Published October 18, 2026 in Market Update

The southeast side was the tightest part of Fort Collins

By Jay L McCoy

Real estate, fort collins

Realtor.com reported that mortgage rates surged above 7% for the first time since January 2025. That is a real cost increase for any buyer. Yet the Real Estate Data Aggregator counted 160 homes sold in ZIP 80528, the Harmony area on the southeast side of Fort Collins, for the three months ending August 31, 2026. That was up 21.2% from the same months of 2025. Buyers were still active despite the higher borrowing cost.

The Real Estate Data Aggregator put months of supply in ZIP 80528 at 2.3 months, down 1.4 months from a year before. That is the tightest reading of any ZIP code in Fort Collins for this period. At the same time, homes for sale there fell 22.8% year over year, to 122 active listings. Fewer choices, more buyers: that is the condition sellers in this part of town are working with right now.

How the southeast compares with the rest of Fort Collins

The Real Estate Data Aggregator tracked all six Fort Collins ZIP codes together for the same period. Across the city, 923 homes sold, up 10.8% year over year, and homes for sale fell 8.3% to 955 active listings. The southeast side outpaced those citywide gains on sales volume and ran tighter on supply than any other area.

ZIP 80525: the other tight corner of the southeast side

ZIP 80525, also along the southeast side, showed 2.9 months of supply and 232 homes sold, up 6.4% from a year before, according to the Real Estate Data Aggregator. The median sale price there was $589,500, up 1.8%. Nearly 4 in 10 homes, 39.8%, went under contract within two weeks of listing, up 4.2 points from a year before. The southeast corridor as a whole moved faster than the city average.

What higher rates mean for buyers here

Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026, the highest share since October 2022. That softness is real in some parts of the country. It is less visible in the southeast side of Fort Collins, where the data shows buyers competing for a smaller pool of homes. If you are buying in this area, the monthly cost matters more than the list price alone. That includes the mortgage payment at current rates, property taxes and, for some newer subdivisions in Windsor and Severance nearby, metro district taxes and HOA dues. Always compare total monthly cost, not list price alone, when you look across town lines.

Fannie Mae, as reported by CNBC on October 14, 2026, forecast the 30-year fixed mortgage rate at 7.5% for all of 2027. CNBC also reported that pending home sales nationally were down 8.5% year over year in September. Fort Collins did not follow that national pattern in the three months ending August 31, 2026: the Real Estate Data Aggregator counted 833 pending sales across the city, up 1.2% from a year before.

A note for sellers in the southeast side

The Real Estate Data Aggregator shows that 34.9% of homes in ZIP 80528 went under contract within two weeks of listing, up 7.6 points from a year before. The average sale came in at 98.9% of list price. That means most sellers are getting close to what they ask, and a meaningful share of buyers are moving quickly. Pricing accurately still matters: the data does not show a market where any number works. It shows a market where well-priced homes are finding buyers.