🏠 IMPORTANT MARKET UPDATE FOR COLORADO SPRINGS SELLERS - NOVEMBER 2025
Hi Friend,
November just proved something I've been tracking for months: the sellers who waited are getting rewarded
with better conditions.
But here's what most homeowners don't realize—this window won't last.
You have approximately 60-90 days to capitalize on what November's data is showing before the spring
competition surge begins.
Let me break down exactly what's happening and why timing matters.
— Erik Galloway, The Galloway Group
📊 NOVEMBER'S SURPRISING MARKET SHIFT
Here's what happened last month that changes everything:
New listings dropped 36.3% — only 885 homes entered the market compared to 1,389 in October.
Your competition decreased 9.3% — active inventory fell from 3,918 to 3,555 homes.
Prices rose 3.9% — median jumped from $473,500 to $491,990 - (Kind of crazy 😳 I know!)
Market conditions improved for sellers — months supply dropped from 4.5 to 4.2 (moving back toward
seller's market).
Translation: Sellers pulled back. Inventory tightened. Prices responded accordingly.
🔥 NOVEMBER MARKET REALITY (Single Family Homes)
🔹 Homes Sold: 837 (↓ 4.5% from October)
🔹 New Listings: 885 (↓ 36.3% from October)
🔹 Active Inventory: 3,555 (↓ 9.3% from October)
🔹 Median Price: $491,990 (↑ 3.9% from October)
🔹 Average Price: $551,605 (↑ 1.5% from October)
🔹 Months Supply: 4.2 (improved from 4.5)⚡ WHY THIS MATTERS: THE SUPPLY CONTRACTION
Let's look at what happened to supply:
October: 1,389 new listings
November: 885 new listings
Drop: -504 listings (-36.3%)
This is the largest month-over-month drop in new listings we've seen all year.
What does this mean for you?
Your competition just vanished.
Only 885 sellers entered the market in November. That's the lowest monthly supply in recent memory.
💰 PRICES RESPONDED IMMEDIATELY
October Median: $473,500
November Median: $491,990
One-Month Increase: +$18,490 (+3.9%)
Here's what this tells us: when supply contracts sharply, prices react quickly.
The market didn't wait months to adjust. It responded in 30 days - (again, 🤯)
For sellers, this confirms what I've been saying: low inventory = pricing power.
📈 MONTHS SUPPLY: BACK IN SELLER'S FAVOR - (BUT NOT A SELLERS MARKET!)
October: 4.5 months
November: 4.2 months
For context:
0-5 months = Seller's Market
5-6 months = Balanced Market
6+ months = Buyer's Market
We're moving back toward seller's market territory, and the trend is moving in your favor. This is the exact opposite of what most "wait until spring" sellers expected.
🎯 THE 60-DAY WINDOW: HERE'S WHY IT MATTERS
Right now, you have a unique opportunity:
✅ Low Competition: Only 3,555 active listings (down 9.3% from October)
✅ Strong Prices: Median up 3.9% in one month
✅ Serious Buyers: Winter shoppers are motivated, not browsing
✅ Market Momentum: Moving back toward seller's advantage
But this window is temporary.
Here's what happens next:
📅 December-January: Minimal new listings (most sellers wait for spring)
📅 February: Early spring listings start appearing
📅 March-April: The flood—hundreds of "wait until spring" sellers list simultaneously
If you list in December or January:
🏠 You face 3,555 competitors
🏠 You capture serious winter buyers
🏠 You avoid the spring surge
🏠 You benefit from continued low inventory
🏠 If you wait until March or April:
- You face 4,500-5,000+ competitors
- You compete with everyone who had the same "wait" idea
- You deal with seasonal tire-kickers
- You risk inventory flooding the market
💡 THE MATH: LIST NOW VS. WAIT UNTIL SPRING
Let's use real numbers on a $500,000 home:
SCENARIO 1: List in December/JanuaryCompetition: 3,500-3,800 active listings
Buyer Pool: Serious, motivated winter buyers
Market Conditions: 4.2 months supply (seller's market)
Expected Sale Price: $500,000-$510,000
SCENARIO 2: Wait Until March/April
Competition: 4,500-5,000+ active listings
Buyer Pool: Mixed (serious + browsing)
Market Conditions: Could shift to 5-6 months (balanced)
Expected Sale Price: $480,000-$495,000
Potential Cost of Waiting: $15,000-$30,000
Plus carrying costs of 4-5 months: mortgage, taxes, insurance, utilities = $10,000-$15,000
Total potential cost of "waiting until spring": $25,000-$45,000
🚀 YEAR-TO-DATE: MARKET STRENGTH CONTINUES
Despite monthly fluctuations, 2025 has been strong:
✓ Total Homes Sold (Jan-Nov): 10,880 (↑ 2.4% vs. 2024)
✓ Average Sale Price: $561,663 (↑ 2.2% vs. 2024)
✓ Total Market Volume: $6.11 Billion (↑ 4.6% vs. 2024)
This isn't a struggling market. This is a healthy market with strong fundamentals and limited supply.
✅ WHY WINTER LISTINGS OUTPERFORM SPRING LISTINGS
1. LESS COMPETITION
December/January = 65% fewer competing listings than March/April
2. SERIOUS BUYERS ONLY
Winter shoppers have a reason to buy NOW (relocations, life changes, tax planning)
3. BETTER POSITIONING
Your home stands out instead of getting lost in spring inventory flood4. NEGOTIATING POWER
Low supply = you control the terms, not desperate to compete on price
5. FASTER SALES
Serious buyers move quickly; spring browsers take months to decide
🎬 THE STRATEGIC MOVE: LIST IN DECEMBER, CLOSE IN JANUARY
Here's the timeline that positions you perfectly:
Early December: List your home AT A COMPETITIVE PRICE (photos, staging, marketing)
Mid-December: Showings with serious buyers (holidays filter out tire-kickers)
Late December/Early January: Accept offers
Late January/February: Close escrow
Result:
- Sold before spring competition arrives
- Captured motivated winter buyers
- Closed before market potentially shifts
- Positioned to buy your next home with certainty
⚠⚠️ THE RISK OF WAITING
I'm not here to create false urgency. But I am here to show you what the data projects:
If November's trend continues:
Inventory will remain low through December/January
Prices will continue rising (supply/demand basics)
Spring will bring a surge of competing sellers
Market conditions could shift to buyers' favor by April
The sellers who act in December/January will:
Sell at peak prices with minimal competition
Avoid spring uncertainty
Move forward with confidenceThe sellers who wait until March/April will:
Compete with 40-50% more listings
Risk market conditions shifting
Potentially leave $25K-$45K on the table
📞 LET'S DISCUSS YOUR SPECIFIC SITUATION
Every home is different. Every seller's timeline is unique.
But the data doesn't lie—and November's numbers tell a clear story about the next 60-90 days.
If you've been thinking about selling, let's have a conversation about:
✓ What your home is worth in TODAY'S market
✓ How December/January positioning could benefit you
✓ What spring competition will look like in your neighborhood
✓ The true cost of waiting vs. the benefit of acting now
✓ Strategic pricing and marketing for winter success
No pressure. Just honest analysis and strategic guidance.
I'm not trying to rush you. I'm trying to protect your equity and maximize your return.
Erik Galloway
The Galloway Group
📱 719-373-4754
🌐 www.erikgalloway.com
Your trusted real estate advisor in Colorado Springs, Colorado
Honest data. Strategic guidance. Your best outcome.
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