If you are searching for a top realtor in Monument or a Colorado Springs realtor to help you read this market before you buy or sell, here is the honest summer 2026 update I would give you sitting across my kitchen table. I live in Monument, I sell across Colorado Springs, Peyton, Palmer Lake, and Larkspur, and I spent years as a mortgage fraud investigator and loan underwriter before I ever wrote a listing. So I do not guess at numbers. I read them. And right now the Monument and Colorado Springs market is telling a clearer story than it has in a couple of years.
Let me walk you through what the data actually shows, what it means for you, and where the opportunity is this summer.
Where Monument Home Prices Sit Right Now
Monument is still the higher-priced anchor of the Tri-Lakes area, and that has not changed. Depending on which source you pull and how it slices the data, the single-family median in the 80132 zip is landing somewhere in the mid-$800s this summer, with typical home values across the broader Monument area closer to the high $700s. Both can be true at once. The median leans on what actually sold, and Monument sells a lot of larger acreage and custom homes that pull the middle upward.
Here is what that means for you. Monument is not one market. A turnkey home on a manageable lot in Jackson Creek behaves very differently from a custom build on five acres in the trees. If someone quotes you a single Monument number, ask them which Monument they are talking about. That distinction is where pricing strategy lives.
Colorado Springs Is the More Balanced Market
Colorado Springs is a different animal, and the gap is useful. The Colorado Springs median is sitting closer to the high $400s to right around $500,000 this summer, and the market has genuinely loosened. Homes are taking around 40 to 45 days to sell on average, up from the high 30s a year ago, and inventory has climbed to roughly three months of supply.
The most telling number I saw this month: price cuts hit a large share of active Colorado Springs listings, well over 40 percent. That is not a crash. That is a correction of expectations. Sellers who priced to last year's story are adjusting to this year's buyer. For a Colorado Springs buyer, that is leverage you did not have eighteen months ago. For a Colorado Springs seller, it is a reminder that the first price has to be the right price.
Days on Market Tell the Real Story
I pay more attention to days on market than to any single price figure, because it shows you how buyers are actually behaving. In Monument, homes moved slowly at the start of the year, sitting on the market well over two months in January, then sped up dramatically into spring, with well-priced homes going under contract in under a month by late spring and early summer. The sale-to-list ratio in Monument has held around 97 percent, and only a small slice of homes sold over asking.
Read that carefully, because it is the whole game. Priced right and in good condition, Monument homes are still moving quickly. Priced on hope, they sit. The buyers in this market are rate-sensitive and they are patient. They will reward a home that is turnkey and correctly priced, and they will wait out anything that is not.
What the Smaller Communities Are Doing
Monument and Colorado Springs get the headlines, but the communities around them are where a lot of my clients land, and each one moves to its own rhythm.
Peyton continues to draw buyers who want acreage and elbow room without the Monument price tag, and it remains one of the better values in the region for land. Palmer Lake stays tight and characterful, with limited inventory that tends to hold its value because so few homes come available at any given time. Larkspur, just over the line toward Douglas County, appeals to buyers who want trees, privacy, and a quieter pace while staying within reach of both Colorado Springs and the south Denver corridor. If you are relocating and you are not sure which of these fits your life, that conversation is exactly where I earn my keep.
A Note for USAFA and Relocating Families
Every summer I work with families connected to the Air Force Academy, and the rhythm of a military move is its own thing. If you are PCSing in or out this season, the loosening in Colorado Springs works in your favor as a buyer, and the still-quick pace in well-priced Monument means a seller can move on a realistic timeline. The key with any USAFA relocation is starting the conversation early, often before you are even on the ground, so we can line up financing, inspections, and closing around your report date instead of scrambling against it. I have handled enough of these from a distance to make it feel seamless, which is the whole point.
What I Would Do This Summer
Here is my measured take, underwriter hat on.
If you are buying in Colorado Springs, this is a real window. More inventory, more price cuts, and more time to make a sound decision without waiving your protections. Get your financing tight, then be patient and selective.
If you are buying in Monument, know that the good ones still go fast, so be ready to move on a turnkey home that is priced correctly, while staying disciplined on anything that is overpriced or needs work.
If you are selling anywhere in the region, price it to today, not to last year. The market is rewarding honest pricing and clean condition, and it is quietly punishing everything else. A strong first two weeks on market is worth more than an optimistic list price you will chase downward for two months.
None of this is hype. It is just what the numbers say when you actually sit with them.
Let's Talk Through Your Move
I am Karie McLain, a Monument-based, top-producing real estate agent serving Monument, Colorado Springs, Peyton, Palmer Lake, Larkspur, and the surrounding Pikes Peak region. Before real estate I was a mortgage fraud investigator and loan underwriter, and that behind-the-scenes background shows up in how I guide every client, from start to finish, with concierge-level care. Because luxury is an experience, not a price point.
If you want a straight, no-hype read on your specific situation in Monument or Colorado Springs, comment MONUMENT below or send me a message and I will point you in the right direction.
Warm Regards,
Karie
Karie McLain
Monument and Colorado Springs REALTOR® with eXp Luxury, former mortgage fraud investigator and underwriter, Certified Luxury Home Marketing Specialist and Military Relocation Professional. Luxury is an experience, not a price point.
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