Here's the number I keep coming back to this week. Across Fort Collins, Loveland, Windsor and Timnath, 42 detached homes closed, and 28 of them (67%) came with a seller concession. That's two out of every three buyers getting the seller to pay something toward closing costs or a rate buydown.
It's the highest share in the four weeks I've been tracking this (it was 60% the week before, and right around half the two weeks before that). At the same time, 78 sellers cut their price while only 49 new homes hit the market. That's not a crash. Homes still sold at a median of 99.5% of their final list price. But it tells you where the negotiating is happening right now: less in the sticker price, more in the fine print.
The week in numbers (Nov 2–8)
| Metric | Fort Collins | Loveland | Windsor | Timnath |
|---|---|---|---|---|
| New listings | 19 | 21 | 4 | 5 |
| Price reductions | 27 | 25 | 18 | 8 |
| Homes sold | 20 | 8 | 12 | 2 |
| Median sold price | $620,000 | $597,500 | $595,000 | * |
| Sold price vs. final list price | 98.7% | 99.5% | 99.6% | * |
| Median days on market (sold) | 48.5 | 61 | 99.5 | * |
| Active detached listings | 380 | 276 | 186 | 61 |
| Months of supply | 3.2 | 3.3 | 3.0 | 4.6 |
*Timnath only had 2 sales this week, which is too few for a meaningful median. The six-month numbers below give a better read on Timnath prices.
What "months of supply" means: if nobody listed another home, this is how long it would take to sell everything currently for sale at the pace of the last three months. Generally, under about 4 months still leans toward sellers and over 6 leans toward buyers. Fort Collins, Loveland and Windsor all sit between 3.0 and 3.3, and Timnath is at 4.6 months, still the most room of the four towns.
Windsor is the one that jumped out on the listing side: just 4 new listings against 18 price cuts. And 70 of Windsor's 186 active listings (38%) are new construction, along with 17 of Timnath's 61 (28%). Builders are some of the most motivated sellers out there, so keep that in mind when you compare a resale to a builder spec home.
One more thing on inventory: active detached listings across the four towns came in at 903, down from 1,057 a week earlier, with 65 listings in this week's exports expiring or being withdrawn.
What actually sold
42 detached homes closed across the four towns last week, at a median of $608,500 and 99.5% of final list price, with a median of 67 days on market. That's fewer closings than the 60 the week before. Windsor was the standout at 99.6% of list on 12 sales.
Then there are concessions. 28 of the 42 sales included a seller concession, meaning the seller paid something toward the buyer's closing costs or a rate buydown. The median concession was $10,000. A concession is basically a price cut that doesn't show up in the sold price. Here's how it broke down:
- Fort Collins: 12 of 20 sales had a concession, with a median of $6,000
- Loveland: 5 of 8, median $10,000
- Windsor: 9 of 12, median $13,675
- Timnath: 2 of 2
By price range, it was the middle of the market doing most of the asking: 20 of the 26 sales between $500,000 and $750,000 had a concession, compared with 5 of 9 under $500,000 and 3 of 7 at $750,000 and up.
And this is not a one-week thing. Over the last six months, more than half of all detached sales in every one of these towns included a concession:
| City (May 9 – Nov 8) | Sales | Median price | Price / sq ft | Sales w/ concession | Median concession |
|---|---|---|---|---|---|
| Fort Collins | 961 | $651,900 | $255 | 52% | $7,005 |
| Loveland | 615 | $535,000 | $230 | 60% | $8,500 |
| Windsor | 414 | $615,750 | $209 | 56% | $10,000 |
| Timnath | 125 | $725,000 | $200 | 54% | $12,000 |
Price per square foot uses total square footage, including unfinished basement.
So if you're buying and you aren't at least asking about a concession, you're probably leaving money on the table.
Price reduction watch
The typical price cut last week was $15,000, or about 2.5%. 28 of the 78 cuts were sellers reducing for the very first time. Fort Collins sellers cut the deepest, with a typical cut of $16,000 (3.1%). A few that jumped out:
- 951 Warbling Dr, Windsor: its 4th cut, $1,590,000 down to $1,500,000. That's now 16.6% below its original $1,799,000 after 94 days.
- 2109 Country Club Cv, Fort Collins: a 3rd cut, from $1,749,000 to $1,690,000, after 109 days. It started at $1,850,000.
- 219 E Elizabeth St, Fort Collins: down from $1,295,000 to $1,255,000, its 4th reduction and about 10% below the original $1,395,000.
- 6309 Winding Trail Way, Loveland: its 5th cut, $1,139,000 to $1,099,000, now 10.3% off the original $1,225,000 after 119 days.
- 1748 Howling Dr, Windsor: a new-construction home with its first cut, $604,900 to $557,900 (7.8%), after 126 days.
- 843 Mesic Ln, Windsor: another builder home, now on its 8th cut at $514,990, which is 18.8% below where it started at $634,160.
Windsor is the one I'd watch. 18 price cuts against only 4 new listings, and a lot of those cuts are builders.
Zip code spotlight: two very different sides of Fort Collins
Same city, very different markets. Here's southwest Fort Collins next to north and northeast Fort Collins:
80526 (southwest Fort Collins)
- Median sale price over the last two months: $620,000, up from $597,000 in May and June
- Homes are selling in a median of 43 days
- 56% of sales over six months included a concession
- Just 2.7 months of supply, with 59 active listings
80524 (north and northeast Fort Collins)
- Median sale price over the last two months: $585,000, down from $657,500 in May and June
- Homes are selling in a median of 43 days
- 49% of sales over six months included a concession
- 4.4 months of supply, with 134 active listings, 39 of them new construction
One honest caveat: some of that price swing is about which homes happened to sell, not just values changing. But the supply numbers tell the story. Southwest Fort Collins is about as tight as it gets in our four towns, while the north and northeast side has the most inventory in the city and a lot of it is new construction. That's where buyers have more room to negotiate.
Mortgage rates
Freddie Mac's weekly survey put the 30-year fixed at 7.18% as of Nov 5, 2026, down from 7.24% the week before. That's the third straight weekly drop. A year ago it was 6.22%. The 15-year fixed averaged 6.57%, down from 6.60% (5.50% a year ago).
With rates still above 7%, a seller-paid rate buydown is often worth more to a buyer than a straight price cut, because it lowers the monthly payment directly. That's a big reason two out of three buyers got a concession last week.
Homes worth a look
Every week I pick a few listings that stand out on the numbers: multiple price cuts, a big drop from the original price, longer than normal on the market, and a price per square foot below what similar homes nearby have actually sold for. This isn't a guarantee of a deal. Condition, layout and location matter, and that's what a showing is for. But these three are worth a serious look:
-
6940 Summerwind Ct, Timnath (Wildwing)
4 bed / 3 bath, 3,240 finished sq ft, built 2015
- Now $600,000, down from $725,000 (17.2% off) after 6 price reductions (the latest on Nov 8)
- 236 days on market vs. a Timnath median of 59 for homes sold in the last six months
- About $185 per finished sq ft, vs. about $243 for 69 similar-size, similar-age sales in 80547 (roughly 24% below)
-
824 Westbourn Ct, Fort Collins (Brittany Knolls)
5 bed / 4 bath, 3,962 finished sq ft, built 1996
- Now $649,000, down from $775,000 (16.3% off) after 5 price reductions (the latest on Oct 25)
- 121 days on market vs. a Fort Collins median of 43 for homes sold in the last six months
- About $164 per finished sq ft, vs. about $229 for 66 similar-size, similar-age sales in 80525 (roughly 29% below)
-
4220 Promontory Ct, Loveland (Mariana Butte)
5 bed / 4 bath, 4,015 finished sq ft, built 2000
- Now $625,000, down from $685,000 (8.8% off) after 4 price reductions (the latest on Oct 22)
- 180 days on market vs. a Loveland median of 50 for homes sold in the last six months
- About $156 per finished sq ft, vs. about $244 for 36 similar-size, similar-age sales in 80537 (roughly 36% below)
My take
So here's how I'd read this week. We are not in a crash. Homes sold at 99.5% of list, and Fort Collins, Loveland and Windsor are all sitting around 3 months of supply. But when 28 of 42 buyers get a concession, 78 sellers cut their price, and rates are still above 7%, the prepared buyer has real leverage, especially in Windsor and Timnath.
If you're selling, price it right the first time and go in expecting to talk concessions, because that's where most deals are getting made. If you're buying, this is a good window heading into the holidays, when the competition thins out.
If you're thinking about buying or selling in Northern Colorado, give my team and me a call, text or email and we'll help you make sense of this market.
Take care,
Patrick Soukup
Data: IRES MLS, detached single-family homes only (no condos, townhomes, duplexes, or manufactured/modular homes) in Fort Collins, Loveland, Windsor and Timnath. Weekly figures cover Nov 2–8, 2026 (homes sold = closings dated Nov 2–8; new listings exclude relists and Coming Soon listings); active listings and price reductions reflect homes still active in the Nov 9 exports. Six-month figures cover sales from May 9 through Nov 8, 2026 (the six-month export through Oct 23, plus the last two weeks' closings). Months of supply uses sales from Aug 9 through Nov 8. Days-on-market comparisons in "Homes worth a look" use the median for homes sold in each town over the last six months; price per finished square foot includes finished basement. Relisted homes and price changes under $5,000 and under 0.5% are excluded from the counts. Mortgage rates: Freddie Mac Primary Mortgage Market Survey, Nov 5, 2026. Information deemed reliable but not guaranteed.
