Fort Collins Real Estate Market Update: Who's Winning Right Now (Buyers vs. Sellers)

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It is my favorite time of the month. I did have a degree in accounting, which, quick funny story, I told an engineer I like math because my degree was in accounting, and the guy looked at me like I was frickin' crazy. He goes, no, we're talking two separate math. You're crayons and chalkboard. I'm calculus and way smarter, and I was like, ah, fair game. But I do like numbers. I like median sales price discussions, and that's what we're gonna go into today. Fort Collins real estate market, and I'm gonna look at some different considerations. The sky is not falling. I looked at 2007, eight, nine, and 10 versus 18, 21, and 25's numbers so that we can see kind of where we're sitting at historically because the beautiful thing about the human mind is we forget.

Otherwise, women wouldn't have more than one baby. That is facts. I wouldn't have one more than one baby if I could remember how difficult it was sleeping zero hours, not let alone how difficult it is for women. We tend to forget so quickly. Incomes have been rising. Colorado just ranked number eight on incomes across the country, about $40 per hour on average, with only working 31 hours, which is pretty cool. I know a lot of people are kind of like, hey, you know what? Let's work less than five days a week. I'm like, hey, let's work six or seven. I love it. I love what I do. Today we're gonna jump right into some grass.

If you have any questions, feel free to ask live, real time, got a comment. Don't advertise Loveland. We love it here. It's nice and quiet and peaceful. Saying in jest, but the reality is, yes, there are some wonderful places here in northern Colorado and we are lucky to call them home. Jumping right in, we all wanna see what are prices doing? Well, up over a year's time period, this is single-family detached homes in Fort Collins, up 7.3%. Condos and townhomes, though, are a little bit down. There are a fair amount of properties to choose from. Condos and townhomes are tough. That has gotta be a problem, a puzzle to be cracked.

We're gonna spend the majority of today to look at single-family detached houses, but high level, they're getting hit from all over the place. Increased insurance costs, which increases our HOA dues, competitive houses. You're competing against multiple homes in a condominium complex. Most of them are very comparable. Interest rates, so I would say attached properties are a difficult product right now. Great entry level, but I will say, not as inexpensive as one would think when you get HOA dues included in there. But we are gonna be mostly looking at single-family detached houses. This is gonna be the next one that we're gonna be looking at is how many homes are on the market?

We are up 4.9%, so up a little bit, but still, if we look at the max, we're kind of lower than our highs, our peaks, and this doesn't even show, this doesn't even show 07, 08, and 09, because you're gonna see here shortly how much inventory we can get when the market slows down. And even at that point, median sales prices only tick down just a touch. That being said, we'll jump back to five years. New listings, though, aren't really keeping up. Sellers are saying they're getting kind of this difficult decision. I would say a lot of sellers who are in the market who are moving horizontally or even increasing their purchase are moving from an $800,000 house to a $1.2 million house, parlaying some of that equity, but potentially losing that 3% mortgage and getting a 6.5% mortgage, and it's a difficult conversation.

Now, if you're moving markets, it's a little bit easier. So if you're coming from an expensive market, California, parts of Florida, Texas, coming here, and able to parlay a million dollars and being able to buy a much bigger house for less money, yeah, that conversation works. Same goes for here to parts of Oklahoma, Kansas, Texas, Nebraska, and you're like, hey, listen, I can sell my $800,000 house, go buy a bigger, badder house for $600,000, and able to buy down the interest rate, bring that equity. So it is kind of a difficult proposition for sellers if you're moving within the region and having to do that step up and kind of lose your 3% for 6%.

So new listings really isn't the demand that we'd like to see. That and also, we're having serious conversations with sellers right now, and a lot of them have proper expectations. They're saying, hey, listen, we understand it's not 2021 and 2022 anymore. It's a different market. We have to be prepared properly. At the end of this video, I'll talk to you about how to succeed as a seller and a buyer in this market. And unless you are ready to, unless you are motivated, unless you are ready to sell, it's not a great time to just test the market, to play around. And sellers are saying, hey, listen, we are okay staying here.

We will sit in our current place rather than going and finding something else. So actually, our new listings are down 7.4% from one year ago. And this is really when we should start to see inventory tick up. So the inventory that people are seeing on the market is kind of stale listings, not necessarily a whole bunch of new opportunities. And when they do come, the buyers that are watching the market are ready to pounce. But under contract, the demand is up, ladies and gentlemen. We're up 16.8% of properties under contract versus last year. And that's where, for those that are waiting for this market to turn, it's just not happening because the discrepancy between new listings, which is down, and under contract, which is up, is gonna decrease the supply of homes on the market, which is gonna continue to keep prices pretty stable at minimum.

So that being said, our properties under contract are up, but our closed sales are down a little bit. So the closed sales that happened in the month of May are what went under contract, typically in the month of April. And April was really kind of a hectic month. There was still a lot of uncertainty. There still is a lot of uncertainty, geopolitical stuff, trying to stay away from that. But ultimately, yes, the war in Iran, oil prices, CPI came in a little bit hot, and that kind of increased our interest rates from where we were going, which is like low to mid fives, mid to low fives, and now we're back up to like low sixes to mid sixes.

So it is a conversation that people are having. Days on market, though, up 22.5% versus one year ago. Homes are sitting, the buyer journey is interesting. I thought this was a really interesting world look at shows, depending. The buyer journey's really something to take into consideration. They're patient, they're savvy, and they're gonna go look at a house, open house. They're gonna go tour an open house. They're gonna go view a few homes privately with their agent, would love to be that agent for you, if that's what you're in the market for. And then they're going to potentially circle back to that one that they viewed 10, 15 days ago and say, you know what, it's still on the market.

I would take that at X price. And I love that mentality. In fact, that's how I basically made a career of investing kind of seeing something that wasn't ultra perfect and ready and turnkey and beautiful, negotiating to the point that it made sense, and then coming in and adding sweat equity, dollars of equity and renovation to making it what I want, and then kind of turning around, not necessarily selling it, but providing a strong equity base. And that kind of goes to shows depending. So up to nine tours before a home goes under contract. Up 28.6% versus one year ago. So as a seller, there is definitely a patience game.

Understand that people are taking their time on the market and they're not gonna jump at the first opportunity that comes their way. So what I wanted to look at, well, real fast before we get into that, is I thought this was really interesting. This is the housing prices since 1978. This averages a 5.5% appreciation, including this crazy run-up of 2012 to 2020, and then from 2020 to 2022. We had some strong appreciation during our stagnation, but what's crazy is, look at this, even during our down years, we were really only down 0.5%, 0.2%, but the great thing, what I wanted to show this, was we've been relatively flat for the last four years while incomes have been increasing.

The biggest challenge right now to the market and buyers specifically is affordability. Interest rates, insurance increases, property tax increases. It is a challenge to get into that house at an affordable monthly payment. And that's where I think the largest challenge has been really since 2022, when not only we saw huge increases of prices from 2020 to 2022, but we also saw this run-up of interest rates, and immediately kind of paused and stalled out the market. So we've actually been relatively flat if you look at sales price on a rolling 12-month average for the last four years. You know, we're up a little bit, but really, relatively flat, which has been great for people's incomes to increase affordability to become a little bit more attainable.

Now, what I wanted to look at, because every once in a while you get a little bit nervous. You're like concerned, you're, what's going on with the market? It feels, is the bottom falling out? Like, are prices gonna go down? Well, here are what median prices are looking like at between 2027, or 20, or 2007, 2008 and 10, or 2007 through 2010, all down here. So relatively flat, you know. And what we looked like over the years. Like, so definitely I've seen some significant increases on median sales prices in Fort Collins over the years, but relatively flat in 2025, and the beginning of 2026. Again, if you go back 2023, 24, 25, 26, this would all be right around the same line.

Days on market, still stronger. And this is where, I think, as a seller, you gotta properly set expectations. In 07 to 2010, people were accustomed to being on the market, days on market, calculated from the day you go on a contract to the day you close, for 100 plus days. And then we got spoiled. This orange line right here, 2021, the hottest market of record. You know, we were all the way down to, in the 30s, really. And it was insanity how quickly homes would come on the market and go off, and the battles that people would have. Well, over the last couple of years, 2018, 2021, and 2025, we've seen some really steady time periods between 40 to 50 days, which is still very quick for most homes, but nowhere near the 100 plus days.

So again, properly setting expectations. Like, hey listen, our homes still are just gonna be on the market for 30, 60 days. We're nowhere near the 100 plus days where it was during the kind of great recession. Here is where the problem lies for prices to remain relatively steady. Like, this is the active monthly inventory between 2007 to 2010, all these purple lines. And then here is where we were at in 2021. No inventory, crazy price wars. And you know, we've kind of just leveled out. 2018 was probably one of the most basic housing markets. Interest rates were like four, four and a half percent.

Inventory was still relatively low. Prices were increasing at a relatively decent rate. And so this kind of just goes to show our active inventory is just kind of staying ho-hum, kind of a historically mediocre market, so to speak. Definitely not a down market, definitely not a hot market, but kind of like a steady eddy. Closed sales though, this was interesting. Our lowest amount of closed sales since 2007 to 2010 period, nowhere near our 2021 or 2018 or even 2025, this blue line, we're relatively low comparatively. So I will say, I think that's something to watch. Our demand are under contract properties.

There are so many buyers that are sitting on the sideline ready to go. Mortgage applications are up 8% versus one year ago. And so buyers are ready to go, but they're just being patient. They're like, I'm not gonna get into a rush. I think 2020 to 2022 set a foul taste in everybody's market. It's almost like you, I don't know, this is probably a bad analogy, but you slept with somebody, maybe you shouldn't have. And you just kind of wake up and you're like, gross. Like, I feel like I need to take a shower. And I feel like that's how people feel after the 2020 to 2022 real estate market. They're just like, gross.

I don't want to experience that ever again. And so buyers are kind of sitting on the sideline, they're taking their time, they're being patient. They're not wanting to get into price wars. In fact, I could go along this really not long story, but ultimately there was a house that we are under contract on now that was a great opportunity for my buyers where originally the house actually had three offers, multiple offers, six figures above list price. And my buyers go, no, I'm not competing. Long story short, that fell out of contract, they came back to us and we got it under contract at list price, super excited, tons of equity for these buyers, like as far as what the demand has been shown for this house.

But it kind of goes to show like that buyer was like, no, gross, I'm not doing this. I just am not doing it. And I feel the same exact way. Like I think having a little bit more balanced market, which is what it feels like we're in is a much more comfortable place. Now here's looking at mortgage rates since 2015. You know, the craziness when mortgage rates dropped below 3%, the slow time period when they were in 2022 to 2023, I mean, really I saw 7.5% rates, 8% rates in the October time period, October of 2022, and it stalled out the market. So I think between 5.5 to 6.5% really puts a balance on the market.

We go below 5.5, you're gonna see crazy demand. You will see that 2021 time period where people are like, yes, let's lock in, let's go. I'm ready to rock. So, you know, I would say right now we're in a very balanced market. Here is some kind of information for you as far as some homes that closed, 190 plus homes that closed in the month of May, 41% sold below list price, 34% sold at list price, and 25% sold above list price. Now one thing this does not take into consideration that is not a part of my data analytics is the price reductions before it sold at or a below list price. So there's actually a higher figure of homes that sold below list, below original list price, and a fewer homes that sold at list price.

So right now only 25% homes, which is still more than you would think, are selling above list price. Now, as far as what I would do for, you know, kind of here real quick, the market in general, neighborhood plus price plus turnkey condition, that is how you're going to generate demand for your property. Buyers right now, they are savvy, they are patient, and the buyer journey is significantly different than it's been in years past, like I talked about. It could be eight to 10 to 15 days before from the time they originally toured your house to the time they submit a contract. Now, as a listing agent, it is our duty to stay in touch with that buyer's agent, generate, you know, demand, curiosity, answer questions, and entice offers.

That's where we can bring value as a listing agent because buyers are definitely taking their time. Mortgage applications are up year over year, refinances are up, but I will say they were headed in a great direction for the market in general, selfishly, because the reality is, again, interest rates at 6% have just shown to level out the market while incomes have increased. So if you're trying to get into the market, you just want 6% mortgage rates for the next 15 years. You know, knock on wood, I don't want that. But mortgage rates at 6%, because while the median sales prices stay relatively flat, which they have since November of 2022, which I showed you, incomes are increasing.

So the ability to afford these houses is, you know, getting more attainable. But that being said, interest rates drop, which they were moving in that direction. There's a lot of opportunity. I posted a LinkedIn post about how interest rates have really impacted the multifamily sector. Now, I don't have the market experience or knowledge of what impacts could happen for commercial, multifamily, and then the ripple effect that it could have on the greater economy, because there is a ton of pressure on investors who bought four, five years ago with the hope that interest rates were gonna decrease, because a lot of these commercial loans are on five to seven year adjustable rate mortgages, essentially, that are amortized over 25 years.

And they got them at 6%, or 5%, and maybe they're gonna adjust up to 6.5%, or 7.5%, in their hopes where they're gonna be able to refinance at a lower rate, potentially offload the property, and there's a pretty well-known investor personality, Brandon Turner, and he lost $15 million on a single deal. Rents were up 30%, occupancy was at 95%, but because of the floating rate, they just couldn't make it work, and the refinance really caused harm to them. So interest rates are definitely something that we're watching, paying attention to, and people are hoping that they decrease, and I would say a very healthy market would be at between 5.5 to 5.75% for the long term.

Give me interest rates right there, forever, let's go. All right, now what should you do as a buyer or a seller in this market? For buyers, there's two real estate games going on right now. You gotta know which one you're playing in. If you walk into a house and there are multiple showings, very desirable, you can tell it's in a good neighborhood, the house has been very well maintained, and it seems to be priced pretty well because they're like, hey, I've toured two or three in this neighborhood, and this is awesome. Get ready to compete. 25% of homes are going over list price. You gotta be ready to come, appraisal gap, escalation clause, above list price, understand how high above list price you can go, and then as a buyer agent, we've dealt, we've played in this game, we understand the questions we need to ask the listing agent, how we can entice, how we can best position our buyer and put a package together to win that property.

On the flip side, the other side of the game is, hey, let's get aggressive, let's negotiate. We were just making offers on duplexes that clearly had been not very well maintained, rents weren't amazing, and our clients came in and said, sure, the first weekend, we'll be willing to take this property at a discount of X. And what is X? Well, that could be anywhere between two, three, 5%, depending on how aggressive. I mean, we have gotten very aggressive with some of our offers, and I will say, as a buyer agent representative, our job is to represent you, the buyer, to the best of our abilities.

If you ever have been told, I'm not willing to submit that offer, it's disgraceful from a real estate agent, that should be the last conversation. I mean, yes, understand as a buyer, there's kind of these kind of goals that we can reach, and I usually play within percentage points, but if you wanna submit an offer, and you're very willing, ready, and able to proceed with that offer, if it gets accepted, let's go. I mean, that's literally how I built some of my investments in my career, how I helped an investor last year buy a 10plex with an offer that was very aggressive. So understand and know which game you're playing in, because turnkey, hot neighborhoods, you're gonna have to go aggressive above list, tired sitting houses, get ready to negotiate hard, consider concessions, comparatively price reductions, depending on what situation you're in, understand the neighborhood dynamics.

Price reductions are extra opportunities on top of this, so if you see a house that has a price reduction, or maybe that's been sitting on the market for 20 days, and previously, they've been doing a reduction every 30 days, you can come in before that last final negotiation, because again, we talked about how 34% of homes are going at list price, well, that's after they've had a reduction, and when that home hits the price that it's going to sell at, it's likely that it could go at list price. So try to get in, strategize before that. Get pre-approved, be decisive, and be ready to move when the time comes.

As for sellers, I think testing the market right now is a waste of everyone's time. Last thing you want to do, and I'm actually, I've got a cabin that is on the market right now that's mine, and you kind of realize the stresses and annoyances of having a house that's on the market for sale. Preparedness, keeping the house in good condition, being ready to communicate, and last thing we want to do is just put the house on the market to see what will happen. There was a time period during the craziness that it didn't matter what price you put on the house. It was going to get an offer, it just was, and that's not the case anymore.

So the idea of testing the market, no. Motivated sellers are going to get done, looky-loos who are just kind of testing the market, they are going to sit. You got to be ready, you got to be motivated in this market to get a deal done. Prepare the home. You know, simple ones, the deep clean, declutter, depersonalize, that's going to get you 90% of the way there. Curb appeal, new mulch, grass-clipped fertilize, fresh address signs, you know, these are all things, if your house is tired, old carpet, old paint, smells, odors, you've got to be willing to prepare and invest in the house because otherwise what you're going to have is, on the other side, the other game, you're going to be playing two games as a seller too.

Is your house going to sell or is it going to sit and you're going to be negotiating? You want to be on the one that's going to sell. Price it right from day one, make it jump off the page. There are neighborhoods that have multiple houses for sale and unfortunately the houses that are for sale are relatively cookie cutter. All priced similarly, all sitting. Now, if you want to sell your house, you've got to make it jump off the page. SEO, photography, videography, 3D tours, floor plans, prepping it right and pricing it to move. Now, it's not a race to the bottom. There's definitely a patience game.

The goal is to net the most but you have to take into consideration your house isn't selling and you are motivated to sell, best leverage to do is a price reduction. So is it better to have a 3% price reduction after 30 days or price your house one to 2% under that market list and then negotiate 1% on top of that? It's all about the net versus kind of an ego game. You got to be ready to negotiate and I will say as a buyer representative, there was a seller that was very difficult to work with. They were not willing to negotiate. There was some outs as far as the contract goes. We leveraged them, we got our earnest money back and we went on to find the house that really was kind of the one that we wanted as a buyer and that seller is now sitting on the market.

So again, focus on the net versus winning the game. I think you can really get in deep water as a seller if you're just letting your ego get involved and negotiating to win versus to net the highest amount. As a seller, they come in from an inspection and they're asking for a percent of the list price. So if you're listed at $500,000 and they're asking for $5,000 in concessions, it is seriously worth considering comparatively, all of these things have to be looked at and negotiated and discussed because maybe you're priced so well that you don't need to do that. But most of the time, if you're gonna be negotiating a percent reduction at inspection to close the deal versus going on the market, sitting an additional 30 days and doing a two to 3% reduction, you got to make those decisions.

Be willing to negotiate. And then right now, stale listings are not fun but they are happening. Sometimes it's market dynamics, neighborhood. It is a little bit of a challenge. So that is today's market update. This is June 2nd, 2026. If you have any questions, feel free to comment. I will get back to you and answer. I appreciate you guys watching. And this is Fort Collins, Northern Colorado Real Estate Market 2026 for the data of May of 2026. Until next time, everybody. Have a great day.