Welcome to the back half of September 2026 in Colorado Springs. The aspens are peaking along the Front Range, the Oktoberfest season is about to kick into high gear, and the city marked a major milestone this month when the City Council approved the next big chapter of Banning Lewis Ranch. Here is your late September update: the fall event calendar, the community news that is reshaping neighborhoods, and where the market stands as we turn toward October.

If you have been following along with my updates, a lot has moved even since mid-September. Let's dig in.

Market Snapshot: The Most Current Numbers

As with my earlier fall updates, the figures I track through late August remain the most current published right now, since September closing data typically does not report until early October. Sources vary, but the picture is consistent and balanced:

Median home price: ~$467,000 to $495,000. The average sale price runs around $577,000. Most data providers agree the median has settled into the $460s to the $500s range, and prices are far more predictable than they were a few years ago.
Days on market: 49 to 58 days, with some competitive listings still moving in about 42 days. Buyers have time to compare; sellers have time to position well.
Active listings: ~5,758. Inventory stays elevated year over year, and roughly 54% of listings have seen a price adjustment at some point. That remains the single most important stat for sellers: price it right from day one.
Months of supply: 4.4. Balanced-market territory leaning toward buyers. About 14% of homes still sell above asking, so demand remains healthy for the right property.

I also want to flag the two-speed nature of this market. Well-priced, well-presented homes are still drawing multiple offers, while overpriced listings are sitting and taking reductions. The gap between the two is wider than it has been in years, which is exactly why working with a local agent who prices from real neighborhood data matters. For a full neighborhood by neighborhood breakdown, visit my complete market report page.

Events: The Rest of September & Into October

This is one of the busiest stretches of the year in the Pikes Peak region. Here is the can't-miss lineup:

Oktoberfest Season (September 25-27 & Beyond)

Colorado Springs Oktoberfest. Friday through Sunday, September 25-27 at the Western Museum of Mining & Industry, 225 N. Gate Blvd. Live music, German food and beer, family activities, and contests all weekend. Colorado's hometown Oktoberfest and a favorite annual tradition.
Goat Patch Brewing Oktoberfest. Saturday, September 26 at the Lincoln Center: stein-holding, wiener toss, a dog costume contest, and live music. A fun, low-key way to celebrate close to home.
Phantom Canyon PubCrawl. Saturday, September 26 downtown, tying the weekend together with a brewery crawl in the historic core.
Pikes Peak Oktoberfest. Tuesday, September 29 at Hillside Gardens & Event Center. Plus Biergarten in Bloom, the 2nd Annual Oktoberfest at Gather Mountain Blooms, on October 3-4. The season runs deep this year.

Early October

Arts Month kicks off October 1. Colorado Springs celebrates the arts all month with gallery shows, performances, and cultural events citywide. A wonderful excuse to explore downtown and the Old Colorado City art scene.
Colorado Springs Marathon. Saturday, October 3, the 13th annual race finishing downtown. A great spectator weekend in the urban core.
BuffaloGrass Music Festival. October 2-4 at Buffalo Lodge Bicycle Resort, with bluegrass, good food, and mountain vibes.
Rock Ledge Ranch Harvest Festival. Saturday, October 3, family-friendly fall fun at the historic site.
Switchbacks FC home matches. The Colorado Springs Switchbacks play at Weidner Field on October 2-3, with an Oakland Roots SC visit to close out the run.
Mark your calendar: Emma Crawford Coffin Races. Saturday, October 24 in nearby Manitou Springs, one of Colorado's most delightfully quirky traditions. Worth the short drive.

Community News: Developments Changing the Map

A few September stories are genuinely shaping neighborhoods and buy or sell decisions:

The Banning Lewis Ranch plan is officially approved. On September 8, the City Council approved a new plan to develop more than 1,100 acres of Banning Lewis Ranch, including roughly 5,000 planned homes, with construction already underway in parts of the east-side community. This is the biggest new-housing story in the region and cements Banning Lewis as the defining Colorado Springs community of the next decade.
New Accessory Dwelling Unit (ADU) rules are in place. The city's rewritten ADU rules now permit ADUs in all single-family residential zones, with no minimum lot size or parking requirements. For homeowners, that can mean rental income, a space for aging parents, or a home office. For buyers, it adds flexible living potential across many neighborhoods.
The housing conversation continues downtown. The City Council remains in an active discussion about the region's housing deficit, with estimates ranging from 13,000 to 27,000 homes short and a "missing middle" housing and zoning reform debate underway. More housing supply is a long-term positive for buyers.
Old Colorado City's future is being decided. On September 9, the Council voted to delay a decision on whether to dissolve the Old Colorado City Downtown Development Authority until its September 22 meeting, giving the DDA one last chance to make its case. A story worth watching for anyone interested in the west side.
Infrastructure work continues. The 31st Street Improvement Projects are in progress, and the Hancock Expressway segment is closed September 18 through October 3 for construction. Plan a little extra drive time on the east side through early October.

What These Developments Mean for Your Neighborhood Search

Two of these stories land in neighborhoods buyers keep asking about:

Banning Lewis Ranch (east side). With the plan formally approved and construction underway, this is where the region's biggest new-housing story is playing out. New construction, parks, trails, and a growing commercial district make it a natural first stop for buyers who want a brand-new home with long-term appreciation potential.
Old Colorado City (west side). Between the DDA decision on September 22 and the walkable art, dining, and historic-home character of the district, this remains one of the most distinctive neighborhoods in the city. If you value charm and a strong sense of place, it is worth a look now.

What This Means for You

If you are buying: Fall inventory traditionally brings motivated sellers, completed new builds, and owners who want to close before the holidays. With roughly 4.4 months of supply and over half of listings carrying price adjustments, you have genuine negotiating room. The new ADU rules also mean more homes can offer flexible income or multigenerational potential, which is worth factoring into your search. Get pre-approved, know your must-haves, and let's find your best home.

If you are selling: The fundamentals have not changed: price it right from day one and present your home well. With roughly 54% of listings carrying price reductions, buyers are disciplined, and the ~14% that still sell above asking prove demand exists for the right property. Motivated fall buyers tend to move faster when a home is priced accurately and marketed effectively. If you want to sell before the holidays, the conversation should start now, not in November. If you want a current estimate of what your home could bring, reach out and let's go through the data together.

If you are relocating or investing: The long-term story keeps strengthening. A 5,000-home Banning Lewis Ranch plan approved this month, new ADU rules across the city, an active downtown housing conversation, and continued annexations like the multi-thousand-home projects on the horizon all point to a region investing heavily in itself. Neighborhoods that pair strong schools with infrastructure tend to reward patient owners over time. This fall is also a beautiful time to fly in for a 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. Let's talk about your real estate goals. Thank you, talk to you soon!

Late September 2026: Colorado Springs Fall Events, New Developments & Market Update