We're always excited to turn the calendar page and start out a new year with renewed optimism and the expectation that "things are gonna be alright". Sometimes, we tell ourselves those things to detract from the fears we have about the future - willing the good to come in to outshine the scary. Luckily, so far, so good - but we're only a month in. There are both headwinds and tailwinds to the market in 2026, which leads me to project we won't have a massive move one way or the other. The difficult thing to project are the large political and economic fears that affect both buyers and sellers - commodity/stock market/crypto declines and changes to monetary policy or leadership - all of these can quickly turn optimism into pessimism. For now, I'm looking for the good stuff. Interest rates are about 1% lower than they were last year at this time. This gives buyers more buying power and opportunity, while bringing sellers more demand when it comes time to sell. Time will tell!
THE CRAFT BROKER
NORTHERN COLORADO HOMES
2026 Starts Out Tame, Is Turbulence Ahead?
Jared Reimer - The Craft Broker
NORTHERN COLORADO MEDIAN HOME VALUES
NORTHERN COLORADO HOME SALES
FORT COLLINS (IRES AREA 9, INCLUDING FORT COLLINS, WELLINGTON, TIMNATH, & WESTERN LARIMER COUNTY)
The Fort Collins market fared well in January as compared to January 2025. Sales were even with 2025 figures, 123 in total. Many of these were written contracts in December, when rates were essentially at their lowest, and when sellers were at their most willing to negotiate. Median values came down to $586,000, as compared to $593,000 in January of 2025, a 1.18% decline. Nothing major, but if we stack multiple months of declines, 2026 will turn out much differently than 2025 in Fort Collins.
LOVELAND/BERTHOUD (IRES AREA 8, INCLUDING LOVELAND, BERTHOUD, & SW LARIMER COUNTY)
The Loveland/Berthoud market in January was similar to Fort Collins, one extra sale as compared to 2025, bringing to total to 101 homes sold. This is a solid mark, and has been consistent over the last 3 years. Median value hit $535,000, equaling the mark from January 2025 - no declines is great this time of year.
GREELEY/EVANS (IRES MAIL CITIES GREELEY AND EVANS)
The Greeley/Evans market struggled a bit from a sales perspective, down 14% from 2025 to just 62 sales. While the 14% number seems large, it really does just represent a 10 home difference. Median value was not down much, just 1.06% to $419,995, which has been consistent (+/-) over the last 3-4 years at this point. While it is not sexy or exciting, a consistent market in the face of incredible challenges over the last half decade is something to be proud of.
INVENTORY
With inventory taking a steep nose dive in December (thankfully), we saw neither decline nor advance in inventory in January. This is key - the less inventory that pops up, the more competition there will be for buyers early in the year. This will hopefully prop up prices and get homes sold in a quicker manner. The big caveat is new listings coming to the market, which did pop up quite a bit in January across all three markets. If we see steep increases in new listings, we will have too much inventory leading to stagnant listings. Zombie listings are real - those pulled off the market late last year, only to re-list in the new year. This could complicate the early spring market, over saturating the market and pulling prices down. Stay tuned.
PERCENT OF LIST PRICE TO SOLD PRICE
The "discount" rate has been slowly coming down since June when most markets were in the 99-100% range of sold vs list price. Buyers are still holding firm on lower asking prices with all 3 markets below 98%. Buyers in Loveland are getting the steepest discount at 97%, Fort Collins next at 97.2% and Greeley at 97.6%. It is typical as the spring season comes that motivations to get moving overshadow saving a percent or two, so let's hope this does not decline more, for sellers' sake.
I provide the expert guidance, resources and confidence to easily make a move in Northern Colorado. Every real estate transaction is unique and I work closely with you to develop a plan, strategy and approach to get the most out of your next sale or purchase. If you, a friend or a neighbor have a real estate need, please get in touch with me | Jared@TheCraftBroker.com or 970.222.1049
About the Author: Jared Reimer is a native Coloradoan and Partner at Elevations Real Estate in Old Town Fort Collins. He’s a community advocate, business champion, blogger, leader, tireless volunteer, innovator, thinker and expert on all things real estate in Fort Collins and surrounding Northern Colorado. You’re likely to find Jared spending quality time outside with his wife, Kacie, and kids, Hudson and Isla, or visiting with friends and clients throughout Fort Collins and Northern Colorado. Call or text Jared at 970.222.1049 or email him at Jared@TheCraftBroker.com