Do Open Houses Still Matter in Colorado Springs?

With online listings, virtual tours, and instant alerts, it is fair to ask:

Do open houses still matter?

Short answer in Colorado Springs?
Yes. But not always in the way people think.

Open houses are no longer the primary way homes sell. Buyers are not waiting for Sunday to see a property. They are scheduling private showings within hours of a listing going live.

But open houses still serve a strategic purpose here. Let’s break it down.

Most Homes Do Not Sell Because of the Open House

Let’s clear up a myth first.

The majority of homes in Colorado Springs sell through:

Private showings
Agent scheduled tours
Buyers already working with Realtors
Military relocation tours
Online exposure

It is rare for a buyer to walk into an open house without an agent and purchase that home directly because of that one visit.

But that does not mean open houses do not work.

They simply work differently.

Open Houses Create Momentum

In competitive price points, especially under $600,000, open houses can:

Increase foot traffic
Create urgency
Attract neighbors who may know buyers
Reinforce buyer perception that the home is desirable

In areas like Briargate, Banning Lewis Ranch, or Stetson Hills, strong weekend traffic can amplify demand if the home is priced well.

Even if the eventual buyer saw the home privately, open house activity can strengthen the perception of interest.

Perception matters in negotiations.

They Help Relocation Buyers

Colorado Springs is a military and relocation heavy market with:

When buyers fly in for short visits, they often stack multiple tours in one weekend.

An open house gives flexibility.

Instead of coordinating multiple appointment windows, buyers can stop in quickly and evaluate whether the home is worth pursuing further.

For out of state buyers, accessibility is valuable.

They Increase Visibility Beyond the MLS

Open houses also serve marketing purposes beyond just buyer traffic.

They can:

Trigger online listing boosts
Create social media exposure
Attract nearby homeowners considering selling
Generate future buyer leads

Sometimes the person walking through is not buying that home.

They are buying the next one.

When Open Houses Matter Most

Open houses tend to work best when:

The home is newly listed
The price is competitive
The home shows exceptionally well
The location is desirable
Inventory is moderate to low

A poorly priced home will not be saved by an open house.

But a well positioned home can gain energy from one.

When They Matter Less

In higher luxury price points, open houses tend to generate less serious traffic.

Buyers in upper brackets typically:

Schedule private tours
Prefer discretion
Are represented early

In these cases, targeted marketing and agent networking may be more impactful than public open houses.

The Colorado Springs Factor

Seasonality also plays a role.

In summer:

Longer daylight
Higher traffic
More casual weekend activity

In winter:

Lower volume
More serious buyers

Open houses in winter may be quieter but more focused.

Open houses in summer may be busier but more exploratory.

Neither is wrong. Expectations just shift.

Safety and Preparation Matter

Because open houses invite the public in, preparation is key.

Sellers should:

Remove valuables
Secure medications and personal items
Ensure good lighting
Maintain clean curb appeal

Presentation matters even more in person than online.

Final Thoughts

Do open houses still matter in Colorado Springs?

Yes. But they are a tool, not a magic solution.

They create visibility.
They create accessibility.
They create momentum.

But they work best when paired with strong pricing, professional photography, and smart marketing.

An open house does not replace strategy.

It supports it.

And when used intentionally, it can absolutely make the difference.

#zthedifference

Colorado Springs Real Estate Blog