December 2025 Fort Collins Real Estate Market Update

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Fort Collins real estate market update for November. Well, it's December and we're looking at November stats specifically But we're also looking at preparing for the new year 2026 is right around the corner and honestly December is a pretty slow month for real estate activity December and dipping into January We are going to kind of see the slowest amount of activity for the year holidays Weather you name it it just gets a little slow in this market update We're gonna look at median price days on market, which is a significant number to look at inventory We're gonna look at Fort Collins how it's doing against Denver, Colorado Springs different markets Additionally, I will say I recently listened to a YouTube video about from a guy who is real estate agent in Sacramento I believe but he's been doing market updates really since COVID 2020 has a pretty decent sized channel and he talked about how You know negativity sells and that's one thing that I would say whether it's news articles blog posts YouTube videos It's easy to get sucked into the negativity because that's what people like tend to gravitate towards It's kind of that whole, you know deposit withdrawal with your your wife or partner and it's like dude You got to make 10 deposits for the one withdrawal because that one withdrawal is just so heavy It carries so much weight and it's kind of the same thing with negativity It just it just weighs on you and we just we we fall into that trap of reading that stuff And I was just watching a video that was from re venture Nick Gurley again Always want to give him credit for it for good data, but just unfortunately a bad Brand that he has to just maintain and I'm sure he believes a lot of what he's what he's what he's putting out there but there was a video that talked about foreclosure rates and how you know all the lot of these places are having increased foreclosure rates and one of the the Municipalities that stood out to me was Denver's, you know, and I'll actually here. I'll just let me bring it up You won't be able to see it but at a minute 15 on his most recent video he talked about how rates were increasing and Specifically in Denver he had you know there was a 78% increase in I see here for exactly All right. Here we go in Denver. There was a 73% increase year-over-year for foreclosure rates But then you look at the lowest foreclosure rates in the country Denver at one of the lowest at 0.1 8% So that's what's a little bit scary and he didn't Mention that in this art, you know video. He just said 78% increase Well, we've had historic lows because of more, you know forbearance foreclosure moratoriums You know, it's just been a challenge for lenders to take a loan That's delinquent through a foreclosure process really over the last five years But the reality is is his video just caught eyeballs because you know He's talking about foreclosure increases by 73% Yeah, but still at 0.1 8% It's pretty low when when you take thing all things considered there is a great resource that I've started to read and that's It's ice and I'll tell you what the what that stands for It is the golly Where did it go?

Ice does not have a really great connotation these days So I want to make sure that I'm I'm saying it right but essentially consumers Where'd it go well intercontinental exchange So that is and it's all about mortgage real estate information Tapping into that information and they had an article that came out for the November 25 mortgage monitor A highly qualified refinance candidates have reached a 3.5 year high mortgage rates dipping down down in the low sixes high fives 1.7 million top tier borrowers became eligible to refinance more than 4.1 million borrowers overall could save at least 75 basis points Homeowners continue to hold a strong equity position with 11.2 trillion dollars in capital equity And equity home lines of credit are falling falling meaningfully and then finally home affordability has improved to its best level in two and a half years affordability is a combination of prices and interest rates That being said let's jump into how Fort Collins did specifically in November Which actually you know right when I looked I was like dang that had a pretty decent dip for the For calling sales price dropped five point seven five five point seven percent versus last November 2024 With both attached and detached buildings having a five hundred twenty seven thousand dollar median sales price residential detached dropped five point four percent to five hundred sixty seven thousand dollars Seasonally expected to drop and to dip into the December January months so not unexpected, but maybe a little bit early for that drop Moving into new listings down 17.1% versus November of last year That's a little bit interesting. I would have thought that would have increased a little bit because of interest rates, but Let's look at residential detached versus attached Both pretty you know significant drops seventeen percent for new listings So, you know inventory is slowly coming on to the market And in fact one of the things that is real is shadow inventory on the market Airbnb's vacant properties second homes or homes that people intend to sell that pulled off the market with intentions to sell Next spring so I will be watching how the market Moves next spring under contract though properties went up six and a half percent Interest rates drop people move into the market There is a significant amount of buyers that are on the sidelines ready to make moves Waiting a little bit for these interest rates to drop closed sales, though had an eight point five percent decrease for residential detached But a point six percent increase overall so attached dwelling units actually saw a fifty percent increase in Sale sold properties versus last year, which is you know, definitely super interesting Days on market is one thing that I would say it is the highest number for November over the last decade 61 days is the highest November days on market And over a decade now we could see days on market pop up to 73 in January You know, that's totally to be expected but November this is a little bit high now we look at 2018 You know November had 51. So this is 10 days higher November at 54 in 2017 and 52 so we are a bit higher over 10 percent higher than what is even Historical average for this time. So homes are sitting on the market buyers are being patient The buyer journey is something to where people are exploring a home exploring multiple homes coming back to that house and looking for negotiations because percentage of original list price ninety seven point one percent for November meaning from their percentage of the original list price whether that be price reductions or negotiations from list to final sales price is Happening in favor of the buyers now. I do have two stories that I can share with you. That is interesting. I had an Investment property that I actually myself and buying it's a new build model leaseback in Prairie song and Windsor it's an exciting development definitely, you know, if you're looking for new build in Northern Colorado, that's a development that's in the initial phases That's gonna be built out to be a roughly the size of rain dance, which is a pretty large development in Windsor But we bought it for a little only about two percent off of Original list price with some concessions coming back to us in the form of lender credits So not a ton of negotiations, but on the flip side we actually closed on a tenplex for a client this year that was 23 percent off from original list to final sales price and That was a combination of both being aggressive on negotiation assuring them that we're gonna close and being opportunistic with a seller who has a ton of equity and it is a position that wants to get out of it and that property was on the market and Finally, we had another client that was buying an investment property That was that we ended up having a multiple offer situation that we did used an escalation clause We came in under list price that we were going to be willing to go above this price and didn't have to do that We had a strong down payment We came in that we competed against Another buyer that was putting less down than us. So the sellers ended up going with us So those are three situations where one we got it for 23% under Two we got it for 2% under and three we got it for at list price So each property is having a little bit different dynamic now I will say that tenplex was probably overpriced to begin with so could have done themselves a favor It was also some mismarketing on that. So we took advantage of some opportunity, you know that was Not readily available unless you dug into the numbers and then the other one that was at list price It was a very desirably like strong priced house in a good neighborhood that drew a lot of eyeballs So you've got to take into an account into in each Property what it's marked how it's being marketed how it's being priced comparatively to those surrounding it Months apply Down two and a half down to two and a half percent but up four percent versus last year We will see our supply drop into January and February That is annually to be expected So we are kind of dipping into our low inventory months, but still two and a half months You know shoot two and a half months of inventory in November is greater than we had in October of 2019 and that was a more normalized market You know, we haven't been in a this friendly of a buyer's market for more than a decade So that's where I'll give you guys some kind of anecdotal information from our agents that are extremely active We'll have done 80 transactions this year as a team in Fort Collins So super grateful for all the opportunities that our clients give us But what that provides to us is the experience that we can leverage for our clients All right moving into red fins kind of housing market trends 186 homes less 10% less than this year over year 70 days on the market eight days longer than last year But really what I wanted to show here again, let's sell the list price Some of this information's Hard to understand, you know, it's similar to what our MLS has but what they're having is also they might be looking at You know for sale by owner properties You know MLS homes different MLS is so This is not as accurate as information as I would suggest for That our MLS has home sold above list price 13.4% of homes are still selling for above list price while 29.3% are selling with price drops or under list price we've got a lot of relocation people moving to Fort Collins, Northern, Colorado and The main areas where people are moving from Los Angeles, Dallas, Chicago, Miami, San Francisco, Austin, Washington, DC Seattle Houston and San Diego on that list The only area that we haven't had somebody move to or worked with was from Washington DC Interestingly enough those individuals came out explored for Collins and said, you know what?

No This is just too small of a community for us now on the flip side where people are leaving Fort Collins for Breckenridge Colorado Nashville Bend, Oregon Edwards, Colorado Hilo, Hawaii, Orlando, Florida Grand Junction Laramie, Wyoming Cape Coral and Buffalo, New York Those are all a little bit more affordable areas One thing I recently talked about in a video that I did was Fort Collins isn't unaffordable It's just our jobs local jobs aren't allowing for a high enough income to afford our prices But there are plenty of people that are doing remote work remote work opportunities that can afford to live in Fort Collins Which makes it a challenge for locals like myself who might you know be a teacher firefighter and making a local wage All right and from there I did want to dive into there was a housing summit on November 7th and this is important because essentially it tells us, you know is Colorado is for Collins is northern Colorado is Laramie Larimer Weld County good places to buy a house and I always bring it back to if you're gonna buy a house and planning or if you're gonna be in a place and live there for four to five plus years I believe Colorado Northern Colorado are a great place to buy because Populations is still expected to grow. It's still a desirable place to be but let's jump into some of the demographic slides So Colorado is one of a few states we are ranked number 11th and total growth and 16th and pop percentage growth and There was actually seven states declined a population including California, Louisiana, Mississippi, Illinois, New York But Colorado is one of the stronger growth places Slide number 13 if you're listening to this on a podcast this is on our Real estate update live on our living our Fort Collins lifestyles YouTube channel So there is some good visuals to help support some of the information that I'm talking about annual population change between July 10th 2010 and July 24 July 2024 We saw a dip in migration to Colorado and Kind of the COVID years 2020 2021 and 2022, but we've seen an increase over the last couple of years seeing our population increase into 15 The front range is where the the majority of the population change took place We are seeing kind of those eastern plains even western slope areas Not all western So but along the front range is really where we saw the majority of our population Increases El Paso Douglas Denver Adams Arapahoe Weld and Larimer County leading the way As far as County population rankings with population change Weld County came in number one between 2023 and 2024 and total population change increasing by 9600 people and then as far as total population Larimer County is number seven in Colorado with 374,000 in Weld County number eight at 369,000 but those population numbers are expected to change Weld County is a growth area probably some of the most explosive growth growth expectations moving into the coming years and then lastly slide 28 for this specifically was municipal population changes Greeley and Weld County saw 4,041 people increased their migrate net migration a 3.6 percent And Greeley is expected to pass Fort Collins as far as population as early as 2026 It is a more affordable option And we'll get back to kind of what we can compare shortly what Greeley is doing versus Fort Collins for pricing as far as Percent changes Timnith came in at six point eight percent increase adding an additional six hundred and two people For our population Projections Colorado is projected. I just thought this was interesting our life expectancy is expected to hit 83.4 years by 2060 a historic high of eighty point five years in 2019 and in 2024 if you were born in 2024 you were having expected life expectancy of seventy nine point nine years 16 Although we are expected to slow down on net migration moving into the future But still a positive net migration all the way up and into 2060 We are expected to hit seven point five million people in Colorado from around six million in 2024 so an additional 1.5 million or roughly 200,000 people per year You know moving from 2024 into 2020 fifth or 2050 excuse me But that is expected to slow down the the annual percentage change. You know there's just more people so it's harder You know if we're having 200,000 people that percentage decreases if we're at six million You know six million to seven million two hundred thousand people is a smaller percentage 23 to 24 the county differences where the expected growth is Weld County Leads the way with over a percent expected growth But Larimer County Broomfield Douglas County are all expected to do quite well all being above a one percent growth expectation Weld County is expected to be one of the largest growers with over 50,000 people in the next 10 years Larimer County is expected to add 1,000 to 10,000 people So still quite a bit there Um One thing I wanted to show on this is just our jobs as I was discussing earlier our housing prices aren't super expensive They are just expensive in comparison to the jobs that are here locally and this was a graph that showed what our Commuters doing in region 2 which is northern Colorado Larimer and Weld County well. There is about 50,000 people about 60 to 70,000 people that are in commuting to Fort Collins from there. There are over 150,000 people commuting out of Larimer and Weld County on a daily basis for jobs So people are either having remote works or they're commuting down to Denver along I-25 for higher paying jobs to live in the region that is northern, Colorado Finally I wanted to show this these are projections over up into 2060 for Larimer and Weld County as you can see Weld County is Expected to increase four percent in the next five years two percent two percent three percent and then all the way up You know it slows down up into 55 to 60 where it slows down to one percent But Larimer County is it still expected to grow significantly just at a slower rate But each of us by 2050 will have over a million people in northern Colorado from where we're at right now which is Roughly where we are there we are roughly about 720,000 people so adding an additional 280,000 people over the next 30 years The reason I talk about that is because like I said if you're planning to be here for the next four or five years Demographics demographers professionals saying population increase supply demand builders aren't going to be building that much Especially with kind of a glut of inventory right now. They're gonna push pause We have already a balance imbalance in the nation of about four to six million housing units That's not going to be addressed anytime soon very pro housing in the long term for real estate But if you are looking at renting how does Fort Collins do on the rental market?

Average rent two thousand forty dollars per month just about You know two percent higher than a national average of two thousand dollars Rents can range anywhere from you know You could find some properties for eight hundred to a thousand dollars probably not many but all the way up to five thousand dollars plus which is interesting because you know I would say it used to be a Ceiling of about three thousand dollars in Fort Collins for rent well now we're seeing rental properties go for thirty four thirty five thirty Six hundred dollars all the way up for you know to five thousand dollars plus All right And I did want to jump into how we are compared against Greeley because Greeley is probably one of the more affordable ear areas in Northern Colorado specifically for You know if you're looking at buying so in Fort Collins We have a median price between let's look at residential detached for both. That's just easier Residential detached house in Fort Collins median sales price in November five hundred and sixty seven thousand dollars versus Greeley 447,000 dollars so roughly $120,000 or 20% if you want to live in Greeley you can get a 20% discount from living in Fort Collins that being said Let's look days on market they both were right around 56 days new listings Greeley has a fewer listings. It's just not as many homes sell 260 homes sold in November and Greeley versus 323 homes in Fort Collins So it's a more active market, but there are tons of new developments in Greeley along you know West Greeley Business us 34 so lots of opportunities there that is the last bit of data I wanted to provide but here is the anecdotal information from my team that again We have closed we will close 80 Transactions this year, and they are very active in the market and here is some of the information from everybody alrighty from our main man Zach Jordan who's been with me since 2016 Serious buyers are in the market currently looking to close before the end of the year homes under the median price are flying off the shelf From Caleb who will produce and transact the most deals this year on our team Many buyers are ready and willing but are in a position to be extremely patient polished buyers are looking for a deal Perfect turnkey houses priced appropriately are moving quickly But there are more deals in quotation marks to be found and made with an aggressive prying approach and in the last three plus years Izzy She was my assistant for a couple of years Absolutely crushes it out of the park does a great job with her clients is Extremely client oriented probably our most client oriented on the team She's gonna become your best friend if you work with her most buyers know that the opportunity they have right now But also no inventory isn't the best we are dipping down into that seasonally low Inventory they're not in a rush I have a ton of people who are looking to wait and buy in the spring unless the perfect home comes up They are waiting for that spring inventory and the new guy on the street Mr.. Rodney Frazier Did I get anything from Connor?

Son of a Mr.. Rodney Frazier sellers being nimble and ready to adjust price or embrace offers including Concessions homes will move when buyers perceive them to be a good deal That's a great phrase perceive them to be a good deal there are buyers out there But a lot of them know they are in favor of this market and are being patient Couldn't have said it better myself Grateful for all the clients that work with us if you're interested in learning a little bit more about Fort Collins Being a part of our newsletter send me an email. I'll get you on that newsletter great information I appreciate you guys watching and until next month Have a great day