Published October 18, 2026 in Market Update

Loveland is splitting into two speeds

By Jay L McCoy

Real estate, loveland

As of October 18, 2026, Loveland is not one market. The Real Estate Data Aggregator counted three ZIP codes here for the three months ending August 31, 2026. Two of them moved at a steady pace. One moved much more slowly. Where your home sits determines your leverage, not the citywide average.

The number that tells the story

Months of supply measures how long it would take to sell every home currently listed, at the current pace of sales. Below four months generally favors sellers. Above six months generally gives buyers more room. The Real Estate Data Aggregator found all three in Loveland for the three months ending August 31, 2026.

ZIP 80513 rose 2.3 months from a year before, according to the Real Estate Data Aggregator. ZIPs 80537 and 80538 each fell, by 1.1 months and 0.8 months respectively. The two faster areas tightened while the slower one loosened.

ZIP 80513: more homes, fewer sales

The Real Estate Data Aggregator counted 189 homes for sale in 80513 for the three months ending August 31, 2026. That is up 26.8% from the same period in 2025. At the same time, homes sold fell 19.7%, to 94. More supply coming in, fewer buyers closing. That combination pushed supply to 6.2 months.

The median sale price in 80513 rose 8.6% to $635,000, per the Real Estate Data Aggregator. That is the highest median of the three ZIP codes. Higher prices and fewer buyers is a combination worth watching if you are selling here. Buyers in 80513 have more homes to choose from and more time to decide.

ZIPs 80538 and 80537: steadier ground

The Real Estate Data Aggregator counted 288 homes sold in 80538 and 202 in 80537 for the three months ending August 31, 2026. Both were up sharply from a year before, 19.5% and 26.3%. Pending sales rose too, up 7.1% in 80538 and up 22.1% in 80537. Buyers are still moving in these two areas.

Prices dipped a little in both areas. The Real Estate Data Aggregator shows the median sale price in 80538 fell 2.8%, to $505,350. In 80537 it fell 1.2%, to $515,000. Small declines, not large ones. Homes still sold close to list price in both ZIP codes, at 98.9% in 80538 and 98.3% in 80537.

How the wider picture fits in

Realtor.com reported that 20.8% of listings nationally had price cuts in September 2026, the highest share since October 2022. Mortgage rates climbed above 7% for the first time since January 2025, also per Realtor.com. Those two facts help explain why buyers across the country are slower to commit. Loveland's 80513 reflects that national mood more than 80537 and 80538 do right now.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. That national gain sits between the 80513 gain of 8.6% and the small declines in 80537 and 80538. A citywide or national number does not tell you which of those three situations you are in.

What this means for buyers

In 80513, you have more homes to look at and sellers who have waited longer. That can mean room to ask for repairs or a price adjustment. In 80537 and 80538, the Real Estate Data Aggregator shows that about 1 in 3 homes went under contract within two weeks of listing, 34.2% in 80537 and 32.5% in 80538. Moving carefully is fine, but waiting long in those two areas carries more risk.

What this means for sellers

In 80537 and 80538, supply is low and sales volume rose. Pricing close to market value still produces results. In 80513, the Real Estate Data Aggregator shows 189 homes competing for 94 buyers. A seller there is not competing with the whole city. They are competing with 188 other listings in their own ZIP code. Price and condition matter more when supply is that high.