Published November 1, 2026 in Market Update

The southeast side stayed the tightest part of Fort Collins

By Jay L McCoy

Real estate, fort collins

Realtor.com counted 1.16 million active listings nationally in September 2026. Fort Collins read differently. The Real Estate Data Aggregator counted just 2.3 months of supply in ZIP 80528, the southeast side along the Harmony area, for the three months ending August 31, 2026. Inventory there fell 22.8% from a year before. That gap between the national picture and this one corner of Fort Collins is the story.

Supply by area, three months ending August 31, 2026

The southeast side, ZIP 80528, had 122 homes for sale, down 22.8% from the same period in 2025, according to the Real Estate Data Aggregator. At the same time, 160 homes sold there, up 21.2% year over year. More buyers, fewer choices. That combination pushed supply to 2.3 months, the tightest reading in the market.

What the southeast side numbers show

Nearly 1 in 3 homes in ZIP 80528 went under contract within two weeks of listing, according to the Real Estate Data Aggregator. That share rose 7.6 points from a year before. Sellers there received 98.9% of their list price on average. Not every home sold above list, but 15.6% did, up 2.7 points from 2025.

How the rest of Fort Collins compared

The west side, ZIP 80526, was close behind at 2.8 months of supply. The Real Estate Data Aggregator counted 169 homes sold there, up 20.7% year over year, with a median sale price of $569,000, up 7.4%. Nearly half of homes in that ZIP went under contract within two weeks, 49.4%, the highest two-week contract rate in the market.

ZIP 80525, also on the southeast side, held 2.9 months of supply. The Real Estate Data Aggregator counted 232 homes sold there, the highest volume of any single ZIP in this market for the period. The median sale price was $589,500, up 1.8% from a year before.

The area around Old Town, ZIP 80524, had the most supply at 4.4 months. The Real Estate Data Aggregator counted 164 homes sold there, down 7.3% from a year before. Days on market ran 54, though that was 8 days shorter than the same period in 2025. Prices there rose 7.1% to a median of $593,366, so the slower pace did not push prices down.

ZIP 80521, which covers much of the west side and areas north of Old Town, saw days on market rise 16 days to 57. The median sale price dipped 2.7% to $535,000, the only ZIP in this market where the median fell. Supply held at 3.5 months, unchanged from a year before, according to the Real Estate Data Aggregator.

The broader context

While Fort Collins stayed competitive, the national picture was softer. Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. Mortgage rates topped 7% in September 2026 for the first time since January 2025, also according to Realtor.com. The Federal Housing Finance Agency reported that U.S. home prices rose 2.4% from August 2025 to August 2026. Fort Collins, by comparison, saw stronger price gains in most ZIP codes.

Across all Fort Collins ZIP codes combined, the Real Estate Data Aggregator counted 923 homes sold in the three months ending August 31, 2026, up 10.8% from a year before. Homes for sale across the market fell 8.3% to 955. New listings across the market also fell 4.1% to 996. The market absorbed more homes than it added.

What this means if you are buying or selling

If you are buying on the southeast side, supply is thin. The Real Estate Data Aggregator counted only 122 homes for sale in ZIP 80528 during this period. Clean terms and realistic timing still matter in a market this tight. If you are selling there, lower supply helps explain why that part of Fort Collins held its footing while some national markets softened.

If you are buying or selling in ZIP 80521, the picture is more patient. Days on market were 57, and the median price dipped slightly. That does not mean the area is struggling, but it reads differently from the southeast side, and it is worth understanding that before you price or make an offer.