We are deep into summer 2026, and a lot has changed in Colorado Springs just since last month. From a major expansion plan at Banning Lewis Ranch to a new affordable senior housing project, Fort Carson preparing for significant growth, and a flurry of trail and infrastructure projects — here is everything you need to know about what is happening in our community right now.

Whether you are a current homeowner, thinking about buying, or considering a move to the Springs, understanding these developments will help you make smarter real estate decisions.

Banning Lewis Ranch: Up to 5,000 New Homes Planned

The biggest news of the month comes from Banning Lewis Ranch, one of the largest master-planned communities on Colorado Springs' east side. Updated land plans filed in early July could add up to 5,000 additional homes to the development. Construction on the new sections could begin as early as 2027, starting with parkland establishment.

This is a massive vote of confidence in the long-term growth trajectory of the eastern corridor. For buyers, it means continued access to new construction with modern floor plans and community amenities in one of the city's most ambitious developments. For homeowners already in the area, it signals ongoing infrastructure investment and rising property values as the community matures.

Banning Lewis Ranch already features parks, trails, and a growing commercial district, and this expansion will cement it as one of the defining communities of Colorado Springs for the next decade.

Fort Carson Expansion: 13,000+ New Personnel Coming

In one of the biggest developments for the Colorado Springs housing market, Fort Carson is preparing for a major expansion expected to add approximately 13,000 military and civilian personnel along with an estimated 18,000 family members. This represents a significant increase in housing demand, particularly in the south and southwest corridors of the city.

If you own a home in Fountain, Security-Widefield, or southwest Colorado Springs, this expansion is highly relevant to your property's future value. For buyers — especially those using VA loans — the expanded base presence means more demand for neighborhoods with manageable commutes to Fort Carson, making areas like Fountain, the Ridge at Lorson Ranch, and south-central Colorado Springs increasingly attractive.

I work with military buyers every week. If you are PCSing to Fort Carson or any of the other Springs installations, my military buyer page has more detail on how I can help.

New Affordable Housing Underway

Affordable housing continues to be a priority across the city. Several projects are in active development:

Draper Commons at Lowell (Phase Three) — Construction began in spring 2026 on this 200-unit middle-class and mixed-income apartment project downtown, serving households earning 80%–120% of Area Median Income. This is part of a broader push to add nearly 500 middle-class housing units in the urban core.
Bentley Commons Phase II — 168 new affordable housing units have opened on the southeast side, developed by Partners in Housing with Greccio. A significant addition for families seeking stable, quality housing.
Arrowleaf Senior Housing — A brand-new affordable senior housing project on the southeast side will add 110 apartments and a new senior center in Phase 1. This is a major win for older adults looking to downsize while staying in the Colorado Springs community.
The Maverick (Monument) — Thompson Thrift plans to build 300 apartment units near Lewis-Palmer High School in Monument, adding rental options in the high-demand northern corridor.

Governor Polis also selected a Colorado Springs development for state affordable housing funding in June 2026, signaling continued state-level support for housing initiatives in our region.

Where the Market Stands Right Now

The Colorado Springs housing market continues to settle into a balanced rhythm as we move through mid-July. Here is what the data shows:

Median home price: $498,000 — The median price has held steady since mid-2025, reflecting a stable market without dramatic swings in either direction. The average sale price across the region is approximately $577,202, with the gap between median and average reflecting the mix of entry-level and luxury sales.
Median days on market: 60 days — The market has settled into a measured pace that benefits both buyers and sellers. Buyers can evaluate options without pressure, and sellers who price correctly and present their homes well are still finding buyers.
Active inventory remains elevated — With over 3,600 active listings heading into summer, buyers continue to enjoy more selection and negotiating room than they have had in years.
Forecast 2026: Market analysts project prices remaining flat to up 3% for the year, making this a market of steady, sustainable growth rather than boom or bust.

For a deeper dive, check out my full Colorado Springs market report with area-by-area breakdowns.

Infrastructure: Roads, Trails & Neighborhood Improvements

Several important infrastructure projects are moving forward or nearing completion this summer:

Airport Road & Powers Boulevard Diverging Diamond — This major interchange project is nearing completion, expected to be finished by late July 2026. Once open, it will dramatically improve traffic flow at one of the busiest intersections on the east side, benefiting commuters to Peterson Space Force Base and the Powers corridor.
Colorado Avenue Improvements (Old Colorado City) — Phase 1 of a test demonstration was implemented in early summer 2026. Full reconstruction and streetscape improvements are planned for 2027–2028, which will enhance the walkability and charm of one of Colorado Springs' most beloved historic districts.
Tejon Street Revitalization Project — A city collaboration with the Downtown Partnership to improve safety, accessibility, and pedestrian-friendly street design in the heart of downtown. This project is directly tied to the city's broader downtown economic development strategy.
I-25 Improvements (Fillmore to Garden of the Gods) — CDOT's work to add acceleration and deceleration lanes and reconstruct the bridge over Ellston Street is expected to complete by early fall 2026. Safer, more efficient access to the westside and Garden of the Gods.
TOPS 2026 Plan — The city unveiled its 2026 Trails, Open Spaces & Parks (TOPS) plan in January, and work is ongoing at Fishers Canyon Open Space and Snyder Quarry. The plan expands trail connectivity, improves accessibility, and protects open spaces for future generations.
Fox Run Nature Center — Grand opening targeted for early 2026, adding a new nature education and recreation facility for families.

What's Happening in July: Events & Community Notes

July in Colorado Springs is always busy, but there are a few notable things happening right now:

July 4th fireworks canceled — Due to extreme fire danger, all permitted July 4th fireworks displays were canceled citywide on July 1. A city-wide burn ban remains in effect. It was a disappointment for many, but safety comes first — and Colorado Springs residents showed understanding and solidarity.
Parks and Recreation Month — The city is celebrating July as Parks and Recreation Month with free events across the parks system. A great opportunity to discover new parks and trails in neighborhoods you may not have visited.
Pikes Peak or Bust Rodeo (July 14–18) — PRCA rodeo action, concerts, and community events at Norris Penrose Event Center. One of Colorado Springs' longest-running summer traditions.
Palisade Peach Fundraiser — Orders are being taken through July 15 for Colorado's famous Palisade peaches. A sweet local tradition that benefits community nonprofits.
Colorado Farm & Art Market — Running Wednesdays through October 9 at Alamo Square Park (3–7 pm). Fresh local produce, artisan goods, and live music in a beautiful downtown park setting.
Manitou Chamber Music Festival (through July 26) — World-class classical performances in intimate Manitou Springs venues. A gem of the summer arts calendar.
Summer Night Series in Old Colorado City — Free live music every Thursday evening in Bancroft Park through the summer. A neighborhood staple that brings the community together.
100+ Women Who Care Colorado Springs — Meeting July 15 at Patty Jewett, a local philanthropic group that has raised significant funds for area nonprofits.

Neighborhood-by-Neighborhood Snapshot

Here is a quick pulse check on what different areas of Colorado Springs are experiencing as we move through July:

Far East Side (Banning Lewis Ranch, Powers corridor): The biggest news of the summer — the 5,000-home Banning Lewis Ranch expansion. This area is shaping up to be the primary growth corridor for the next decade. New construction buyers should pay close attention.
Northeast (Briargate, Cordera, Wolf Ranch): Continuing steady demand driven by Academy District 20 schools. Cordera moves toward its final phases while Wolf Ranch remains active. Still the go-to area for families prioritizing education.
South/Southwest (Fountain, Security, Fort Carson area): The Fort Carson expansion is the story here. Expect growing demand from military families, which typically supports stable property values and strong rental demand in this corridor.
Monument / Northgate: Lewis-Palmer District 38 continues to be a top draw. The Maverick apartment project adds rental options, and Forest Lakes remains a popular newer community. Premium pricing reflects the school quality and mountain views.
Old Colorado City / Manitou / Westside: Colorado Avenue improvements and ongoing walkability enhancements are keeping this area desirable. Limited inventory means homes that come to market here are still getting strong interest.
Downtown / Central: Tejon Street revitalization and Draper Commons construction signal continued investment in the urban core. A growing mix of new apartments and historic homes gives buyers options at different price points.
Southeast: Bentley Commons Phase II and Arrowleaf Senior Housing are adding quality affordable housing options. The Ridge at Lorson Ranch continues to attract military families with newer construction and proximity to Fort Carson.
Falcon / Peyton: Wolf Ranch and Parcheron remain active with newer construction at competitive prices. This corridor offers excellent value for buyers who want modern homes without the higher price tags of the north end.

What This All Means for Buyers and Sellers

If you are buying: The combination of stable prices, good inventory levels, and a balanced market makes this a favorable time to buy in Colorado Springs. The major developments — Banning Lewis Ranch expansion, Fort Carson growth, and new infrastructure projects — all point to a city that is investing in its future. Buying now means getting in before the next wave of growth pushes prices higher. Whether you are a first-time buyer, a military family, or relocating from out of state, the conditions are in your favor.

If you are selling: The Fort Carson expansion alone is a strong signal that demand in certain corridors is about to increase significantly. If you own a home near Fort Carson, in the Powers corridor, or in the path of the Banning Lewis Ranch growth, your property is well-positioned. Pricing and presentation remain critical — the market still rewards homes that are marketed effectively and priced correctly from day one.

If you are investing: The rental market outlook is positive, especially in the Fort Carson corridor where occupancy is projected around 94% through 2026. Southwest El Paso County has shown positive rent growth, and the personnel increase at Fort Carson will add upward pressure on rental demand.

Have questions about how any of these developments affect your real estate plans? I am here to help. Contact me today and let's talk about your next move. Thank you, talk to you soon!

Colorado Springs Mid-July 2026: New Developments, Market Trends & What's Changing