Published October 18, 2026 in Market Update

Fort Collins still has tight pockets, even with higher mortgage rates

By Christopher Fry | Realtor

Real estate, Primary market

Freddie Mac put the 30-year fixed rate at 7.40% as of October 15, 2026. That is not a small number. But the Real Estate Data Aggregator's counts for the three months ending August 31, 2026 tell a more complicated story. Some Fort Collins ZIP codes are still moving quickly. Others are sitting longer. The rate is the same for everyone. The market is not.

The ZIP code that stands out most

In ZIP 80526, the Real Estate Data Aggregator counted 49.4% of homes going under contract within two weeks of listing, for the three months ending August 31, 2026. Nearly half of all listings were gone in two weeks. Sellers there had 2.8 months of supply, which is tight. Buyers competing in that area need to be ready to move.

ZIP 80525 was close behind. The Real Estate Data Aggregator showed 39.8% of homes there going under contract within two weeks, with 2.9 months of supply. The median sale price was $589,500, up 1.8% from the same period in 2025. That ZIP also saw 19% of homes sell above list price, up 4.3 points from a year before.

How the ZIP codes compare on speed

ZIP 80521 showed 37.8% of homes going under contract within two weeks. But the median sale price there dipped 2.7% from a year ago, landing at $535,000. More homes were for sale, up 10.7% year over year. So buyers had more choices, but the best-priced homes still moved fast.

Where things moved slower

ZIP 80513, which covers Berthoud, told a different story. The Real Estate Data Aggregator counted 6.2 months of supply there for the three months ending August 31, 2026, up 2.3 months from a year before. Only 18.5% of homes went under contract within two weeks. Homes for sale rose 26.8% year over year. Sellers there are working in a softer pocket of the market.

ZIP 80534, which covers Milliken, also sat at 4.2 months of supply with a median of 66 days on market. Pending sales fell 20.8% from a year ago. Prices held flat at $494,900. That is not a collapsing market, but sellers there need realistic expectations on both price and timeline.

What the national picture adds

Nationally, the National Association of Realtors reported existing-home sales at 3.99 million units in September 2026, with inventory at 1.60 million homes. Prices were up 1.3% nationally. That backdrop matters because it shows buyers across the country are still buying, even at 7.40% rates. Local Fort Collins demand is not happening in a vacuum.

The National Association of Realtors also noted that for-sale listings were growing nearly 7% year over year nationally, according to Realtor.com as of October 15, 2026. In some Fort Collins ZIPs, inventory is actually tightening. That split is worth paying attention to.

A full look across Fort Collins ZIP codes

What this means if you are buying

In ZIPs 80526 and 80525, clean offers and quick decisions still matter. The Real Estate Data Aggregator showed 22.5% of homes in 80526 selling above list price for the three months ending August 31, 2026, up 2.5 points from a year before. You may not have days to think it over on the right home.

In 80513 or 80534, you have more room. More inventory, longer days on market, and softer pending numbers give buyers more time and more leverage. That does not mean every home is a deal, but you are not in the same race.

What this means if you are selling

In 80526, the Real Estate Data Aggregator counted 169 homes sold in the three months ending August 31, 2026, up 20.7% from a year before. Prices rose 7.4%. The sale-to-list ratio was 99.5%. A well-prepared, well-priced home there is in a good position.

In 80513, homes sold fell 19.7% year over year. Supply rose 2.3 months. Pricing needs to reflect what is actually selling, not what you wish the market was. The median was $635,000, up 8.6%, but fewer homes are moving. Price and condition still do the work.