October 2026 Market Update: Monument, Black Forest, & Northern Colorado Springs
What the data is actually saying about 80132, 80908, and 80921 right now — and what it means if you're thinking about making a move.
There are 786 listings on the market right now across our three service area zip codes. 630 are active. 90 are pending. 66 are under contract. The median asking price across all of it sits at $779,000.
60.3% of those active listings have already taken at least one price cut, with a median reduction of about 3.8% off original list. Median days on market across active inventory is 87 days. The listings that have moved to pending status sat for a median of 72 days before an offer landed. The ones under contract took 53.
That's the pricing story on the active side. Well-priced homes still outperform overpriced ones, but the whole range has shifted later in the calendar than it was earlier in the year.
The gap between active and under-contract DOM is still the leverage story — about a month separates the median listing waiting for an offer from the median listing that just received one. But the whole range is longer. The sellers who priced accurately are the ones with offers; the sellers testing optimistic numbers are the ones carrying 60.3% reduction rates on the active list.
The pace of a serious offer process right now is six to eight weeks for a well-priced home. Longer for anything that needs a price adjustment on the way.
From October 2025 through September 2026, 1,453 homes closed across 80921, 80132, and 80908. The median sale price came in at $728,000. Median $/sqft at close: $224. Median days on market: 37. Sale-to-list ratio: 99%.
That 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.
56.1% of closed sales over the last 12 months included seller concessions. Median amount when present: $10,000. Mean across all sales: $8,100.
Break it down by financing and the pattern is remarkably consistent:
- FHA buyers: 84% received concessions. Median $16,000.
- VA buyers: 66% received concessions. Median $12,000.
- Conventional buyers: 59% received concessions. Median $10,000.
- Cash buyers: 20% received concessions. Median $4,000.
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.
80921 (Northern Colorado Springs): 170 active listings. Median list price $780,000. Median closed sale $750,000 over the trailing 12 months. 64.1% of active listings have taken a price cut. 319 closed sales over the year, concessions on 54.2% of them. Median closed DOM: 35 days — the fastest-moving of the three zips.
80132 (Monument): 269 active listings — the middle of the three. Median list price $799,000 is the highest in the service area. Median sale price $755,000. Reduction rate is 65.4% of active listings, the highest of the three. 573 closed sales over the trailing twelve, the most volume of any zip. Monument carries the service area by sheer transaction count.
80908 (Black Forest): 347 active listings — more than 80921 and 80132 combined. 44% of all active service-area inventory sits here. Median list price $750,000, median sale $645,000. 60.2% concession rate — the highest in the service area. Median closed DOM 45 days — the longest of the three. 80908's acreage market reads buyer discretion more sharply than the suburban inventory elsewhere.
What this means if you're selling
The pricing conversation matters more than it has at any point this year. A 60% 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 $16K depending on who writes the offer. Build concessions into your pricing strategy upfront, not into your negotiations at the end.
What this means if you're buying
The leverage has shifted toward you more than it has in years. 60% 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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