Even though the Covid pandemic has not ended, the Colorado Springs housing market continues to break all records. The real estate market has reached record highs, with a scarcity of available homes. The Colorado Springs real estate market is suffering from a severe lack of inventory, with fewer homes for sale than this time last year. The “Months Supply of Inventory” is 0.5 as of March 2022, a 0 percent improvement from the previous year.
In March 2022, single-family home sales in El Paso county increased by 1.1% while new listings increased by 13.6% year over year. The median sales price has reached a new peak of $480,000, which is +16.8% higher than last year. Total available properties for sale also increased by 9.6% year-over-year which amounts to 0.5 months of supply. Months of supply is a good indicator of whether a particular housing market is favoring buyers or sellers. Typically, a market that favors sellers has less than 6 months of supply, while more than 6 months of supply indicates an excess of homes for sale that favors buyers.
The median list price of homes in Colorado Springs was $435,000, trending up 14.5% year-over-year (source: Realtor.com). The median listing price per square foot was $210. Sale prices also remain strong in Colorado Springs. The median sale price was $448,300. Homes in Colorado Springs, CO sold for 2.54% above the asking price on average in March 2022. The Sale-to-List Price Ratio was 102.54%.
Colorado Springs was a buyer's market last month, which means that the supply of housing is greater than the demand for housing. According to Realtor.com, the market had a total sales to total listings ratio below 0.12 which tends to favor buyers. Broadmoor has a median listing price of $822,500, making it the most expensive neighborhood. Park Hill is the most affordable neighborhood, with a median listing price of $325K. The median list price in East Colorado Springs is $400K, which represents a nearly 16 percent increase year-over-year.
According to Realtor.com, the 80916 zip code in Colorado Springs was the hottest in the country in 2021. The rankings take into account market demand—as measured by unique visitors per property on the website—and the rate at which homes sell in a particular market. The hottest areas are those that have high demand from buyers, in other words, lots of unique viewers per property, and fast-selling homes, an indicator of limited supply. The hottest zip code in the U.S. last year was ZIP 80916, East Colorado Springs, Colorado.
Here were the key findings for the 80916 zip code in Colorado Springs Housing Market:
- ZIP 80916 has 15,979 housing units, and the vacancy rate is 6.9%, lower than the U.S. average (11.4%).
- Among occupied homes,65.1% are single-family homes.
- 24.5% are multi-family homes or apartments, and the rest are mobile homes and other types of units.
- Among occupied homes,65.1% are single-family homes, 24.5% are multi-family homes or apartments, and the rest are mobile homes and other types of units.
- In 2021, unique viewers per property were up 36% year-on-year in this ZIP, which received 3.4 times as many views as the U.S. average.
- The median listing price in this ZIP was up 19.8% since last year, reaching $318,000.
- Despite the price growth, it is 36% lower than the Colorado Springs metro and 17% lower than the U.S, representing a very affordable housing market.
Colorado Springs Housing Market Trends 2022
Analyzing real estate data on a month-to-month basis gives you a much broader perspective of the direction in which a market is moving. We shall now discuss some of the most recent housing trends in the Colorado Springs area. We shall mainly discuss median home prices, inventory, and growth, which will help you understand the way the local real estate market moves in this region. Colorado Springs is a minimally walkable city with a population of approximately 415,281 people.
There is a high demand but low inventory in the Colorado Springs real estate market. Housing prices in Colorado Springs are still increasing because of this effect of supply and demand. Even before the Coronavirus pandemic hit the nation, Colorado Springs was experiencing record sales each month, and its local economy was doing great. The real estate market was on the verge of breaking all the past sales records.
According to Neighborhoodscout.com, a real estate data provider, three and four-bedroom single-family detached homes are the most common housing units in Colorado Springs. Other types of housing that are prevalent in Colorado Springs include large apartment complexes, duplexes, rowhouses, and homes converted to apartments.
Here's what housing data looked like in March 2022, which was released by the Colorado Association of REALTORS®. The sales data is for Single Family Homes in El Paso County, CO.
The median sales price was $480,000, up 16.8% from last year.
The average sales price was $546,047, up 16.0% from last year.
New Listings were up 13.6% from last year.
Sold Listings were up 1.1% from last year.
Percent of List Price Received = 104.1%, + 0.8%.
Days on Market Until Sale were 12, down from 13 days in 2021.
The inventory of Homes for Sale was up +9.6%.
Months Supply of Inventory was 0.5, unchanged from March 2021.
Colorado Springs Real Estate Market Forecast 2022
What are the Colorado Springs real estate market predictions for 2022? Let us look at the price trends recorded by Zillow over the past few years. Colorado Springs has a track record of being one of the best long-term real estate investments in the U.S. Since the last decade (April 2012), the typical home values in Colorado Springs have appreciated by around 141% (Zillow Home Value Index). The home values have gone up 24.7% over the past year and are currently holding at $477,192. ZHVI reflects the typical value for homes in the 35th to 65th percentile range.
Colorado Springs is a seller’s real estate market as there exists a limited supply of homes in Colorado Springs, and buyers are forced to compete often resulting in higher prices and/or quicker sales that tend to benefit sellers. In other words, based on the last month’s key housing market indicators, the demand is exceeding the supply, giving sellers an advantage over buyers in price negotiations. There are fewer homes for sale than there are active buyers in the marketplace.
Here is the visual representation of historical Colorado Springs Metro home prices and the forecast. The Colorado Springs MSA encompasses El Paso County and Teller County, Colorado.
- The typical value of homes in the Colorado Springs Metro Area is $478,106. Home values have gone up 24.1% over the past year and they will continue to rise over the next twelve months.
- Colorado Springs home values have gone up 24.7% over the past year and will continue to rise in the next twelve months.
- El Paso County home values have gone up 24.3% over the past year and will continue to rise in the next twelve months.
- Teller County home values have gone up 17.8% over the past year and will continue to rise at a similar pace in the next twelve months.
These numbers can be positive or negative depending on which side of the fence you are — Buyer or Seller? In conclusion, we can say that the Colorado Springs market is hot that it cannot shift to a buyer’s real estate market, in the long term. In a balanced real estate market, it would take about five to six months for the supply to dwindle to zero. In terms of months of supply, Colorado Springs can become a buyer’s real estate market if the supply increases to more than five months of inventory.
And that’s not going to happen. We can conclude that demand has not only recovered from the COVID-19 pandemic but has reached heights that make it very strong by any historical standard. The real estate appreciation rate in the latest quarter was at 8.22%, which equates to an annual appreciation rate of 37.14%, which is again a double-digit rate of appreciation. The local realtors also anticipate that home prices would rise due to tight inventory and pent-up demand Hence, Colorado Springs real estate market remains strong and skewed to sellers, due to persistent imbalance in supply and demand.
Real estate market forecasts given in this article are just an educated guess and should not be considered financial advice. Real estate prices are deeply cyclical and much of it is dependent on factors you can’t control. Many variables could potentially impact the value of a home in Colorado Springs in 2022 (or any other market) such as big changes in the distressed, new-construction, or luxury home segments. There are also a wide variety of economic and political factors that can and do impact real estate markets. Most of these variables are difficult to predict in advance.
Colorado Springs Real Estate Investment: Should You Invest?
Is Colorado Springs a Good Place For Real Estate Investment? Many real estate investors have asked themselves if buying a property in Colorado Springs is a good investment? You need to drill deeper into local trends if you want to know what the market holds for real estate investors and buyers in 2022. Let’s talk a bit about the Colorado Springs area before we discuss what lies ahead for investors and homebuyers. The Colorado Springs real estate market gets overlooked in favor of bigger markets like Denver.
However, Colorado Springs has several things in its favor for residents and real estate investors alike. Colorado Springs sits on the eastern side of the Rocky Mountains. Colorado Springs contains nearly half a million people. The Colorado Springs metropolitan area is home to around seven hundred thousand people. The Colorado Springs area is seeing continual, rather fast growth. Colorado Springs real estate has continued to appreciate faster than most of the markets in the US.
Conditions in the Colorado Springs real estate market seem to be in a sustainable, upward direction and show no signs of slowing down. Inventory is low and prices are increasing at a steady pace. The local economy is strong and mortgage rates remain low. Colorado Springs's real estate appreciation rate in the latest quarter was around 3.02%, which equates to an annual appreciation rate of 12.63%. You can either choose to invest in your future or market your home to potential buyers.
If you are looking to make a profit, you don’t want to buy the most expensive property on the Colorado Springs real estate market and expect to make a good profit on rents. Perhaps you are looking for a slightly different hold-over, an investment property in Colorado Springs that you might move into or sell at retirement in the future. Either way, knowing your profit potential and purpose is the first thing to consider. Let’s take a look at the number of positive things going on in the Colorado Springs real estate market which can help investors who are keen to buy an investment property in this city.
Colorado Springs is a Rental Market
Many people know that the Air Force Academy is located in Colorado Springs. However, the student market in Colorado Springs is both larger and more diversified than the military student population. The University of Colorado Springs hosts over twelve thousand students. Colorado College, Colorado Technical College, Remington College, Colorado Christian University, and the University of the Rockies are also located here. This provides a large, diverse student market that rents properties across the Colorado Springs real estate market.
U.S. News and World Report magazine discusses the large retiree community in Colorado Springs. The area’s abundant recreational opportunities and proximity to military services like commissaries and VA facilities explain why more than 10% of the population is retired – many of them military veterans and their families. Peterson Air Force Base sits on the eastern edge of town.
For Airbnb's attractability and business building, there are two huge military bases with Air Force, Naval Academy. Fort Carson, an Army base, is located within the city limits. The infamous Cheyenne Mountain is located just to the west of town. A side benefit of this diverse military market is that the Colorado Springs real estate market enjoys a large, permanent population of renters but without the wild swings that come with the rise and fall of a single military base’s fortunes.
Latest Rental Trends: As of April 15, 2022, the average rent for an apartment in Colorado Springs, CO is $1,100 which is a 13% increase compared to the previous year. Over the past month, the average rent for a studio apartment in Colorado Springs increased by 20% to $1,075. The average rent for a 1-bedroom apartment increased by 2% to $1,100, and the average rent for a 2-bedroom apartment remained flat.
- Two-bedroom apartments in Colorado Springs rent for $1,400 a month on average (a 12% increase from last year).
- Three-bedroom apartment rents average $2,000 (a 9% increase from last year).
- Four-bedroom apartment rents average $2,415 (a 12% increase from last year).
According to RENTCafe, 36% of the households in Colorado Springs, CO are renter-occupied. The average size for a Colorado Springs, CO apartment is 837 square feet with studio apartments being the smallest and most affordable, 1-bedroom apartments are closer to the average, while 2-bedroom apartments and 3-bedroom apartments offer more generous square footage. 48% of the apartment can be rented in the price range of $1,001-$1,500 while 36% fall in the price range of $701-$1,000.
The most expensive Colorado Springs neighborhoods to rent apartments in are Briargate, Northgate, and Central Colorado City. The cheapest Colorado Springs neighborhoods to rent apartments in are East Colorado Springs, Southeast Colorado Springs, and Northeast Colorado Springs.
The Landlord Friendly Market Compared to the Rest of the West
Colorado is almost as landlord-friendly as Arizona and Texas, but it is far more landlord-friendly than Nebraska, Kansas, or any West Coast state. Colorado allows you to quickly evict tenants who don’t pay their rent. Once you give them a demand for compliance, they have 72 hours to either pay up or move out. If that 3 day period expires and you go to court, the courts typically side with the landlord. After that ruling, the tenants have 48 hours to leave, and then local law enforcement will enforce the eviction order. Another major point in its favor is that you’re not required to get tenants a 24-hour notice before you visit the property.
Short-Term Rental Investment Opportunities
A city that’s within a stone’s throw of Pike’s Peak and the rest of the Rocky Mountains is going to attract tourists. Garden of the Gods is a very famous public park located in Colorado Springs. It was designated as a National Natural Landmark in 1971. It features stunning geological formations, rock climbing, nature trails, and the Garden of the Gods Visitor & Nature Center. Another major attraction is the US Olympic Training Center, located in Colorado Springs. Colorado Springs allows properties to be rented out on a short-term basis, but you must have a short-term rental permit and collect the appropriate taxes.
Colorado Springs’ regulations on short-term rentals are not as stringent, though, as those in nearby “tourist” towns like Breckenridge. Colorado Springs is a very Airbnb-friendly city. You can convert your property into an Airbnb vacation rental and rent it out to vacationers and tourists on a short-term rental basis. Owning a house near the Gardens of the Gods Park can prove to be a goldmine in building up your Airbnb rental business. For setting up an Airbnb business, there are lots of outdoor attractions, 3 hospitals, the Broadmoor hotel (historic hotel on a lake), 2 cute downtown streets with restaurants (downtown and colorado city), 90mins from Denver, and 2 hours from skiing in Breckenridge.
Their airport offers direct flights to many cities via Frontier & United. You can also co-host clients in Colorado Springs through profit sharing with landlords. You can charge landlords a start-up fee and 20% commission for co-hosting (finding clients and getting the property Airbnb ready). The controversial Airbnb ordinance was passed in November 2018 by the Colorado Springs City Council. Under the ordinance, property owners must apply for a license, pay taxes, and obey neighborhood rules. This came into effect on January 1st, 2019.
Colorado Springs' Strong Job Growth & Demographics Momentum
The Colorado Springs area boasted an unemployment rate of around 3% in 2018, more than a full percentage point less than the national average. People move here for work and the lower cost of living compared to more expensive Front Range cities. Industry sectors hiring people include hospitality and professional and technical services. The latter category is driven by defense contractors in the area.
Despite the very large population over the age of 65, Colorado Springs managed to have a median age of 34, several years below the national average. The tight labor market is drawing people to the area and keeping college graduates in the vicinity. This guarantees demographic momentum as young people stay here to buy homes and raise their own families, fueling demand for the Colorado Springs real estate market.
Colorado prides itself on cultivating high-tech jobs like California without the over-crowding or insane housing prices. Yet this has made the Denver housing market unaffordable for many people who work there. One solution for many is living in Colorado Springs and commuting an hour or more each way to work. Another solution that’s more readily available in Colorado than elsewhere is telecommuting.
Realtors in the Colorado Springs housing market are finding people buying houses even on the south side so they can find a property they can afford, then driving in one or two days a week to Denver. Conversely, the high price of a property in Denver is driving many businesses to move or expand south into the Front Range, bringing Denver’s jobs closer to the Colorado Springs housing market.
Steady Property Appreciation Forecast
Population growth in Colorado Springs has been just ahead of new home construction; housing permits in the Colorado Springs real estate market, for example, are not yet back at 2005 levels. This helps to explain why home prices have risen more than 40% in the past five years, though it is one of the most active housing markets in the country. This is partial because Millennials are the biggest group buying houses today, and the Colorado Springs real estate market is already loaded with them.
Millennials prioritize homes in walkable areas with access to public transit, but they value practical, usable homes oversize. This means well-designed condos and duplexes in the right areas are as attractive to them as a large house in the suburbs. However, the limited supply of homes on the market in Colorado Springs is keeping prices increasing faster than the rate of inflation. Ironically, the near-total lack of homes with negative equity in the Colorado Springs housing market has been considered one reason why prices are going up so fast.
Colorado Real Estate Investment Opportunities
Maybe you have done a bit of real estate investing in Colorado but want to take things further and make it into more than a hobby on the side. The Colorado Springs real estate market contains several large populations of renters, many practical reasons for people to move here from the surrounding area and across the country, and long-term factors that will drive growth for years to come. Forget the Mile High City and invest in the Colorado Springs real estate market.
Good cash flow from Colorado Springs investment properties means the investment is, needless to say, profitable. A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt. Therefore, finding a good Colorado Springs real estate investment opportunity would be key to your success.
The three most important factors when buying real estate anywhere are location, location, and location. The location creates desirability. Desirability brings demand. There should be a natural and upcoming high demand for rental properties. Demand would raise the price of your Colorado Springs investment real estate and you should be able to flip it for a lump sum profit.
The neighborhoods in Colorado Springs must be safe to live in and should have a low crime rate. The neighborhoods should be close to basic amenities, public services, schools, and shopping malls. As with any real estate purchase, act wisely. Evaluate the specifics of the Colorado Springs housing market at the time you intend to purchase.
Some of the popular neighborhoods in Colorado Springs are Broadmoor, Old Farm, Colorado Centre, Kissing Camels, Downtown Colorado Springs, Falcon Heights, Cordera, Wolf Ranch, Rockrimmon, Old Colorado City, Fountain Valley, Old North End, Pikes Peak Park, Briargate and Flying Horse Ranch.
Here are the ten neighborhoods in Colorado Springs having the highest real estate appreciation rates since 2000—List by Neigborhoodscout.com.
- Fort Carson
- Fort Carson South
- Fort Carson West
- Fort Carson Northwest
- Fort Carson Southwest
- East Lake
- Spring Creek
- Patty Jewett South
- Gold Hill Mesa
Apart from the Colorado Springs housing market, you can also invest in Denver. Of greater importance to real estate investors in Denver is that the area is growing in population. The jobs are increasing and so are the number of renters. It is the largest and capital city of Colorado, home to roughly 700,000 people. The Denver metropolitan area is home to around 2.7 million people. The population has increased by 1.33% from 2019. The Denver-Aurora, Colorado statistical area is home to about three and a half million people.
It has a low unemployment rate of 2.3% as of Dec 2019, according to the U.S. Bureau of Labor Statistics. A third of the population of the Denver metro area rents. All these are excellent signs of investors looking to buy a rental property in Denver. Despite the recent cooling off, there are several reasons to consider a long-term investment in the Denver real estate market. Shortage of housing for a growing population, a strong economy & increasing jobs have been fueling the demand in the Denver housing market for the past many years.
The Boulder real estate market also puts you in reach of a great job market. The colleges foster high-tech startups. That keeps many college grads here after they finish school while attracting students in the first place. However, it is the offices of Big Tech firms like Google and Microsoft that are more attractive.
The Boulder housing market has also been bolstered by the presence of multiple government agencies like the National Center for Atmospheric Research and the National Institute of Standards and Technology. This makes Boulder a good place to start a scientific or technical career, especially if your goal is research. It also creates high-tech jobs almost immune to the state of the economy. And that's aside from the strong job market in Denver down the highway.
The Fort Collins area is another great market to invest in real estate. The area is growing both as an outer suburb of Denver and for its reasons, making it the fourth-largest city in the state. The city offers an ideal mix of jobs, affordable living, and a decent quality of life that will keep it strong for years to come. Fort Collins and several other cities on the Front Range hit the top ten list due to factors like relatively low cost of real estate in the Fort Collins housing market, high education levels, low taxes, and strong business incentives.
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.
NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in Colorado Springs, Colorado.
Consult with one of the investment counselors who can help build you a custom portfolio of Colorado Springs turnkey properties. These are “Cash-Flow Rental Properties” located in some of the best neighborhoods of Colorado Springs.
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Please do not make any real estate or financial decisions based solely on the information found within this article. Some of the information contained in this article was pulled from third-party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US. This article aimed to educate investors who are keen to invest in Colorado Springs real estate. Purchasing an investment property requires a lot of study, planning, and budgeting. Not all deals are solid investments. We always recommend doing your research and taking the help of a real estate investment counselor.
Market Prices, Trends & Forecasts
Reasons to Invest in Colorado Springs