Fall Season is Heating Up | Fort Collins Real Estate Market Update | November 2025

Auto-generated from the episode audio — may contain minor errors.

Before Collins real estate markets for November of 2025 looking at data from October we're gonna jump right in but we're gonna look at media sales price days on market inventory new listings homes That have sold homes that are under contract. We are also going to look at one thing that I think is really a Question we get asked often from almost all of our clients Which is what should we offer and I'll go into detail about that here shortly What our theories are and kind of strategies But jumping right in if you're watching this or listening to this our YouTube channel for Collins lifestyle Which is a newer YouTube channel that is gonna host our lives Our market updates our pot in person podcast that's coming January January or February of 2026 Depends on when the the studio gets fully built out, but our visuals will be all hosted on YouTube So I'm gonna share my screen here and we will jump right into it Median sales price across the board is up We are up. I'm gonna do that so that we don't get disturbed. We are up There we go. We are up across the board. Now. This is looking at both attached and Detached dwellings. We usually took we usually look at specifically detached dwellings, but for today's purposes we will look at Attached now one thing I want to look at is the rolling 12 months, you know again kind of up across the board But relatively flatline, especially when you look at the five-year five-year. We had a run-up in 2020 2021 Flatlined since essentially the end of 2022, which has been good. You know, we've had in our incomes hopefully being able to boost a little bit and try to Stick with the Rising prices and affordability. So we are seeing interest rates drop a little bit They were plummeting for about two weeks We saw interest rates from mortgage brokers in the mid to high fives as well as from retail lenders in the low sixes, which is definitely something that the market has been waiting for so we'll see if those continue to Drop or stay stagnant a lot of people out there making predictions are saying that sixes are where we're gonna be with interest Rates for the next two to three years So I don't think we're gonna get anything too crazy below that but we could see high fives low mid fives, which will put some booster rockets on the market days on market, which is a leading indicator of Inventory we'll look at just three years It is higher than we were last year for Denver, Colorado Springs and Greeley, but Fort Collins is actually down a little bit But still, you know 46 days on market that means 15 days before going under contract 30 days to close from there Denver Tracks their days on market a little bit differently. So that one's kind of a not skewed It's consistent to Denver but it is a little bit different from when Fort Collins and Greeley and Colorado Springs when a property hits the market to when it closes is days on market New listings, how's inventory coming? Well, they're they're down a little bit in Fort Collins 6.6% less than last year, but Greeley's much higher and But Denver's a little bit lower Colorado Springs a little bit higher. Well, we're what is really putting a kind of pause to potentially prices coming down in any significant manner is Inventory is still you know, pretty darn low. So it is just it's just not you know spiking to where You know, we can look at month supply is probably the biggest indicator three three points four point one three point six three point two Denver's the closest to a balanced market, which is funny because at the end of this video, I'm gonna talk to you guys about Two different takes on the market from two of my agents partner agents that have done a lot of deals And a lot of them are saying, you know, it's a it's it's it's buyers market more negotiation, but I think that's just perspective because For over a decade nearly 15 years come into 2026. It'll be for 15 years It's been a seller's market in Fort Collins in northern, Colorado So perspective is just this like we've just been fighting as buyers for over a decade and now having some negotiation power Just feels like it's a more balanced market, but technically per months of supply, you know being between three to four months It's still a seller's market It just feels more balanced more geared towards buyers getting to have more negotiations You know price reductions concessions, we're gonna look at some price reductions at different price points as well as kind of days to offer as well as Percent from original price to final price and concessions what that reduction is Close sales Oh is also down So like our demand our inventory is new listings are down a little bit, but also our closed sales are down, which is interesting I actually think we'll see when we do the November market update We're gonna actually see a little bit of a spike in closed sales because mortgage applications refinance applications Spiked when interest rates kind of they didn't bounce by any means because like they're staying low sixes right now But when they drop from the mid sixes to low sixes high fives a lot of buyer activity You know kind of hit the market and we kind of anecdotally felt that we had Properties where we were too late to make an offer we had a property that there was multiple offer situation one that was on the weekend on just for one weekend offered full price because of that but Interest rates are a big indicator of that One thing I wanted to look at is I actually really like this creator His name is Nick Gurley, and he has re venture capital re venture app He has a ton of great information but I hate how his brand is doomsday and as I just said at the beginning of this, you know video podcast that I Created a second YouTube channel specifically geared towards local Fort Collins real estate market update local Fort Collins City Council Local Fort Collins podcasts. Well, it's because it was it was negatively impacting my other channel Which is geared towards a different algorithm, you know equation. So I actually had to open up a second entire channel because Otherwise it could impact negatively and that's what's unfortunate about Nick's Information is it's phenomenal information tons of great data but he has to be a doomsday or for YouTube to push him which he's My guess is based off of everything that I'm seeing He probably makes decent good money off of his re venture app, but also from YouTube ad revenue. He is not trying That's what his goal is. So but I Did watch a recent live of his and he was suggesting that hey if you're buying not saying don't buy It's the worst time to buy, you know run for the hills He was actually saying if you're buying here's some ideas for you, which I appreciate I was like I'm and like that's like the first time in four years that I've heard if you're considering buying But If you're a buyer in today's market and you're concerned and your timeline to own this house might be only three to five years Which we are telling all of our buyers like if you're buying Hopefully your plans are five more five or more years because if that's the case, yes We are full supporting you being a buyer in this market if it's three to five years. It's a little You know, you could go either way on that. But one thing that you could look at is hey, let's see What at what discount from the market do we need to be at to feel comfortable?

And that would be one thing that like his his future forecast for the next 12 months for Fort Collins is a minus 5.1% so Whatever you think, you know, you could have used this supporting data saying hey, you know what? We believe that for the Fort Collins markets actually gonna drop 5% That's why we're offering what we're offering We believe there's headwinds that are in our way with tariffs and government shutdowns and elections Whatever you want to say, you know but this could be supportive data saying we actually think that the value in 2026 could be as much as $28,000 less than it is today But what I will say also is the he has a new Data set which is his long term growth score for Fort Collins is Strong it's a 59 and a lot of that is long term appreciation wealth and income demographic growth our affordability though Just scores terrible and our valuation scores well to anything. It's a zero to a hundred score So for Collins actually all of Northern Colorado Boulder, Denver Greeley all score well on the long term forecast So if you're a long term buyer in Fort Collins, that is a good thing Alright, the next thing I wanted to look at was specific price points for price reductions Original list price to final sales price including concessions and how long do they take to get that offer and what that percent off of the Original list price was and then also just looking at kind of fun price per square foot our median sales price in Fort Collins For a detached house and that's what this is looking at is six hundred and twenty five thousand dollars It's been that way for about three years Now some of these numbers as you can see are you know?

They drop for a total price per square foot one of 153, but they can get you as high as 371 And that's a difference between you know, downtown to Midtown to a property with land on it You know price per square foot can vary dramatically if there are as different, you know factors between Between you know location and size and lot size Quality of finishes all that kind of stuff and then of course price per total square foot one thing though I want to point out is look how many homes You know actually had I'm gonna go A to Z here On and I'll delete Let's go control Z Before I jump into that I want to show Let's see here the average median average. Okay, so median reduction is $15,000 from list original list or two point three three percent. So on The median for any home sold between five seventy five to five hundred six hundred seventy five thousand dollars Which was thirty four homes in October. You're gonna see a two point three three percent reduction from original list to sale in a total square foot price per square foot of 223 and A total finished price per square foot up to 60. Now. I do want to show this because this is kind of Interesting and I've got some Graphs To support this and specifically when clients ask us what should we offer?

At this price point there's still a fair amount of negotiations going on but Nowhere near once it passes that second weekend. So once it gets past this second weekend ten day mark You're seeing you're starting to see a pretty significant Negotiation and or price reductions and subsequent offers. So that's one thing that I'm gonna show here shortly, but there's still plenty of homes that are selling Atlas at original list price with no concessions above list price and It's really Dictated upon when that home came onto the market and when does it get its first offer? Well, how about eight hundred thousand to a million dollar homes, which only you know 17 homes sold in Fort Collins during that time. They do have a fair amount of more Big reductions from original list because they can sit on the market for a long time, you know our median sales price That's gonna be where the most activity are is that's where they're gonna be the most buyers are but Additionally what I do also want to show here before you get in that 27 days to offer median on an eight hundred thousand two million dollar home $38,000 or 4% discount from original list to final sales price including concessions with a price per square foot of two thirty four and 239 for a finished price per square foot now delete these two really quick one thing I did want to point out is How few of homes had concessions?

Comparatively to our six hundred five six five seventy five to six seventy five It was five seventy five to six seventy five Affordability is the key word and a tool to drop that affordability is by interest rate buy downs Saving on closing costs things that nature when you get into this eight hundred thousand to a million dollar price point those Considerations aren't nothing but they are layer less than what they are at a median sales price So people are more concerned about purely negotiating original list to final sales price All right. Now the fun one this was oh, yeah, here we go Okay This is a scatter chart that looks at the total discount versus the days till offer we get asked a fair amount from our clients like what should we offer and we kind of go through a Goal scenario with them. I was like, alright. Well, what's your goal? You know, like Do you want this house? Like do you want tomorrow because here's where I see is We kind of look at percentages which we will look at here there's two graphs for each one. This is the five seventy five to six seventy five but Obviously if you have offer full price in this market if there is a situation where there's potential for multiple offers Which is few and far between It could go into a multiple offer situation, but very unlikely From there if you offer full price more than likely the sellers gonna take it the one to three percent off of a written You know off of list price you're hoping that they just kind of sign it especially if they've been on the market for a week or two and Then from there three to five percent expect a counter That's the the conversation Expect a counter if you're three to five percent off and you can kind of go from there five to ten percent off Depending on how long it's been on the market you are hoping for a counter and then more than ten percent off You're kind of throwing a dart in the dark, you know and seeing what sticks that's not to say That from original list price, it's not gonna happen because as you can see Specifically when you look at percentages, which is a very similar graph to that, but just specifically percentages You know you can go north of 20% off if it's been on the market for a hundred days, you know understanding what the sellers motivations are is Critical to making an offer and understanding like what their their motivations are and negotiation willingness is You can see as we're really closer to that You know days on market days to offer and that first seven to ten days is absolutely critical for a seller But as you start to scoot on, you know, the sellers are more willing to negotiate So, you know, there's an app There's an easy trend line in here that we could put where you know you could have if they've been on the market for 75 days you could be between seven and a half to twelve and a half percent off and expect a You know negotiation most houses aren't getting to that point So that's one thing to consider to you either have to be patient that has to be your goal that you're going to look at but let's look at Additionally the next one which is the 800,000 million very similar chart on kind of that trend line The longer the home sits the more from original list price they are willing to go and Then percentage same thing north of 20% almost 30% I don't want to jinx it because it hasn't closed yet, but we have got a phenomenal deal under contract right now We were extremely aggressive and I'm gonna go through some different up I'm gonna go through some different kind of strategies and theories As a buyer and seller in this market that will hopefully help you especially if you're working with us We'd love to work with you. Obviously, we're licensed real estate agents and you know producing this content to provide value, but also Hopefully you guys are interested in working with us. That'd be great Okay screen share is off and now it's gonna be kind of getting moving into the anecdotal side of things So I asked my team I said so we've got a team of What we got Seven agents Six agents six agents and two admin with another one potentially coming on So we'll see what happens there, but we will do about 75 transactions this year We are very involved in the northern Colorado real estate market. We are having conversations on a daily and weekly basis about Different things that we're seeing negotiations conversations like that So I asked my team in two or three sentences, what are they seeing in this market?

I think Connors got the the best if you know Connor he is Sneaky funny and the more you get the more, you know, and the more you get to know him the more you understand He's he's pretty hilarious Here is his in November 2025. The northern Colorado real estate market is basically behaving like a polite houseguest It's still here somewhat in demand But it's stopped hogging the spotlight inventory is creeping up and buyers now have a little room to breathe while sellers can't justify Fleeing up a house by my house kind of price tag and expect a bidding war So whether you're buying or selling think of it think of it like showing up to a potluck Price it well and bring your best dish because the competition is showing up to Caleb came in and said right now buyers have more negotiation power than they haven't you hadn't or than they've had in years With many homes closing below list price Even though affordability remains tight those who are ready to purchase are finding real opportunities All that said sellers still have pretty solid equity so they can move when needed But the market feels more balanced and then a competitive frenzy of the past few years So what is my advice to buyers and sellers?

buyers Especially, you know part of this is with your agent So, you know, hopefully they are doing this but do your homework on the property and seller. When did they buy it? Have they refinanced what type of price reductions have they done understanding the dynamics of? Original list price to final sales price and how long it's been on the market all of that combined kind of builds a basically builds a Deal box for you to help you understand how you should make an offer how aggressive you can be or should be Depending on what your goals are, of course as a seller. Yes. Thank you You found the new channel we live new channel. We are going on YouTube. So appreciate you finding me Here we go Have your agent call the listing agent to uncover the sellers Motivations and tell you tailor your offer to fit their needs if you can go cash quick close or flexible timing meaning you could close in 60 days with another 60 days post occupancy if what they need is Flexibility to go find their next house their negotiations might be a little bit more Flexible than they would be if you're like, hey listen my job starts in 45 days I've got to close no later than 30 days and I need in for a couple of weeks to get my family set then they might be a little bit, you know less inclined if they Themselves then have to go find a short-term rental and then you know a short-term place They'll probably still negotiate and take the deal potentially But maybe not as much of a discount as you would get if you were more willing to their timeline Cash is king quick close You know all that is is dandy. You can get a phenomenal deal. I am going to tell you guys about this deal That we worked on it is something that I'm very proud of and proud of my client and friend for taking on so Come December. I will tell you guys all about it Pay close attention to the total days on market a direct, you know, it correlates to your negotiation power We talked about that a little bit on the first weekend expect competition if you like the home Chances are someone else will probably like the home too. So when you ask me, you know, what should I offer?

You know, I get back to that kind of goal parameters of one to three percent three to five five to ten ten plus But ultimately, you know if it's the first weekend, it's just gonna be hard You know for a seller unless the motivations there to make too big of a move So, you know, yes, there's probably some wiggle room in the market that we're currently in Especially if it's like, you know, there was one time in October of 2023 I put a property on the market up in English Ranch and that was one of like seven and Interest rates were near 8% homes were just sitting so I can tell you Sellers were more motivated to move because they're like I've seen Johnny's house sit on the market for four months I don't want to be in that situation Sure, I'll take your 3% off of list price and another 1% for concessions to break by down your rate done So it depends on those dynamics, but I would say if it's the first weekend It's probably gonna have some other eyeballs if you like it chances are somebody else likes it, too After 25 to 50 days on the market that's when real negotiations happen and that's honestly like if you are open to a Project or renovations or just understand that these sellers really Miss the mark on pricing up front and sat on the market now. It's kind of like well They met they might have missed a lot of dollars You left a lot of dollars on the table, but that's when real opportunities for negotiations are going to happen still very very strongly Believe that if your Timeline to live in Fort Collins or in the Colorado wherever you're living is five to ten years Buying is a great option if it's less than that, you know, and you're concerned about buying Yes, I would say renting is probably you know more up your alley if you have a philosophical Desire to buy a house and you're more you're gonna guarantee yourself in there for three Four or five years and you might be at there longer. Okay. Yeah, sure. Go go ahead and buy a house but otherwise It is a long-term play like don't see this as a a flip opportunity unless that is your business I always talk to people about fixing and flipping. I'm not a big believer in it You know unless you control the labor and or materials you are paying market rate and it is a scary game to be in Sweat equity man, that is one of the best things that I could recommend is put some time into your house Alright seller advice price your home to sell that is that is it I talked with you guys about this last month, but I sold my condo I had it on my books valued at 265 I put it on the market at 255 Yes to Yeah, 255 after one week I dropped it to 245 got an offer agreed to negotiations sold it for a little bit less than what I had on my books But fortunately had a lot of equity in it. So it still made sense for me. So I moved forward I priced it to sell your first two weekends are Absolutely critical if you don't have an offer after that plan on cutting your house price by three to five percent minimum To if your goal is to move it You know, of course, hopefully you come on to the market priced Well, but if not, I would say the first two weekends if you don't have an offer It is very clear that you are not in the right price because the market is talking to us and it's saying There are buyers out here There are active buyers in the market and they are looking for the properties that are priced well in a good neighborhood good area all of that I will say there's a couple of stories that I want to talk to you guys about but There's some things that you can't control Like your location like you already bought this house as a seller you're in this location If you're on a busy street, you got to adjust for that your neighbors There is some I would hope if it's a owner-occupied house Hopefully you've made friends with your neighbors if it's an investment and you've been a slumlord of sorts It could come back and bite you in the butt We had a property that absolutely there was a buyer And I quote we are bringing our offer to you on Friday after the buyers dad sees it I got a text from them on Thursday Buyers had walked around the area knocked on talked some neighbors and the neighbors scared the living daylights out of them It was a fix and flip house for a client of mine who does a great job on his flips Everything's permitted does a great job on this and there was concern about how the fire started and there was some You know theories out there of that and it just it killed the deal So it was something to where I'm not suggesting if you're fixing flipping that you go and you talk to your neighbors but if you do live there, I've Represented properties where there are just some nosy neighbors and they get out there and they can kill a deal Which on the flip side if you're a buyer and you have the time and you're able to go talk to a couple of neighbors I think that's a great strategy. How's the neighborhood if it's in an HOA? How's the HOA?

You know doing a little bit extra steps as a buyer some of my most Successful clients have taken the time to do that So if you're able to and desire to do that, I think it's a great strategy Again folks on 3ds deep clean declutter depersonalized curb appeal matters exterior doors Landscaping entryway making sure it's inviting smells are absolutely non-negotiable We have lost deals because of smells in a house If you got to do it do it replace your carpet replace your power, you know repaint your house get rid of the smells especially if it's like a You know an unwelcoming pet odor One thing that I've done as a seller and some of this information is like hey listen We're kind of entering the slower season So this is the this is the perfect time to start prepping for a sale in the spring but one thing that I've done over the last year and I'll do it again this year is Getting a handyman in just for a day's work I Track what projects need to be done in my house Like we had a crack in our concrete and I wanted him to fill that crack in the concrete and a lot of these Are just small miscellaneous items, but they kind of add up we've seen sellers and owners of houses that have lived there for five ten fifteen twenty plus years that have just really You know you learn to live with it. You kind of almost become a house blind but if you're really in in Diligent about it and intentional about kind of keeping these things up It won't come to back to you and the time that you're trying to sell and then it's just this this Hill that you can't climb so Schedule handyman, you know once a year for a day to if you need a contact. I'm happy to give that to you Let's see here and then the last thing is Yeah again first impressions matter get on the market price it well and move from there So that is my real estate market update I'm gonna stick around for a couple of minutes if you have any questions if you found the new channel for Collins lifestyles We are going to be going live every Tuesday At noon we are going to be going Live once a month on the first Tuesday of each month for a real estate market update. It is an election day So get out there and vote If you have any specific questions about any of the information that I shared with you today Feel free to reach out send me an email text DM me if you're watching this on Instagram But I appreciate you watching and have a great rest of your day go out and vote