Published October 11, 2026 in Market Update

Fort Collins sales rose even as listings fell overall

By Jay L McCoy

Real estate, fort collins

Here is the one fact that changes what you should do right now. Sales are up and inventory is down. That combination means buyers are competing for fewer homes, and sellers are seeing steady demand. I want to walk you through what the numbers show, ZIP code by ZIP code, as of October 11, 2026.

The city-wide picture

Nationally, Realtor.com reported that active listings grew 5.5% year over year, topping 1.16 million homes for sale. Fort Collins moved the other way. The Real Estate Data Aggregator counted 955 homes for sale across Fort Collins in the three months ending August 31, 2026, down 8.3% from the same months of 2025. At the same time, 923 homes sold, up 10.8%. More buyers, fewer choices.

One more number worth noting: CNBC reported that the average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances increased to 7.49% as of the week ending October 7, 2026. Realtor.com also noted that mortgage rates topped 7% in September 2026 for the first time since January 2025. Rates at that level affect what buyers can afford, and they are part of why pricing a home carefully matters right now.

How each part of Fort Collins read

The numbers below come from the Real Estate Data Aggregator for the three months ending August 31, 2026. Each ZIP code tells a slightly different story. I will note what stands out in each one.

ZIP 80526: the west side and foothills area

The Real Estate Data Aggregator counted 169 homes sold in ZIP 80526 in the three months ending August 31, 2026, up 20.7% from a year before. The median sale price came in at $569,000, up 7.4%. Homes sat on the market a median of 42 days, unchanged from 2025. Nearly 1 in 4 homes, 22.5%, sold above list price. Supply stood at 2.8 months. Almost half of all listings, 49.4%, went under contract within two weeks of hitting the market. This part of Fort Collins moved with more consistency than most.

ZIP 80521: Old Town and Old Town North

ZIP 80521 covers Old Town and Old Town North, two distinct areas that I want to be clear about: Old Town is the historic core, and Old Town North is a newer infill area to its north. They are not the same place, and price per square foot reflects that difference. The Real Estate Data Aggregator counted 101 homes sold in ZIP 80521 in the three months ending August 31, 2026, up 13.5%. The median sale price, however, dipped 2.7% to $535,000. Homes took a median of 57 days to sell, which is 16 days longer than the same period in 2025. That is the largest increase in days on market of any ZIP code in this report. Supply held at 3.5 months, unchanged. Pricing carefully here is worth extra attention.

ZIP 80524: north Fort Collins and the area toward Wellington

ZIP 80524 showed a split picture. The median sale price rose 7.1% to $593,366, but the number of homes sold fell 7.3% to 164. New listings dropped 21.9%, the sharpest decline of any ZIP code here. Homes for sale fell 18.1%. Supply came in at 4.4 months, the highest of the six ZIP codes. Days on market improved, falling 8 days to 54. The share of homes sold above list price slipped 3.9 points to 15.9%. Buyers have a little more room to negotiate here than in some other parts of Fort Collins, though inventory is tightening.

ZIP 80525: the southeast side and the Harmony area

ZIP 80525, which covers much of the southeast side along Harmony Road, had the highest volume of any ZIP code. The Real Estate Data Aggregator counted 232 homes sold in the three months ending August 31, 2026, up 6.4%. The median sale price was $589,500, up 1.8%. Days on market fell 4 days to 46. Supply tightened slightly to 2.9 months. The share of homes sold above list price rose 4.3 points to 19%. Nearly 4 in 10 listings, 39.8%, went under contract within two weeks. This part of Fort Collins remained active and fairly consistent.

ZIP 80528: southeast Fort Collins, toward the Harmony and Ziegler area

ZIP 80528 had the tightest supply of any ZIP code in this report. The Real Estate Data Aggregator counted 2.3 months of supply, down 1.4 months from a year before. Homes for sale fell 22.8%. Sales rose 21.2% to 160 homes. The median sale price was $675,000, up just 0.4%. Days on market fell 10 days to 47. The share of homes that went under contract within two weeks rose 7.6 points to 34.9%. Realtor.com noted nationally that price cuts hit 20.8% of listings in September 2026, the highest share since October 2022. That national pressure has not shown up the same way in ZIP 80528, where supply is quite lean.

ZIP 80547: Windsor and Severance

ZIP 80547 covers Windsor and Severance, which are their own towns, not neighborhoods of Fort Collins. I want to be direct about one thing buyers should know: newer subdivisions in Windsor and Severance often carry metro district taxes and HOA dues in addition to the base property tax. A similar list price to a Fort Collins home can mean a meaningfully different monthly payment. Always compare total monthly cost, not list price alone, when looking across these towns. The Real Estate Data Aggregator counted 97 homes sold in ZIP 80547 in the three months ending August 31, 2026, up 26%, the largest percentage gain of any ZIP code here. The median sale price was $719,900, up 2.8%, and the highest median of the six. Days on market fell 16 days to 68, though 68 days remains the longest of any ZIP code in this report. The share of homes that went under contract within two weeks rose 14.6 points to 28.9%, a notable shift. Supply fell 1.9 months to 3.4 months. Homes are moving more quickly than they were, but buyers still have more time to decide here than in most Fort Collins ZIP codes. Verify school boundaries for any specific address with Weld RE-4, as Windsor and Severance are in that district, not Poudre School District.

How quickly homes went under contract, by ZIP code

Months of supply: how much room buyers have

What the national picture adds

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026, and 0.3% from the previous month in July, on a seasonally adjusted basis. Fort Collins price gains in most ZIP codes outpaced that national figure. Realtor.com reported that price cuts hit 20.8% of listings nationally in September 2026, the highest share since October 2022. That pressure is real in some parts of the country. In Fort Collins, the data from the Real Estate Data Aggregator shows most ZIP codes with sale to list ratios near or above 99%, which suggests sellers here are not giving up as much ground as the national trend implies.