How far in advance should I start looking for a home before moving to Colorado Springs?

Why six months

Starting early doesn't mean you'll be under contract for six months. It means you'll spend that time learning, so that when you're ready to make a decision, you can make it quickly and confidently.

That runway gives you time to:

• Focus your search on specific areas instead of the whole city.
• Watch homes come and go online, which teaches you what your money buys in each area.
• Line up financing and understand your real monthly cost, including taxes, metro district, HOA dues, and insurance.
• Keep slower options on the table, like an assumable loan.

See around 10 homes

I recommend seeing around 10 homes, in person or by video, before deciding. Something happens after the first few: you start picking up on things much faster, and you discover what matters to you that you couldn't have known in advance.

That's when trade-offs get real. Yard size versus commute. New construction versus an established neighborhood. A finished basement versus a bigger main level. You can't make those trade-offs well from listing photos alone.

Buying remotely, including sight unseen

Military buyers sometimes have to buy sight unseen. It isn't ideal, but I understand the constraints, and we have a process for it:

• Video walkthroughs by FaceTime, where you're effectively touring the home with me.
• Recorded videos of the home and the street, so you can rewatch and compare.
• Honest conversation about what I'm seeing in the home and in the neighborhood, including things a listing won't tell you.
• Inspections and local professionals to catch what a camera can't.

The earlier we start, the more homes you'll have seen this way before you need to decide, and the less you're relying on a single tour.

(See also Can I successfully buy a Colorado Springs home from out of state?)

What you lose by waiting

The longer you wait, the more time-constrained you become, and time constraints cost you options.

A good example is a VA loan assumption. A typical purchase here closes in roughly 30 days. An assumption takes longer. Under VA guidance, a loan servicer must approve or deny a completed assumption package within 45 days, and in practice these deals often take longer than a standard closing. If you arrive with only a few weeks before you need a place to live, that lower interest rate may simply not be available to you.

The same goes for negotiating. Buyers who are rushed tend to accept terms they wouldn't have chosen with more runway.

A rough timeline

• Six months out: Get clear on your goals and budget. Start watching listings and narrowing areas. Talk with a lender.
• Three to four months out: Tour homes in person or by video. Get to 10 or more. Refine your list of must-haves.
• Two to three months out: Be ready to write an offer when the right home shows up. If you're pursuing an assumption, start now, or earlier.
• Final weeks: Inspections, insurance, and closing. Line up a short-term rental as a backup if the timing gets tight.

If you're selling, start early too

The same principle applies on the sell side. Preparing a home, pricing it correctly, and marketing it well all take time. How long homes take to sell changes with the market. When homes are sitting longer, you have more time to look and negotiate; when inventory tightens, you have less, which is one more reason to start early. Give yourself runway.

What could change the answer

• Short-notice orders may compress everything. In that case, renting first is often the wiser move.
• A specific school boundary or neighborhood requirement can mean waiting for limited inventory, so start earlier.
• Selling a home elsewhere first adds time, since your down payment may be tied up until it closes.

When to talk with a professional

Talk with a lender first, before you look at homes, so you know your price range and which loan options fit, including whether a VA loan assumption is realistic on your timeline. If you're selling a home elsewhere, bring in your agent there early too, so the two timelines can be planned together.