Here's a stat that stopped me in my tracks this week. Across Fort Collins, Loveland, Windsor and Timnath, 96 sellers cut their price on a detached home. Over the same seven days, only 79 new homes hit the market.
More price cuts than new listings. That doesn't mean the sky is falling. It means a lot of sellers priced for the spring market and are now meeting the fall market where it actually is. If you're a buyer, that's the most leverage you've had in a while. If you're a seller, it's the clearest sign yet that pricing right the first time matters.
The week in numbers (Oct 12–18)
| Metric | Fort Collins | Loveland | Windsor | Timnath |
|---|---|---|---|---|
| New listings | 39 | 23 | 11 | 6 |
| Price reductions | 43 | 28 | 20 | 5 |
| Homes sold | 20 | 14 | 7 | 4 |
| Median sold price | $585,700 | $590,000 | $627,000 | * |
| Sold price vs. final list price | 98.9% | 98.8% | 98.7% | * |
| Median days on market (sold) | 64 | 56 | 50 | * |
| Active detached listings | 434 | 344 | 239 | 76 |
| Months of supply | 3.3 | 3.6 | 3.9 | 4.2 |
*Timnath only had 4 sales this week, which is too few for a meaningful median. I'll give you Timnath prices from the longer trend below.
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. So we're in balanced territory, and Timnath and Windsor are drifting toward the buyer side.
A quick note on Windsor: 84 of its 239 active listings are new construction. That's about 35% of what's for sale there, and builders are some of the most motivated sellers in the market right now. Keep that in mind when you're comparing a resale to a builder spec home.
What actually sold
45 detached homes closed across the four towns last week. The headline is that sellers who priced right are still getting close to full price, roughly 98.7% to 98.9% of their final list price. But "final" is doing a lot of work in that sentence. A lot of these homes got there after a cut or two.
Then there are concessions. 23 of the 45 sales (about half) included a seller concession, meaning the seller paid something toward the buyer's closing costs or an interest rate buydown. A concession is basically a price cut that doesn't show up in the sold price. Here's how it broke down last week:
- Fort Collins: 12 of 20 sales had a concession, with a median of about $6,600
- Loveland: 5 of 14, median about $12,950
- Windsor: 4 of 7, median $10,000
- Timnath: 2 of 4
And this isn't a one-week blip. Over the last six months, about half of all detached sales in every one of these towns included a concession:
| City (May 1 – Oct 18) | Sales | Median price | Price / sq ft | Sales w/ concession | Median concession |
|---|---|---|---|---|---|
| Fort Collins | 938 | $650,000 | $258 | 51% | $7,003 |
| Loveland | 612 | $534,610 | $230 | 60% | $8,000 |
| Windsor | 399 | $617,151 | $210 | 55% | $10,000 |
| Timnath | 125 | $739,900 | $198 | 53% | $12,000 |
Price per square foot uses total square footage, including unfinished basement.
So, the reality is: if you're buying and you aren't at least asking about a concession, you're probably leaving money on the table. Half your competition is getting one.
Price reduction watch
The typical price cut last week was $15,000, or about 2.3%. About half of those 96 cuts (47 of them) were sellers reducing for the very first time. That tells me a fresh wave of fall listings is realizing the market isn't going to come to them.
A few that jumped out:
- 4519 Longmead Dr, Windsor: listed at $555,000 on Oct 10 and down to $449,900 a week later. That's about 19% off in its first seven days.
- 600 Skysail Ln, Fort Collins: from $3,500,000 to $2,995,000 in about six weeks.
- 2418 Barry Ln, Fort Collins: one cut from $2,250,000 to $1,995,000 (11%).
- 1433 Pikes Peak Ave, Fort Collins: from $1,225,000 to $1,100,000 (10%).
- 4015 Sunstone Way, Fort Collins: this one's wild. It's had 13 price changes since July, including a $1,000 cut nearly every single day from Oct 13 through Oct 23. It went from $585,000 to $539,000.
- 2050 Ballyneal Dr, Fort Collins: 9 cuts since June, from $799,900 down to $694,000.
The bigger cuts this week were concentrated in the $1 million-plus range in Fort Collins. That's the segment I'd watch most closely heading into winter.
Zip code spotlight: two very different Fort Collins markets
People talk about "the Fort Collins market" like it's one thing. It's not. Look at these two zip codes side by side:
80521 (Old Town, west-central Fort Collins and around CSU)
- Median sale price over the last two months: $652,500, up from $587,000 in May and June
- Homes are selling in a median of 34.5 days
- Only 42% of sales over six months included a concession, the lowest of any zip I track
- Just 2.9 months of supply
80524 (north and northeast Fort Collins)
- Median sale price over the last two months: $585,000, down from $660,000 in May and June
- 4.5 months of supply, the most of any Fort Collins zip, with 149 active listings
- 48% of sales included a concession
One honest caveat: some of that price swing is about which homes happened to sell, not just values changing. But the inventory and speed numbers don't lie. Close-in Fort Collins is still tight, and the newer-construction areas on the north and east side are where buyers have more room to negotiate. Same city, two different playbooks.
Mortgage rates
Freddie Mac's weekly survey put the 30-year fixed at 7.32% as of Oct 22. That's down from 7.40% the week before, and it's the first weekly drop since August. A year ago it was 6.19%. The 15-year fixed averaged 6.68%.
A small move, but a welcome one. And it connects to everything above. When rates are north of 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 concessions have stuck around all year.
Homes worth a look
Every week I'm going to 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:
-
2114 Agate Ct, Loveland (West Shore Terrace)
4 bed / 3 bath, 2,065 finished sq ft, built 1969
- Now $405,900, down from $500,000 (18.8% off) after 8 price reductions
- 186 days on market vs. a Loveland median of 52
- About $197 per finished sq ft, vs. about $244 for the 5 recent sales in West Shore Terrace (roughly 19% below)
-
6315 Spring Valley Rd, Timnath (Summerfields / Timnath Ranch)
3 bed / 3 bath, 2,448 finished sq ft plus an unfinished basement, built 2007
- Now $510,000, down from $615,000 (17.1% off) after 6 price reductions
- 149 days on market vs. a Timnath median of about 87
- About $208 per finished sq ft, vs. about $260 for 48 similar-size, similar-age sales in 80547 (roughly 20% below)
-
714 Fairbourne Way, Fort Collins (Provincetowne)
4 bed / 3 bath, 3,420 finished sq ft, built 2004
- Now $750,000, down from $875,000 (14.3% off) after 5 price reductions
- 261 days on market vs. a Fort Collins median of about 54
- About $219 per finished sq ft, vs. about $254 for 7 recent sales in Provincetowne (roughly 14% below)
My take
So here's how I'd read all of this. We are not in a crash. Homes that are priced right are still selling at about 99% of list. But we are in a market that rewards the prepared buyer and punishes the overpriced listing. More cuts than new listings, half of all sales with a concession, and rates still above 7%. That's a buyer's window, especially going into the holidays when the competition thins out.
If you're selling, the lesson from 4015 Sunstone Way is pretty simple: thirteen small price changes cost a lot more time than one right-sized price would have.
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 Oct 12–18, 2026. Six-month figures cover sales from May 1 through Oct 18, 2026. 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, Oct 22, 2026. Information deemed reliable but not guaranteed.
