Southern Colorado
Foothills Real Estate
Canon City · Florence · Pueblo · Pueblo West · Colorado Springs
Cañon City — the gateway to the Royal Gorge and nicknamed the "Climate Capital of Colorado" — continues to attract buyers seeking mountain living at prices well below the state median. With over 300 days of sunshine and stunning canyon scenery, this community offers an exceptional quality of life.
| METRIC | CURRENT (2026) | PRIOR YEAR | CHANGE |
|---|---|---|---|
| Median Sale Price (March) | $392,499 | ~$360,000 | ↑ ~+9.0% |
| Avg. Days on Market | 67 days | 77 days | ↑ Faster (–13%) |
| Homes Sold (March 2026) | 92 | 90 | ↑ +2.2% |
| Typical Home Value (Zillow) | $337,683 | ~$343,413 | ↓ –1.7% |
| MLS Data Updated | Royal Gorge Assoc. of REALTORS® · April 18, 2026 | ||
MARKET INSIGHT
Homes are moving faster than last year (67 vs. 77 days on market) and closed transactions are up slightly. The median sale price of $392,499 in March reflects strong demand, particularly from buyers relocating from higher-cost Front Range communities. For sellers, proper pricing remains critical — overpriced homes are lingering. For buyers, opportunity exists on properties that have sat longer on the market.
Florence, Colorado's charming small town nestled along the Arkansas River, offers some of the most affordable entry points in the entire region — while delivering authentic mountain-town character, a growing arts community, and easy access to outdoor adventure.
| METRIC | CURRENT DATA | NOTES |
|---|---|---|
| Typical Home Value (Zillow) | $274,392 | ↑ +1.0% YOY |
| Median List Price | ~$372,000 | Jan 2026 (Movoto) |
| Avg. Active Listing Price | $397,000–$416,000 | MLS · Apr 2026 |
| Avg. Square Footage | 1,989–2,089 sq ft | County avg: 1,965 sq ft |
| Median Days on Market | 172 days | Buyer negotiating power |
| Active Listings | 57–143 available | Zillow & MLS · Apr 2026 |
At a typical value of $274,392 — significantly below Cañon City and well below Colorado's statewide median — Florence delivers incredible value. The longer average days on market gives buyers real negotiating power. Sellers should price competitively and present well-conditioned homes. Florence's appeal for investors, retirees, and remote workers seeking affordable Colorado living continues to grow.
Pueblo offers some of the region's most affordable urban living with proximity to Lake Pueblo State Park, outdoor recreation, and a walkable downtown. The market here has decisively shifted toward buyers in 2026.
| METRIC | CURRENT (2026) | PRIOR YEAR | CHANGE |
|---|---|---|---|
| Median Sale Price (last 30 days) | $328,000 | ~$337,500 | ↓ –2.8% |
| Median List Price (April 2026) | $304,000 | — | — |
| Price Per Square Foot | $186.60/sq ft | $180/sq ft | ↑ +3.7% |
| Total Active Listings | 412 homes | 314 homes | ↑ +31.2% (More options!) |
| Sale-to-List Price Ratio | 96.5% | 93.0% | ↑ +3.5 pts |
| Avg. Days on Market | ~60 days | ~69 days | ↑ Faster (–13%) |
| Homes Sold (last 30 days) | 30 homes | 46 homes | ↓ –34.8% |
MARKET INSIGHT
Pueblo's inventory is up 31% year-over-year, giving shoppers more options and negotiating leverage. While closed sales have dipped, the 96.5% sale-to-list ratio shows sellers are still getting close to asking on well-priced homes. The rising price per square foot signals that quality properties continue to hold strong value.
Pueblo West has emerged as one of the region's most desirable growth areas. With larger lots, newer construction, mountain views, and a welcoming community atmosphere, it attracts buyers seeking more space at prices well below Colorado Springs.
| METRIC | CURRENT (LAST 30 DAYS) | PRIOR YEAR | CHANGE |
|---|---|---|---|
| Median Sale Price | $400,000 | ~$394,000 | ↑ +1.5% |
| Price Per Square Foot | $220.67/sq ft | $202.82/sq ft | ↑ +8.8% |
| Total Active Listings | 159 homes | 142 homes | ↑ +12.0% |
| Sale-to-List Price Ratio | 96.39% | ~97.4% | ↓ –1.0 pt |
| Homes Sold (last 30 days) | 11 homes | 28 homes | ↓ –60.7% |
Pueblo West's 8.8% price-per-square-foot gain is the strongest in our region — buyers value this community's attributes. With inventory up 12%, there are more choices than last year. The drop in sales volume reflects the broader regional pause, not a weakness in the community's long-term desirability.
Colorado Springs — home to Fort Carson, Schriever Space Force Base, Peterson SFB, and a growing technology sector — is the economic engine of our region. Its housing market is the largest, most closely watched, and currently most supply-rich it has been in over a decade.
| METRIC | MARCH / APRIL 2026 | PRIOR YEAR | CHANGE |
|---|---|---|---|
| Median Sale Price (Redfin) | $441,000 | ~$460,000 | ↓ –4.1% |
| Median Sale Price (Pikes Peak Assoc.) | $475,000 | $465,000 (Feb) | ↑ +2.2% MoM |
| Average Sale Price | $562,548 | ~$585,000 | ↓ –4.0% |
| Active Listings | 3,057 homes | 2,635 homes | ↑ +16% |
| Homes Sold (March) | 1,036 | 1,057 | ↓ –2% |
| Avg. Days on Market | 61 days | ~62 days | Stable |
| Months of Supply | 3.0 months | ~2.6 months | ↑ More supply |
| Median List Price (Realtor.com) | $467,825 | ~$474,000 | ↓ –1.3% |
COLORADO SPRINGS MARKET INSIGHT
Active listings are at their highest level in over a decade, up 16% year-over-year. The market is trending toward buyers. Economic volatility — including fluctuating mortgage rates — has kept some buyers and sellers on the sidelines. For buyers, this is the best opportunity to negotiate in several years. For sellers, sharp, strategic pricing is no longer optional.
| COMMUNITY | MEDIAN PRICE | DAYS ON MARKET | YOY CHANGE | OUTLOOK |
|---|---|---|---|---|
| Cañon City FEATURED | $392,499 | 67 days | ~+9.0% | Active / Balanced |
| Florence | $274,392 | 172 days | +1.0% | Buyer-Favorable |
| Pueblo | $328,000 | ~60 days | –2.8% | Buyer's Market |
| Pueblo West | $400,000 | — | +1.5% | Stable / Growing |
| Colorado Springs | $441,000 | 61 days | –4.1% | Buyer-Leaning |
| Colorado (Statewide) | $604,500 | 45 days | –2.2% | Moderating |
Rates briefly dipped below 6% in February 2026 — the first time since September 2022 — before rising again following geopolitical events and landing at approximately 6.30% as of late April. This volatility has kept some buyers on the sidelines. Consider a rate float-down option with your lender to capture future dips without losing your lock.
The southern Colorado foothills remain one of the most underappreciated real estate markets in the state. While the Front Range draws headlines, communities like Cañon City and Florence offer a rare combination: genuine affordability, stunning scenery, a tight-knit community feel, and Colorado's legendary sunshine.
Whether you are buying your first home, downsizing, investing in rental property, or relocating to Colorado, this region deserves a close look. I am always available to provide a personalized market analysis for your specific property or situation. Please reach out with any questions about what these numbers mean for you.
Warm regards,
Questions? Ready to Buy or Sell?
Contact me today for a FREE, no-obligation home valuation or buyer consultation. Local expertise, honest guidance, and results you can count on.
John Liese
719-287-0900, [email protected]
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