Kitty Hawk Update February 2026

Hey there!

Thanks for finding this market update specifically for Kitty Hawk.  This is NOT some ai generated filler content.  This is a product of me sitting still at a computer and writing this out specific to your neighborhood.  Why?  Because I like your neighborhood, I've sold a few homes in it, and would like the chance to sell a few more.

Let's start with a broad picture of our market.  I define that as El Paso County and we're looking at just single family homes.  Right now we have 1,656 existing single family homes on the market.  Our inventory low of January 2021 was under 300 homes.  Of the 1,656 active listings exactly 0 are for sale in Kitty Hawk.

The closest active listing is across the street at 2518 Meade.  I walked this home it is a major remodel but in my opinion the kitchen is kind of confined for what it could have been.  The next closest is in Bonnyville at 526 E La Salle.  (if these blue hyperlinks don't work it's because the houses linked went under contract or sold since I wrote this)  That one is 750 square feet listed at $410,000.  What an insane run up in prices we have witnessed since 2019, let me tell you.

Back to Kitty Hawk specifically we've had 18 sales in the neighborhood in the last year.  The median sold price is $422,500 with a median per square foot price of $223.    

Our lowest closing at $350,000 was at 2708 Pennsylvania which was essentially a time capsule from when it was built in 1958.  This house is over 2,600 square feet and sold for $133/square foot needing a major remodel.

Our highest closing at $550,000 is at 2502 Templeton Gap having sold in just a week on the market.  This home is just over 1,900 square feet and brought $286/sf.  This house is fully and nicely remodeled and shows the potential for what some work can bring out of homes in this area.

Let's dive a bit into some other important metrics.

Sales velocity.

Over the last year looking at the 18 sales in Kitty Hawk median days on market for the houses that did sell was 12.  That is pretty fast as compared to the city wide median days on market of 51 days.  Many of the 18 homes sold within the first week and the ones that took longer to sell generally sold within 2 months.  We do have a couple of outliers where the condition of the home didn't match the price and we also have an FHA loan assumption that closed which would extend the time to close.  Overall Kitty Hawk homes are selling quicker than normal for Colorado Springs right now.

Pricing Structure

This is always tricky and the part that agents get paid to get right.  One might think that an accurate metric would be to compare houses by square foot price.  However that does not account for the disparity where smaller homes tend to fetch far more per square foot than larger ones in the same area.  In the 18 sales we're looking at in Kitty hawk for the last year our smallest sale is at 1,407 square feet and our largest at 2,650.  The smallest one at 2814 Virginia Ave sold in 1 day on the market for cash at $435,000 or $309/square foot.  The largest house at 2811 N Hancock sold for $510,000 in 6 days on market with a conventional loan.  This put is at $192/ square foot.  The best approach in my opinion is bracketing houses by 200 square foot increments to see the tranches of square foot pricing based on specific size parameters.  One thing can be said with a high degree of certainty in Kitty Hawk, homes priced below $200/square foot are fixer uppers.

Buyer Demand

The buyer demand in Kitty hawk remains strong.  This is demonstrated clearly by the fast sales at or near the original list price.  The reality is that Kitty Hawk is cool because it's close enough to show up in searches for people who want to live downtown yet comes without many of the problems true downtown properties have.  Most of the homes in this area were built in the 1950s, most of them are steady on their foundations, and the neighborhood as a whole has a calm and peaceful feel to it.  Add to that the fact that most homes in Kitty Hawk are smaller than the average Springs home and are also priced below the Springs median price and you get a cool and somewhat affordable pocket that buyers want to be in.  While some other areas, predominantly on the outskirts of town, are facing surging inventory and foreclosure activity Kitty Hawk supply is not keeping up with demand.

Absorption Rate

You can look at this as total active listings on the market now vs how many sell in any given period of time.  As I'm writing this there are 2 homes under contract in Kitty Hawk.  That means they are no longer available for other buyers and are technically off market during this time.  So realistically the absorption rate here right now is almost immediate.  Remarkably for the 18 closed sales in the last year there are less than a handful of failed sales.  These are a few homes that we're listed and cancelled the listing prior to sale.  This happens for a variety of reasons ranging from the house itself to shifting personal motivations and life situations.  The fact that cancelled listings make up less than 25% of the solds here tells me a story very different from other areas where more homes fail to sell than close.  The absorption rate in Kitty Hawk at the start of 2026 tells me that this little market still favors the seller when houses are priced true to condition.

This is my first update for your neighborhood and I intend to do these quarterly.  I do much deeper looks at the general market on the first Friday of every month and will link those blogs to these updates.

We're working on a community Facebook page as well which you can find here! 

Thank you for taking the time to read this.  I use these blogs as a way to "sharpen the saw" essentially and ensure that I am keeping up with the dynamics of the market and never fall out of touch with empirical reality.  If there is something you'd like me to look at, cosnider, or go more in depth on please just let me know!