will adjust again. Concessions are available on more than half of closings. In 80908 specifically, there is real room to negotiate on both price and structure.
The one thing to watch: 99% sale-to-list ratio is still the median. That's after price cuts, after negotiations, after concessions. The headline list price is almost always where the deal lands, not where it starts. Build your offers accordingly.
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