Published November 1, 2026 in Market Update

Fort Collins is not moving as one market right now

By Christopher Fry | Realtor

Real estate, Primary market

Realtor.com put the median U.S. days on market at 64 days for the week ending October 24, 2026. That number sounds tidy. The problem is that Fort Collins is not one market. The Real Estate Data Aggregator counted homes sitting anywhere from 42 days to 57 days depending on the ZIP code, for the three months ending August 31, 2026. Use the national number to set your strategy and you could price too high, move too slow, or make an offer that misses the mark.

Days on market by ZIP code, three months ending August 31, 2026

That is a 24-day spread from the fastest ZIP to the slowest. A seller in 80526 and a seller in 80534 are living in two different markets right now, even though they are a short drive apart. Broad talk about the Fort Collins market will not tell you which one you are actually in.

The west side of Fort Collins is moving the fastest

The Real Estate Data Aggregator counted 169 homes sold in ZIP 80526 in the three months ending August 31, 2026, up 20.7% from the same period a year before. The median sale price there rose 7.4% to $569,000. Nearly half of all homes, 49.4%, went under contract within two weeks of listing. That is the strongest two-week rate in this market.

ZIP 80525, the southeast part of Fort Collins, is close behind. The Real Estate Data Aggregator counted 232 homes sold there, up 6.4%, with a median of 46 days on market and 39.8% going under contract within two weeks. Months of supply sat at 2.9, the second lowest in the market.

Some parts of the market are taking longer and showing more supply

Johnstown's 80534 is a different story. The Real Estate Data Aggregator counted 66 median days on market there, up 2 days from a year before. Only 18.5% of homes went under contract within two weeks. Pending sales dropped 20.8% compared with the same three months of 2025. Prices held flat, which is not bad, but sellers there need to be patient and priced right from the start.

Berthoud's 80513 had the highest median sale price in the group at $635,000, up 8.6%. But the Real Estate Data Aggregator also counted 6.2 months of supply there, up 2.3 months from a year before, and homes sold fell 19.7%. More inventory and fewer buyers means sellers there have less room to push on price, even as the median ticked up.

Prices dipped in a couple of spots too

The Real Estate Data Aggregator showed the median sale price in ZIP 80521, the older northwest part of Fort Collins, down 2.7% to $535,000. Days on market there rose 16 days compared with a year before, the largest increase in the group. More homes are sitting longer and selling for a little less. That does not mean 80521 is broken. Homes sold there were actually up 13.5%, so buyers are active. But sellers need to be honest about where prices actually are.

Loveland's 80538 saw its median price slip 2.8% to $505,350, even as the number of homes sold jumped 19.5%. More sales, lower prices. That tells you buyers are finding value there, but they are not paying over ask. The share of homes that sold above list price fell 4.8 points to 13.9%.

Where rates sit right now

Freddie Mac put the 30-year fixed rate at 7.24% as of October 29, 2026. The 15-year averaged 6.60%. Realtor.com noted that rates climbed above 7% for the first time since January 2025. That is real pressure on buyers' budgets, and it is part of why some parts of the market are moving more slowly than others.

How the ZIPs compare side by side

One street can read differently from the whole ZIP

These ZIP-level numbers tell a useful story, but they are still averages. A single street or neighborhood inside a ZIP can behave differently from the numbers above. Condition, price point, and how a home is presented all shape the result. The ZIP tells you the general direction. Your specific home tells you the rest.