Published October 25, 2026 in Market Update

Loveland sales are up, even with fewer homes for sale

By Christopher Fry | Realtor

Real estate, Loveland

Demand is still showing up in Loveland. That is the clearest takeaway from the three months ending August 31, 2026. The Real Estate Data Aggregator counted 490 homes sold across Loveland's two ZIP codes combined, up 22.2% from the same period in 2025. That happened while the number of homes for sale actually dropped. Buyers are still moving, even with rates above 7%.

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That matters because CNBC reported that a monthly payment on a median-priced home now takes up roughly 33% of a median family's income, compared to 26% in 2022. Buyers feel that. It is one reason price and preparation matter more than they did a few years ago.

Pending sales across Loveland rose 13% year over year, per the Real Estate Data Aggregator. That tells you the pipeline is healthy going into the fall. More homes went under contract, even with fewer choices on the market.

What each ZIP code looked like

The two Loveland ZIP codes tell a similar story, with a few differences worth knowing.

In 80538, the Real Estate Data Aggregator counted 288 homes sold, up 19.5% from a year ago. The median sale price came in at $505,350, down 2.8% from the same period in 2025. Homes sat on the market a median of 61 days, three days longer than last year. Sellers still got 98.9% of their list price on average.

In 80537, 202 homes sold, up 26.3% year over year, according to the Real Estate Data Aggregator. The median sale price was $515,000, down 1.2% from 2025. Homes moved a little faster there, with a median of 54 days on market, though that was five days longer than last year. Sellers averaged 98.3% of list price.

Prices dipped a little. Here is what that means.

Median prices fell modestly in both ZIP codes compared to a year ago. That is a small, honest dip, not a freefall. Nationally, the Federal Housing Finance Agency reported that U.S. home prices rose 2.6% from July 2025 to July 2026. Loveland's slight pullback reflects buyers watching their monthly costs closely, not a market losing confidence.

Realtor.com noted that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That is a national backdrop worth understanding. In Loveland, homes still sold at 98.9% and 98.3% of list price. Sellers who priced well were not giving much away.

How quickly are homes moving?

About a third of homes went under contract within two weeks of listing. In 80538, the Real Estate Data Aggregator put that share at 32.5%, up 1.3 points from a year ago. In 80537, it was 34.2%, though that was down 8.1 points from last year. Well-priced, well-prepared homes are still finding buyers quickly. The ones that sit are usually the ones that need a second look at their price.

Supply is still tight

Months of supply came in at 3.2 months in 80538 and 3.3 months in 80537, per the Real Estate Data Aggregator. Both are down from a year ago. A balanced market typically sits around five to six months. Loveland is still on the tighter side, which is part of why sales volume held up even as rates climbed.

What this means if you are selling

Demand is real, but buyers are doing the math on their monthly payment. With rates above 7%, per Realtor.com, a home priced too high sits longer. The homes selling close to list price are the ones that were priced honestly from day one and showed well. Preparation and pricing are not optional right now.

What this means if you are buying

You have a little more time than buyers did two years ago. Median days on market are 54 to 61 days. That is not a fire drill. But the homes that are priced right are still going quickly. About a third go under contract within two weeks. Know what you want, and be ready when the right one shows up.

One more thing: these numbers cover whole ZIP codes. One street, one neighborhood, or one price range can read very differently from the ZIP code average. If you want to know what the numbers look like for your specific home, send me a message.