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Is Saguache, CO 81149 a buyer’s or seller’s market?

Buyer’s market 3 months ending August 31, 2026 · Source: Redfin

Saguache is a buyer’s market. With about 6.4 months of supply, buyers usually have more time and more room to negotiate on price and terms.

Months of supply6.4Under 4 months = seller’s market
Sold above original list0%Share of sales, last 3 months
Median sale-to-list93.9%Sold price ÷ list price
Median days on market—Listing to accepted offer
Median price per sq ft$203▲ +30.2% vs. last year

The Saguache housing market right now

In the three months ending August 31, 2026, 0% of homes in Saguache, CO 81149 sold above their list price and there were 6.4 months of supply. More than six months of supply favors buyers, who usually have more time and more room to negotiate. With only 2 sales, these figures can swing a lot from month to month.

Compared with the same period a year earlier, the share selling over asking was about the same (0% then), homes sold more slowly (17 days then) and the median sale price fell 36% to $206,661. Overall, Saguache is less competitive than a year ago, which gives buyers more room.

Within Saguache County, homes here sell less often over asking than in any other ZIP code in the county.

Nearby, Crestone 81131 (20% sold over asking) is even more competitive.

Run the numbers for 81149

Prefilled for 81149Can I win this house?Multiple-offer likelihood for a listing Prefilled for 81149Over-asking calculatorTypical range over list ToolOffer strength scoreHow your offer looks to a seller ToolAppraisal gapCash needed if it appraises low

Nearby markets

Center 81125 $137 /sq ftCrestone 81131Seller’s market $293 /sq ftMoffat 81143Buyer’s market $100 /sq ftSargents 81248 — /sq ft Browse all markets →

Towns like Saguache nearby

Find towns like Saguache in other states →
Del Norte, CO81132 · 34 miles away80% similarlarger · older homes Center, CO81125 · 26 miles away68% similarcheaper homes ($49K less) · larger Monte Vista, CO81144 · 36 miles away56% similarpricier homes ($37K more) · larger South Fork, CO81154 · 37 miles away47% similarpricier homes ($314K more) · 5 min longer commute

Where Saguache is

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Questions about Saguache real estate

Is Saguache a buyer’s or seller’s market?

A buyer’s market: there were 6.4 months of supply in Saguache, CO 81149 in the three months ending August 31, 2026. Under four months usually favors sellers, and more than six favors buyers.

Do homes in Saguache sell over asking?

0% of homes sold above their original list price, and the typical sale closed at 93.9% of the list price.

What are property taxes in Saguache?

About 0.32% of a home’s value a year in Saguache County, or roughly $1,280 on a $400,000 home.

What is the median home price in Saguache?

The median sale price was $206,661 in the three months ending August 31, 2026, about $203 per square foot.

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Competition score Buyer leverage Negotiation room Compare with other ZIP codes True cost to buy Property taxes Closing costs Cash buyers Backup offer odds Home value Saguache County property taxesSaguache County loan limitsClosing costs in ColoradoHottest ZIP codes in Colorado
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Market data describes housing activity only. Figures are rolling 3-month values from Redfin and may be revised. Methodology