Sixty-five Tri-Lakes homes changed hands in ordinary market sales in August, 26 fewer than in July, at a median price of $710,000, according to El Paso County Assessor records. The median barely moved. The number of new houses sold fell from 11 to three.
August was quieter than July across El Paso County, and quieter still in the Tri-Lakes. The Independent’s count of ordinary sales of houses, townhomes and condominiums in the nine Tri-Lakes community areas fell by 29%, from 91 in the July edition to 65. Across the whole county the same count fell by about a fifth, from 1,128 to 900. Prices held: the median Tri-Lakes sale was $710,000, down $10,000 from July, a change of 1.4%.
The figures come from the El Paso County Assessor’s own records of recorded deeds. As in July, the report counts only sales the Assessor classified as arms-length, meaning an ordinary sale between unrelated parties, and only houses, townhomes and condominiums. Quit-claim deeds, transfers between relatives, foreclosures and deeds that conveyed more than one property are left out.
Counting finished basements, the median home sold in August had 3,046 square feet and went for $241 a square foot, against $237 in July. Measured above ground only, as appraisers and the Assessor do, the median home had 1,980 square feet, down from 2,088, and sold for $327 a square foot, down from $343. Which measure a reader prefers decides whether August looks a little pricier or a little cheaper. Ten sales closed at $1 million or more, against 15 in July.
| Measure | July 2026 | August 2026 |
|---|---|---|
| Sales | 91 | 65 |
| Median price | $720,000 | $710,000 |
| $/sq ft, finished | $237 | $241 |
| $/sq ft, above ground | $343 | $327 |
| Under $500k | 13 | 10 |
| $500k–$749k | 39 | 32 |
| $750k–$999k | 24 | 13 |
| $1M and up | 15 | 10 |
| Built 2025 or later | 11 | 3 |
Prices ran from $254,000, for a 1980 condominium on Magic Lamp Way in Woodmoor, to $1,935,000, for a house built in 2016 on Wetherill Road in Kings Deer Park. That neighborhood recorded four sales in August, none for less than $1.4 million.
By community
The Assessor sorts every parcel into a named community area, and its Monument area is not the Town of Monument. Nine of those areas make up the Tri-Lakes in this report.
The Monument area accounted for most of the decline. It recorded 20 sales, down from 36, at a median of $708,975, up from $674,351. Half of the 16 missing sales were new houses. In July, 11 of the area’s sales were houses built in 2025 or 2026, five of them selling for less than $575,000. In August there were three. One of them, on Brass Buckle Way, is recorded by the Assessor as built in 2027.
No other area recorded the 10 sales this report requires before publishing a median. Gleneagle fell from 13 sales to nine, and Woodmoor from 12 to nine, so neither has a median this month. The table gives counts and price ranges for every area.
| Assessor area | Sales, Aug | Sales, July | Median price | $/sq ft, finished | $/sq ft, above ground | Price range | Built 2025 or later |
|---|---|---|---|---|---|---|---|
| Monument | 20 | 36 | $708,975 | $246 | $312 | $410,000–$1,450,000 | 3 |
| Gleneagle | 9 | 13 | — | — | — | $300,000–$750,000 | 0 |
| Tri-Lakes (Assessor area) | 9 | 7 | — | — | — | $630,000–$1,235,000 | 0 |
| Woodmoor | 9 | 12 | — | — | — | $254,000–$1,117,000 | 0 |
| Forest Lakes | 8 | 7 | — | — | — | $390,000–$1,155,000 | 0 |
| Kings Deer Park | 4 | 7 | — | — | — | $1,400,000–$1,935,000 | 0 |
| Palmer Lake | 3 | 5 | — | — | — | $615,000–$985,000 | 0 |
| Kingswood | 2 | 2 | — | — | — | $715,040–$804,000 | 0 |
| Bent Tree | 1 | 2 | — | — | — | $1,150,000 | 0 |
| Tri-Lakes total | 65 | 91 | $710,000 | $241 | $327 | $254,000–$1,935,000 | 3 |
Black Forest, which the Assessor treats as its own area and which straddles two school districts, recorded nine sales, the same as in July, from $985,000 to $2,500,000. It is reported separately, outside the Tri-Lakes total.
By ZIP code
ZIP codes draw different lines. 80921 takes in Gleneagle but also the Assessor’s Northgate and Flying Horse areas; most sales in 80908 fall in the Assessor’s Eastern El Paso County area rather than Black Forest. The ZIP totals therefore do not add up to the community totals above. Sales fell in every Tri-Lakes ZIP code; the largest drop in number was in 80132, which lost 20 of its 71 July sales.
| ZIP code | Sales, Aug | Sales, July | Median price, Aug | Median price, July | $/sq ft, finished | $/sq ft, above ground |
|---|---|---|---|---|---|---|
| 80132 — Monument, Woodmoor | 51 | 71 | $720,638 | $732,000 | $246 | $333 |
| 80921 — Gleneagle, Northgate, Flying Horse | 39 | 41 | $725,000 | $730,000 | $224 | $388 |
| 80908 — Black Forest and east | 38 | 48 | $692,500 | $737,450 | $238 | $332 |
| 80133 — Palmer Lake | 3 | 5 | — | — | — | — |
Counted by school district instead, 66 homes sold within Lewis-Palmer School District 38 in August at a median of $733,500, against 85 at $738,000 in July. Gleneagle’s sales all fell in Academy District 20.
The county picture
The Colorado Association of Realtors reported 826 single-family sales across El Paso County in August, down from 980 in July, at a median of $475,000. That was 2.9% below the $489,400 of August 2025. Homes took a median of 47 days to sell, against 41 a year earlier. The association’s figures come from listing-service records rather than deeds, so they cover only homes sold through agents, and they are not directly comparable with the Assessor’s.
A single month is a small sample. Twenty sales in the Monument area, or 65 across the Tri-Lakes, can move a median by tens of thousands of dollars without any change in what a given house is worth. The county’s agents also sell fewer homes in August than in July: the association counted 959 single-family sales in July 2025 and 892 in August 2025. The Independent cannot yet say whether this August was slower than last August. The Assessor keeps only its three most recent months of sales online, so year-over-year comparisons will begin once the Independent has a year of the county’s files.
Figures on Zillow, Redfin and agents’ websites will not match these exactly, for three reasons. They typically combine several months of sales where this report uses one calendar month; their “Monument” or “Palmer Lake” is usually a mailing address or town boundary rather than the Assessor’s areas used here; and they draw on listing records rather than recorded deeds. Price per square foot also depends on whether basements are counted, which is why this report gives both.
What comes next
The September report will follow once the Assessor’s records for that month are complete.
Sources & further reading
County record: El Paso County Assessor, sales and parcel data (Three Month Sales Report posted October 5, 2026; parcel file dated September 29, 2026)
Context: Colorado Association of Realtors, Local Market Update, El Paso County, August 2026
Previous edition: Tri-Lakes Home Sales: July 2026
Entities: El Paso County Assessor · Lewis-Palmer School District 38 · Academy District 20
Methodology
Sales are taken from the El Paso County Assessor’s Three Month Sales Report posted on October 5, 2026, which lists sales recorded in July, August and September. A sale is counted when the Assessor classified the property as residential, marked the sale “Arms-Length Sale” and nothing else, recorded a positive price, and described the building as a single-family house, townhome or condominium. Quit-claim deeds, related-party transfers, foreclosures, sales the Assessor had not yet classified and vacant land are excluded. Across the county in August, two sales that appeared twice under consecutive reception numbers were counted once, and six rows whose deed also conveyed another parcel were excluded, because the price on such a deed covers more than one property.
The July figures were rerun against the newer file. The Tri-Lakes count and every July figure in this report are unchanged; across the county, two July sales recorded late raised the countywide July count from 1,126 to 1,128.
Community areas are the Assessor’s. ZIP codes and school districts come from the Assessor’s parcel file, matched by parcel number; every Tri-Lakes sale matched a parcel and a ZIP code. Above-ground square footage is the Assessor’s improvement area, which excludes basements; finished square footage is the parcel file’s total finished area, which adds finished basement space, and falls back to the above-ground figure where it is blank. “Built 2025 or later” counts houses whose recorded year built is 2025 or later; one August sale carries a recorded year built of 2027. Medians are published only where at least 10 sales were recorded. The Independent keeps a copy of every Assessor file used.
