Published October 25, 2026 in Market Update

Windsor buyers are still moving, even with rates above 7%

By Jay L McCoy

Real estate, windsor

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is a real cost for buyers. Yet the Real Estate Data Aggregator counted 543 pending sales across the Windsor area in the three months ending August 31, 2026. That is down only 2% from the same months of 2025. Buyers are still writing contracts.

For sellers, that number matters. It means there are active buyers in this market right now, even with rates where they are. For buyers, it means you are not the only one moving forward. The market has not stopped.

What the Windsor ZIP code shows

In Windsor's ZIP code 80550, the Real Estate Data Aggregator recorded a median sale price of $585,000 for the three months ending August 31, 2026. That is up 5.1% from the same months of 2025. Prices moved higher even as rates climbed.

Homes in 80550 sold in a median of 61 days, which is 10 days shorter than the same period last year, according to the Real Estate Data Aggregator. Not every home sold quickly, but the pace actually improved year over year. The Real Estate Data Aggregator also counted 330 pending sales in 80550 alone, up 5.1% from a year ago.

One note for buyers comparing newer Windsor subdivisions with older Fort Collins homes: a similar list price can mean a very different monthly payment. Newer Windsor subdivisions often carry metro district taxes and HOA dues on top of the mortgage. Always look at total monthly cost, not list price alone.

Homes that sold fast

The Real Estate Data Aggregator found that 24.2% of Windsor homes went under contract within two weeks of listing. That share is up 1.9 points from a year ago. Priced well, a home here can still move quickly.

Johnstown and Milliken tell their own stories

Johnstown and Milliken are their own towns, and their numbers read differently from Windsor's. The Real Estate Data Aggregator counted 180 homes sold in Johnstown (80534) and 35 in Milliken (80543) over the same three months. These are separate markets with separate price levels.

Milliken's median sale price held at $445,000, unchanged from a year ago, according to the Real Estate Data Aggregator. Johnstown's median also held flat at $494,900. In both towns, sellers received close to their asking price. The Real Estate Data Aggregator put Johnstown's average sale-to-list ratio at 99.6% and Milliken's at 99.1%.

Milliken's pending sales jumped 60.7% year over year, to 45, per the Real Estate Data Aggregator. That is a small sample, so one or two extra contracts move the percentage a long way. Still, it is worth noting for buyers who are looking at that town.

The rate picture, in plain terms

Realtor.com reported that rates crossed 7% for the first time since January 2025. CNBC noted that a monthly payment on a 30-year fixed mortgage on a median-priced home took up roughly 33% of a median family's income in 2025, compared with 26% in 2022. That gap is real. It is one reason some buyers are taking longer to decide.

Even so, the Windsor area's pending sales number, 543 for the three months ending August 31, 2026, shows that buyers are still making decisions. The Real Estate Data Aggregator also counted 655 new listings across the three ZIP codes in that same period, up 6.9% from a year ago. More homes came to market, and buyers absorbed most of them.

What this means for sellers

The Real Estate Data Aggregator found that only 11.5% of Windsor homes sold above list price, down 4.5 points from a year ago. Bidding wars are less common than they were. Pricing accurately matters more now than it did in 2024 or 2023.

Homes for sale across the three ZIP codes fell 6.7% year over year, to 692, per the Real Estate Data Aggregator. Less inventory means less competition for sellers, but it also means buyers have fewer choices. That balance is roughly even right now.

One ZIP code's numbers tell the broad story. Your street can read differently. Schools in Windsor and the surrounding area are in Weld RE-4, not Poudre School District. Always verify the school boundary for a specific address directly with the district. If you have questions about what these numbers mean for your home or your search, I am glad to help.