Welcome to the start of September 2026 in Colorado Springs. The aspens are starting to turn, the air has that crisp mountain edge,and the calendar is packed with the best of a Colorado fall. Here is your early September 2026 update: where the market stands heading into autumn, the events that will define the next six weeks, new businesses opening around town, school news that matters if you are buying near top districts,and what all of this means for you.

A lot has changed even since my last update in late August. Let's get into it.

Market Snapshot: Heading into Fall 2026

The market data I tracked through late August remains the most current available as of this writing,and it continues to describe a balanced,buyer-friendly Colorado Springs market. Here is where things stand as we turn the calendar to September:

Median home price: ~$467,000-$495,000. Figures vary by data source, but every source agrees the median has stabilized in the $460s-$490s after the post-pandemic settling. The average sale price runs around $577,000. Prices are far more predictable for buyers and sellers than they were a few years ago.
Days on market: 49-58 days. A measured pace that gives buyers time to compare options and gives sellers time to position their homes well. Well-priced homes in strong neighborhoods still move faster than the average.
Active listings: ~5,758. Inventory remains elevated year-over-year,with roughly 54% of listings having seen a price adjustment at some point. That is the single most important stat for sellers: price it right from day one.
Months of supply: 4.4. Firmly in balanced-market territory,trending buyer-favorable without being skewed. About 14% of homes still sell above asking,showing demand remains healthy for the right property.

For a full neighborhood-by-neighborhood breakdown, visit my complete market report page.

Fall Events: Your Next Six Weeks

September and October are arguably Colorado's best months. Here is the can't-miss lineup across the region:

September Highlights

Labor Day Lift Off. September 5-7 at Memorial Park,with the Pikes Peak Ascent backdrop. Free,family-friendly,and absolutely gorgeous. Commonwheel Artists Co-Op's 52nd annual Labor Day Art Festival runs concurrently in Manitou Springs.
Dahlia Days at Gather Mountain Blooms. September5 and12. U-pick dahlias with the Front Range as the backdrop,a new favorite for date day or family afternoon.
Pawtoberfest. September 12. Beer,live music,and dogs,a fundraiser benefiting local animals. Bring the whole family,leashed pups included.
Cruise Above the Clouds. September 12-13 in Woodland Park. Classic cars,aircraft,and mountain views. Combine it with a drive up to the mountains while the fall colors build.
Pikes Peak Regional Air Show. September 19-20 at the Colorado Springs Airport,headlined by the U.S. Navy Blue Angels plus historic warbirds and modern jets. This is one of the biggest spectator events of the fall anywhere in the region.
Mabon Festival, the 4th Annual Autumn Equinox Celebration. September 20 at Bancroft Park in Old Colorado City. A community celebration of the equinox with music,food,and a harvest atmosphere in one of the Springs' most walkable neighborhoods.
Oktoberfest season begins. Colorado Springs Oktoberfest at Phantom Canyon Brewing,and Goat Patch Brewing's Oktoberfest heat, both on September 26,followed by Pikes Peak Oktoberfest at Hillside Gardens & Event Center on September 29. Then Biergarten in Bloom,the 2nd Annual Oktoberfest at Gather Mountain Blooms, on October 3-4. German food,craft beer,and stein-holding: prost!
Pikes Peak Center fall lineup. The Rock Orchestra by Candlelight on October 9,Jim Henson's Labyrinth in Concert on October 13,John Crist on October 11,Whitney Cummings on October 24,Sixtiesmania on October 20,and Edward Scissorhands Pops with the Colorado Springs Philharmonic on October 30-31. A strong season of concerts in the heart of downtown.

October Highlights

Pumpkinfest at Venetucci Farm. October 2. One of the region's most beloved harvest traditions,with pumpkins,hayrides,and farm fun for families.
Rocky Mountain Women's Film Festival. October 16-18. The country's longest-running women's film festival,held across Colorado Springs venues.
Emma Crawford Coffin Races. October 24 in Manitou Springs. The signature Keep Manitou Weird Halloween tradition,with costumed teams racing coffins down Ruxton Avenue. Pure Colorado Springs weirdness,and we mean it affectionately.
Pumpkins in the Park. October 24 on West Colorado Avenue. Carved pumpkins,costume contests,and community spirit.
Boo at the Zoo. October, dates to be confirmed. Cheyenne Mountain Zoo's family-friendly Halloween tradition,part of the zoo's centennial year calendar. Confirm dates closer to the event.
Woodland Park's Main Street Shop & Dine Passport. September 1-October 31. Rewards for shopping small and local up the mountain. A great excuse to make a day of it.

New Openings Around Town

The autumn season brings fresh reasons to explore different corners of the city:

L.L. Bean is opening its first Colorado Springs store. The outdoor retailer is taking over the former Container Store space at the Promenade Shops at Briargate. For a city that lives outdoors,this is a big one,and it adds another anchor to one of the most popular shopping districts in the Briargate corridor.
The Blue Star returns to Ivywild. The neighborhood-anchoring restaurant,closed since 2017,is targeting a third-quarter 2026 reopening. Look for it back before the end of September,and expect a crowd.
Surf Shack Indoor Wave Pool. The Northgate-area attraction near Topgolf is still on track to open later this year. Indoor surfing year-round: another Colorado in one day moment.
Guthrie's opened its first Colorado restaurant. The franchise put down roots at 1520 S. Nevada Ave, adding about 50 jobs and a new casual dining option on the south side.
Lolley's Ice Cream opened a second shop downtown. The Monument favorite now scoops at 216 N. Tejon St. A sweet addition to the revitalized Tejon corridor.
Columbia Bank opened its first Colorado Springs branch. More local banking options as the city grows.

School News: What Families Should Know

Schools drive neighborhood demand in Colorado Springs,and there is real news for the 2026-27 school year:

District 11's $775 million bond heads to the November ballot. The D11 school board voted in August to place a districtwide facilities bond before voters this November,the district's first major capital program in over 20 years. If approved,every D11 school is slated for building upgrades. For families considering central Colorado Springs,this is worth watching.
Two new charter schools open this fall. East Hills Academy opens on the Mann Middle School campus,and Spruce Community School opens as well. Ascend College Prep was also granted a full charter after five years as a contract school. More school choice strengthens neighborhoods.
A new school is being built on the Air Force Academy. Funded through the Department of Defense's Public Schools on Military Installations program,the roughly $54.2 million project replaces aging Academy District 20 facilities. Excellent news for military families stationed at the Academy.
New leadership across the county. Susan Field begins as Academy District 20's interim superintendent,and Steffanie Howell becomes Widefield District 3's first female superintendent.

Buying near a school district you love? I can match neighborhoods to districts,commutes,and budgets. That is a big part of what I do every day.

Tell me what you are looking for and let's narrow it down.

Development Tracker: The Latest

Here is where the big projects stand as September 2026 begins:

Banning Lewis Ranch: rezoning approved. The city's Planning Commission approved the rezoning of more than 1,100 acres for mixed-use development,clearing the way for up to 5,000 additional homes on the east side. This is a step forward from the plans-filed stage of July,and construction on new sections remains a possible 2027 start. Meanwhile Oakwood Homes continues active new-home building,including the Arrival Collection of 124 duet-style homes.
OneVela Tower: nearing launch. The 27-story,~400-unit downtown apartment tower continues to advance,with project reports noting it nears launch as of mid 2026. Ground-floor retail and structured parking are planned. It will be the tallest building in Colorado Springs,surpassing Wells Fargo by more than 50 feet.
Fort Carson housing redevelopment. Balfour Beatty Communities completed a $444 million refinancing to fund a multi-year program: demolition of about 300 older homes,construction of about 400 new modern residences,and renovation of 334 more. Combined with the anticipated 13,000+ new personnel,the south corridor's housing story only gets stronger.
I-25 Fillmore to Garden of the Gods: winding down. The $562 million acceleration and deceleration lanes project is expected to complete by early fall,ending years of overnight lane closures for north-side commuters.
Circle Drive bridges: final stages. The four-bridge replacement project remains on track for completion later this fall,easing a long-running chokepoint between the west and south sides of the city.

What This Means for You

If you are buying: Fall inventory in Colorado Springs traditionally brings motivated sellers: relocations,completed new builds,and people who want to close before the holidays. With roughly 4.4 months of supply and plenty of price adjustments on the books,you have genuine negotiating room. September and October are also gorgeous months to tour neighborhoods,when the aspens and the Front Range views do their best work. Get pre-approved,know your must-haves,and let's find your best home. .

If you are selling: The fundamentals have not changed: pricing right from day one and presenting your home well are everything in this market. With roughly 54% of listings carrying price reductions,buyers are disciplined. Homes that hit the market accurately priced and marketed effectively still get offers,and the ~14% that sell above asking prove demand exists for the right property. If you want to sell before the holidays,the conversation should start now,not in November.

If you are relocating or investing: The long-term story keeps strengthening: Banning Lewis Ranch's approved expansion,OneVela's downtown tower,Fort Carson's housing redevelopment,and now D11's record bond push all point to a city investing heavily in itself. Neighborhoods that pair strong schools with infrastructure investment tend to reward patient owners over time. The Pikes Peak Regional Air Show weekend is also a perfect time to fly in for a first visit: experience the energy,tour neighborhoods,and see for yourself why people move here.

Whether you are buying,selling,investing,or just curious about what is happening in Colorado Springs,I am here to help. Contact me today and let's talk about your real estate goals. Thank you,talk to you soon!

Early September 2026: Colorado Springs Fall Events, New Openings & What's Ahead