If you’ve spent any time in the Colorado Springs housing market, you’ve probably heard the phrase “it’s PCS season.” For locals, that usually translates to more showings, faster decisions, and a noticeable shift in market energy. For buyers and sellers, understanding PCS season can be the difference between feeling rushed and feeling prepared.
Colorado Springs is uniquely influenced by military relocation cycles, and PCS season plays a major role in how and when the market heats up.
What Is PCS Season?
PCS stands for Permanent Change of Station. It’s when active-duty service members are reassigned to a new base, often with a defined reporting timeline. In Colorado Springs, PCS season typically ramps up in late spring and runs through summer, with activity often peaking between May and August.
Because Colorado Springs is home to multiple major military installations, these relocations create predictable surges in housing demand year after year.
Key installations driving PCS activity include:
Why PCS Season Matters So Much Here
Unlike many markets that rely heavily on interest rates or consumer confidence, Colorado Springs benefits from built-in demand during PCS season. Military moves happen regardless of the broader economy, which keeps activity moving even when other buyer pools slow down.
PCS buyers often arrive with:
- Firm timelines
- Pre-approval already in place
- A strong need to secure housing quickly
That urgency naturally impacts inventory, competition, and pricing.
What PCS Season Means for Buyers
For buyers, PCS season can feel fast-paced. Homes that are well-priced and move-in ready tend to sell quickly, especially in entry-level and mid-range price points.
What buyers should expect
- Increased competition, particularly near bases and popular family neighborhoods
- Fewer days on market for desirable homes
- Less room for hesitation once the right home appears
That said, PCS buyers are not the only ones shopping. Civilian buyers are active at the same time, which can amplify competition.
How buyers can stay competitive
- Get fully pre-approved early
- Be flexible on closing dates
- Understand VA loan requirements and property standards
- Act decisively when the right home comes along
Homes that qualify for VA financing are especially attractive during PCS season.
What PCS Season Means for Sellers
For sellers, PCS season often brings stronger demand and more qualified buyers. Many military buyers are serious, well-prepared, and motivated by deadlines.
Why sellers benefit
- Higher showing activity
- Faster decision-making
- Strong demand in specific price ranges
- Increased interest in move-in-ready homes
Homes located near Fort Carson, Peterson Space Force Base, and Schriever Space Force Base often see heightened attention during this time.
How sellers can prepare
- Make sure the home meets VA appraisal standards
- Address obvious maintenance items early
- Price accurately for the market and season
- Highlight commute convenience and neighborhood amenities
Sellers who prepare with PCS buyers in mind often experience smoother transactions.
VA Loans and PCS Timing
VA loans are a major factor during PCS season. These loans offer competitive rates and no down payment for eligible buyers, but they also come with property condition requirements.
Homes with deferred maintenance, peeling paint, or safety concerns may struggle with VA appraisals. Sellers who understand this upfront can avoid last-minute surprises.
PCS season often rewards homes that are clean, safe, and move-in ready more than homes that need significant work.
Rental Demand Spikes Too
Not every PCS move results in a purchase. Many service members choose to rent, especially for shorter assignments or during their first year in the area.
This creates increased rental demand during PCS season, particularly for:
- Single-family homes
- Pet-friendly properties
- Homes with reasonable commute times
Landlords often see faster leasing activity and reduced vacancy during this period.
Timing Matters for Listings
While PCS season boosts demand, timing still matters. Listing too early before PCS activity ramps up or too late after peak season can affect results.
Late spring and early summer tend to be prime windows, but preparation should start weeks or months earlier. Homes that hit the market fully ready often perform best when buyer activity surges.
How PCS Season Affects the Overall Market
PCS season doesn’t just impact individual transactions. It influences broader market trends such as:
- Inventory absorption rates
- Average days on market
- Competitive pricing behavior
- Seasonal market momentum
Because military moves are consistent year after year, PCS season adds a layer of predictability to an otherwise dynamic market.
What Buyers and Sellers Should Keep in Mind
For buyers:
- Expect competition and act decisively
- Understand loan options and timelines
- Be realistic about negotiations during peak season
For sellers:
- Preparation matters more than ever
- Move-in-ready homes shine
- Military buyers value clarity, condition, and efficiency
Final Thoughts
PCS season is one of the most important rhythms in the Colorado Springs housing market. It brings urgency, opportunity, and consistency that many other cities don’t experience.
For buyers, it means preparation and decisiveness matter. For sellers, it often means stronger demand and motivated purchasers.
Understanding how PCS season works doesn’t just help you time the market. It helps you navigate it with confidence, whether you’re buying, selling, or simply trying to understand why everything suddenly feels busier every summer.
Colorado Springs Real Estate Blog 
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