Top 3 Reasons Why Your El Paso County Home Isn't Selling

By Derek and Mariana Wagner

Since launching their real estate careers together on September 11, 2001, Derek and Mariana Wagner have been a trusted team in the Colorado Springs market for over two decades.

Is your home getting showings but no offers? Or even worse, are you not getting any activity at all? Don’t panic—you’re not alone.

Right now, available inventory is up 46% from March, but sales are only up 14%. Demand isn’t keeping up with the supply. More homes are hitting the market, but buyers are not snatching them up at the same rate.

The gap between what’s on the market and what is being sold is getting larger and larger, putting a lot of pressure on sellers to stand out. They need to be the “pick me.”

To help you out, here the three key reasons homes are sitting right now and how you can fix them:

1. Price your home right. One of the biggest reasons why homes aren’t selling is the price. Buyers are looking for deals, so if your home isn’t priced correctly, it will just sit. Even a small price adjustment, like $5,000 off from a $595,000 listing, can attract a new pool of buyers. The trend is clear: in May 2025, 45% of all homes in El Paso County had a price reduction, with an average drop of about 2.5%.

If your home has been in the market for a while, consider this: most people have priced their homes based on data that we got six months before we met with the homeowner.

With a downward trend in home values, a listing can be overpriced from day one. The longer it sits, the more overpriced it becomes.

Our advice: Make quick, decisive price reductions. The longer you wait, the larger the reduction will need to be. Time is not on your side when we’re in a price-reduction kind of environment.

2. Home preparation is crucial. Buyers are often at their financial limit, sometimes even needing seller concessions for interest buy-downs. so they might need $20,000 from the seller just to get the buydown so they can even afford the house. This means home preparation is crucial.

Since buyers are financially stretched, they want a move-in-ready home, not a DIY project. Focus on small fixes that make a big difference: touch up paint, fix leaky faucets, and replace worn carpet. These small improvements create that desirable move-in feel.

Finally, make your home easy to show during evenings and weekends. The more flexible you are, the more potential buyers will walk through your door.

3. Promote your home online. You want to make sure that you’re seen everywhere by everyone. Your first showing is online. Ensure that your Real estate agent guarantees your listings appear on major platforms like Zillow, Realtor.com, Redfin, andHomes.com.

You also want to make sure that you’re getting in front of buyers specifically. We have an entire database that we like to market to, to tell potential buyers about your home before it even hits the market. If your home isn’t standing out digitally, chances are, it’ll get overlooked.

4. Invest in professional photos. You want to make sure that you have really good photo content. This is a beauty contest, so your photos must be world-class.

What we’ve been seeing as a trend is that buyers like to see online floor plans before they even get inside the house. I can’t tell you how many times buyers walked in, turned around, and walked back out, saying, “I didn’t want this floor plan,” and they couldn’t really tell what the floor plan was by the photos alone. This saves everyone time and money.

If your home isn’t priced right, move-in ready, and ready for the market, it’s easy to get overlooked in today’s market.

With over 23 years of experience, we help Colorado Springs homeowners navigate these market changes. Let’s talk about how we can make your home stand out. Call us at (719) 437-7311 and email us at derekandmariana@artisangroupco.com. We’re always happy to help.