Published October 4, 2026 in Market Update

More choice is back in Berthoud

By Jay L McCoy

Real estate, berthoud

The Real Estate Data Aggregator counted 193 homes for sale in ZIP 80513 during the three months ending July 31, 2026. That is up 12.9% from a year before. More homes on the market means your listing has more competition. Price and condition matter more now than they did last year.

Nationally, Realtor.com reported active listings grew 5.5% year over year, topping 1.16 million homes for sale. Berthoud's 12.9% gain runs more than twice that pace. Buyers here have more to look at than buyers in most of the country.

Supply is up, and homes are taking longer to sell

The Real Estate Data Aggregator shows 5.5 months of supply in ZIP 80513, up 1.2 months from last year. The median home sat on the market 67 days. That is 6 days longer than the same period in 2025. Not every home sold fast. Sellers who priced carefully still found buyers.

Prices held up, and most sellers got close to their ask

The Real Estate Data Aggregator put the median sale price in ZIP 80513 at $610,000 for the three months ending July 31, 2026. That is up 6.5% from the same months of 2025. The Federal Housing Finance Agency reported U.S. house prices rose just 2.6% in the year to July 2026. Berthoud outpaced the national number by a wide margin.

The Real Estate Data Aggregator found the average sale price ran at 98.7% of list price. That is up 0.3 points from a year before. Most sellers gave up very little from their asking price. Still, with rates climbing, buyers are watching every dollar.

CNBC reported the average contract rate on a 30-year fixed mortgage hit 7.30%. Mortgage News Daily put it even higher, at 7.58% on one day in late September. Realtor.com noted rates topped 7% for the first time since January 2025. Higher rates slow buyers down. That is part of why homes are sitting longer.

A small bright spot: fast contracts are up

The Real Estate Data Aggregator found that 24.3% of Berthoud homes went under contract within two weeks of listing. That share is up 5.5 points from a year before. So well-priced homes are still moving quickly. The rest are waiting longer.

Realtor.com also reported that 20.8% of listings nationwide took a price cut in September. That is the highest share since October 2022. Berthoud sellers who price right from the start avoid that conversation.

Sales volume dipped, but pending deals are close behind

The Real Estate Data Aggregator counted 107 homes sold in ZIP 80513 during the three months ending July 31, 2026. That is down 13% from a year before. Pending sales came in at 103, down 8%. Fewer closings, but buyers are still writing offers. The market did not stop. It slowed.