THE CRAFT BROKER
NORTHERN COLORADO HOMES
Inventory Still Increasing, Buyers Still Cautious
Jared Reimer - The Craft Broker
NORTHERN COLORADO MEDIAN HOME VALUES
NORTHERN COLORADO HOME SALES
While it isn't quite a perfect storm yet, there are some difficult trends popping up in the back half of 2026 - neither look particularly sunny from my perspective and it can have major impacts on what the next several months hold. The biggest issue: inventory. Typically we see peak inventory in August or September. Where it gets messy is the fact that we have the highest inventory levels in over a decade, in all three markets, with less buyer demand than typical. To get these homes sold in this higher rate environment, sellers will need to relax their expectation on prices to sell these homes, or the winter is going to be a very long one.
FORT COLLINS (IRES AREA 9, INCLUDING FORT COLLINS, WELLINGTON, TIMNATH, & WESTERN LARIMER COUNTY)
The Fort Collins market saw 18% fewer sales in September, as compared to September 2025. To be fair, in September of 2025, interest rates were nearly a point lower and indications at the time were that they would remain level, so buyers had more stability and confidence in their decision to purchase. Fast forward to now and rates are 7.25%, buying power is diminished, and here we are. Median value is down to $585,000 in Fort Collins, just 2.5% below September 2025 figures. New listings across Fort Collins are falling from highs in early Spring, but inventory is not being snatched up at all.
LOVELAND/BERTHOUD (IRES AREA 8, INCLUDING LOVELAND, BERTHOUD, & SW LARIMER COUNTY)
The Loveland/Berthoud market market had "the best" month in the region, however, the trends were similar. Sales were down 16% from September 2025, however median values did slightly increase to $559,100. New listings in Loveland strangely increased in September, which is rare this late in the season. Any further increase in new listings will only continue to further exacerbate inventory levels. With fewer eager buyers, this will not be an easy quarter for home sellers in Loveland.
GREELEY/EVANS (IRES MAIL CITIES GREELEY AND EVANS)
The Greeley/Evans market was hit similarly to the rest of the region, sales dropped 20% compared to last year. Just 94 homes closed in Greeley/Evans and it is continuing to trend downwards. Just like the rest of the region, median value held steady at $430,000, up marginally from last year. Like Loveland/Berthoud, there was a slight uptick in inventory in September.
INVENTORY
We have not had these inventory levels regionally in well over a decade, so we are fighting an uphill battle. Monthly supply is continuing to climb, all three markets above the 3 month mark. Until conditions get more favorable for buyers (interest rates receding, or prices receding) it will be difficult to get the market moving again. Luckily, with winter approaching, there is a good chance many of these lingering listings will get pulled from the market, which may improve conditions slightly. If they return in the spring, we will be right back here again.
PERCENT OF LIST PRICE TO SOLD PRICE
Sellers need to understand that this is not a market where you can "see what happens" with an overpriced listing. This will kill your momentum and decrease the likelihood of a simple sale. All three markets have seen further reductions in sale to list price ratios, all within the 97% range, meaning buyers are getting a 3% discount on home prices on average, which does not include concession for inspections or concessions for closing costs. Be realistic with the market and understand what it takes to sell.
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