Published October 25, 2026 in Market Update

One part of South Fort Collins got much tighter this summer

By Christopher Fry | Realtor

Real estate, South Fort Collins

Broad market headlines can miss what is happening street by street. The Federal Housing Finance Agency reported U.S. house prices up 2.6% from July 2025 to July 2026. That is a useful backdrop. But in ZIP 80528, the southeast corner of South Fort Collins, the Real Estate Data Aggregator counted something the national number does not show: inventory down 22.8% and sales up 21.2% in the same summer period. That combination tightens a market fast.

ZIP 80528: fewer homes, more buyers

The Real Estate Data Aggregator counted 122 homes for sale in ZIP 80528 during the three months ending August 31, 2026. That is nearly a quarter fewer than the same months of 2025. At the same time, 160 homes sold, up 21.2% year over year. Supply dropped to 2.3 months. That is a seller's market by most measures, though not every home moved fast.

Homes in ZIP 80528 went under contract faster, too. The Real Estate Data Aggregator found that 34.9% of listings went under contract within two weeks, up 7.6 points from the same period last year. Nearly 16% sold above list price, up 2.7 points year over year. Prices nudged up only 0.4%, so sellers are not pocketing windfalls. But well-priced homes are not sitting long.

The other two ZIP codes moved differently

ZIP 80525 and ZIP 80526 tell a calmer story. In 80525, the Real Estate Data Aggregator counted 220 homes for sale, up 0.5% from a year before, with 2.9 months of supply. In 80526, inventory grew 11.3%, reaching 157 homes, with 2.8 months of supply. Both ZIPs are still lean, but neither saw the sharp inventory drop that 80528 did.

ZIP 80526 had the fastest pace of the three. The Real Estate Data Aggregator found that 49.4% of its listings went under contract within two weeks, the highest share in South Fort Collins. Its median sale price of $569,000 rose 7.4% year over year, the biggest price gain of the three ZIPs. Sales were up 20.7%. More inventory came in, but buyers absorbed it quickly.

What this means if you are selling

In all three ZIPs, the Real Estate Data Aggregator shows sale-to-list ratios between 98.9% and 99.5%. Homes are selling close to asking price, but not far over it. That tells you pricing discipline still matters. In ZIP 80528 especially, where inventory is the tightest, a well-priced home has real competition working in its favor. An overpriced one still sits.

Rates are not helping buyers breathe easier. CNBC reported the average 30-year fixed rate at 7.41% as of late October 2026. Realtor.com noted rates topped 7% in September 2026. At those levels, buyers are watching their monthly payment closely. That makes list price strategy more important, not less.

What this means if you are buying

With only 2.3 months of supply in ZIP 80528, there is not much room to wait and see. The Real Estate Data Aggregator counted 126 pending sales there, even as new listings fell 15.2% year over year. Demand held up while supply shrank. If a home fits your needs and is priced fairly, the window to act is shorter than it was a year ago.

ZIP 80525 and ZIP 80526 give buyers a bit more breathing room. ZIP 80525 added new listings, up 5.3% year over year, with 232 homes sold and 2.9 months of supply. More choices, though still a lean market overall.