Short answer: list in April or May. Across roughly 175,000 Pikes Peak MLS home sales from 2015 through 2025, homes listed in spring sold the fastest, drew the fewest seller concessions, and closed at the highest prices of the year. Homes listed from late fall into January did the opposite on all three counts.
This is not a rule of thumb borrowed from a national article. It is the actual seasonal pattern in the local closed record, and it is strikingly consistent from one year to the next.
A home listed in April went under contract in a median of 6 days. A home listed in November took 16 days. The spring window, March through June, runs 6 to 8 days; the slow stretch, October through January, runs 13 to 16. Speed is not just convenience. A listing that lingers accumulates days on market, and buyers read a high day count as an invitation to negotiate.
Seller concessions, the credits a seller pays toward the buyer's costs, are seasonal too, and they move opposite to demand. Homes listed in May carried a concession about 42.7% of the time, the lowest share of the year. Homes listed in November carried one 50.8% of the time. That eight point swing is money that stays with the seller when the timing is right.
The median sale price for spring listings peaked near $365,000 for May, versus roughly $340,000 for December and January listings. Part of that gap is the mix of homes that come to market in each season, but the direction is steady: spring inventory clears at the top of the range.
| List month | Homes sold | Median days to contract | Concession rate | Median price |
|---|---|---|---|---|
| January | 9,382 | 15 | 50.4% | $340,000 |
| February | 10,426 | 9 | 49.3% | $347,500 |
| March | 13,335 | 7 | 45.8% | $350,000 |
| April | 15,078 | 6 | 44.2% | $355,249 |
| May | 18,480 | 7 | 42.7% | $365,000 |
| June | 18,798 | 8 | 43.2% | $360,000 |
| July | 18,414 | 11 | 45.5% | $355,000 |
| August | 17,887 | 12 | 46.3% | $355,000 |
| September | 14,993 | 14 | 49.7% | $347,719 |
| October | 14,235 | 15 | 50.7% | $347,150 |
| November | 12,900 | 16 | 50.8% | $347,000 |
| December | 11,236 | 13 | 50.6% | $339,900 |
Listing month is estimated from each sale's close date and days on market. Green marks the strongest month for a seller, red the weakest.
If you have flexibility on timing, listing in April or May puts the calendar on your side: the fastest sale, the lowest odds of paying a concession, and the highest median price of the year. If you need to sell in the fall or winter, the market still works, it just asks for sharper pricing and a little more patience, and you should budget for the higher chance of a concession.
This is a market-wide pattern, not a promise about your specific home. Your price band, neighborhood, and condition can shift the answer, and mortgage rates set the overall temperature in any given year. The seasonal shape holds; the levels move. For a read on your own situation, see what your home is worth and the Should I Sell Now tool, which factor in your zip code and price band. You can also track the live seller concessions and market velocity numbers as the season turns.
Analysis by Rob Thompson, Realtor, Iconic Colorado Properties. Source: elevateMLS closed residential sales, 2015 through 2025, listing month estimated from close date and days on market. Land and commercial excluded.
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