If you've been trying to figure out whether now is a decent time to buy or sell in Northern Colorado, and every single person you ask gives you a different answer, I pulled all the numbers for August in all three cities. Fort Collins, Loveland, and Greeley. Let's just look at them together.

Here's the number that's going to get shared everywhere: Fort Collins median sales price came in at $646,000 in August. Last August it was $680,000. That's down 5%, and it's real data. Now here's the number nobody's going to post: in that same city, in the same month, the median price per square foot went up from $247 last August to $248 this August. So which is it? Did Fort Collins lose 5% of its value or did nothing happen at all?

This is the Fort Collins market update for August 2025, covering all three big dogs in Northern Colorado: detached homes, townhomes and condos, how we stack up against the national numbers, and what I think September, October, and November actually look like moving forward. If you're thinking about a move up here, considering selling or investing, give my team and I a call, text, or email. We would love to be an asset on your team, whether you're three months out or three years out.

Table of Contents

• Understanding Median Price: Why Fort Collins Didn't Really Drop 5%
• Fort Collins: Flat Appreciation in a Mild Seller's Market
• Loveland: The Healthiest Market of the Three Cities
• Greeley: Three Years of Flat Appreciation
• Townhomes and Condos: A Softer Market Across All Three Cities
• Northern Colorado vs National Numbers: Selling More, Appreciating Less
• Interest Rates Moving the Wrong Direction This Fall
• Projections for September, October, and November
• Which Northern Colorado City Is Right for You
• Practical Advice for This Market
• Conclusion

Understanding Median Price: Why Fort Collins Didn't Really Drop 5%

Let me explain median because I think this is the single most misunderstood number in all of real estate and it causes so much unnecessary panic. Median just means take every home that sold, line them up smallest to biggest, and grab the one right in the middle. That's it. That's the whole calculation.

Look at this. Month one, seven homes sell: $450,000, $500,000, $550,000, $600,000, $650,000, $700,000, $750,000. The middle one is $600,000. Median's $600 grand. Month two, a slightly different group of homes sell, a little bit smaller across the board. Now the middle one is $550,000. Median just dropped $50,000.

Here's the thing: not one single home in that picture lost a single dollar of value. Nothing happened to anybody's house. A different mix of homes sold. That's all. That's what we call the mix problem. And it's exactly what happened in Fort Collins last month.

Price per square foot is how you get around it, because now you're not asking what did the middle house cost. You're asking what did people actually pay per square foot. That's apples to apples. And in Fort Collins, that number went up 0.4%. So no, Fort Collins didn't drop 5%. It basically went flat. And I want to be fair here: flat is still flat. 0.4% is nothing. I'm not going to sit here and tell you we're booming. But flat and down 5% are two completely different conversations, especially if you're deciding whether to list this fall.

Fort Collins: Flat Appreciation in a Mild Seller's Market

Fort Collins came in at a $646,000 median in August, $248 per square foot, three months of supply, and 44 days on market for detached homes. That price per square foot number is up only 0.4% from last year, which is essentially flat appreciation. The median is down 5% from last August's $680,000, but as I just showed you, that's a mix story, not a value story.

Three months of supply puts Fort Collins in mild seller's market territory on paper. Under three months is a seller's market, four to six is balanced, and above six means buyers are running the show. But to call a spade a spade, it does not feel like a seller's market out there. Forty-four days on market is not 2021. In 2021, you listed on Thursday and had eleven offers by Sunday. That is gone and it's been gone a while.

I've got to be straight with you about one number because I'd rather be right than fast. I pulled this data on September 1st, one day after the month closed, and closings keep trickling into the MLS for weeks after a month ends. I can actually measure how much. When I pulled July on August 3rd, Fort Collins showed 197 closings. When I pulled that exact same July again on September 1st, it was 205. Same month, 4% higher. So that 143 you see for August, that real number is probably closer to 149, 150. Even then it's a bigger drop from July than I'd normally expect. I'm telling you what it says. I'm telling you that I don't fully trust it yet. We'll come back to that one next month.

What Sellers Need to Know

Fort Collins peaked at $669,000 in June 2025. It's $646,000 now, and my projection has it drifting toward the low $620s by November. If you price to June, you're going to sit. You're going to do a reduction in five weeks, and that reduction costs you more than pricing right would have. We've had to have conversations with people time and time again about what the market's doing. Is it time to sell? Do they have to panic sell? The reality is no, you just have to be patient right now. You have to take the time to prepare your house to sell, get those things done, price it appropriately. I think if you do those things, you don't have to panic sell. The market is still extremely strong and there are still strong buyers out there.

Consider seller concessions for rate buydowns. They're often better than price cuts, and I'll show you the math on that later. November will show artificially low inventory as sellers pull homes for the holidays, so if you're going to list, make hay while the sun's out. September and October are still real months. November and December get thin.

Townhomes and Condos in Fort Collins

Attached homes in Fort Collins tell a different story. Months of supply sits at 4.7, which is balanced to buyer's market territory. That's a big gap from the 3.0 months we're seeing on detached. Fort Collins had 146 attached homes for sale in January. By August, it was 264, up 81% in eight months. Meanwhile, attached closed sales are actually down year over year.

Price per square foot on attached is down almost 11% from last year. That's real softness, not a mix problem. If you're a buyer and a townhome or condo works for your life, you have more leverage in that market right now than you've had in years. Just do your homework on the HOA. Get the dues, get the reserve study, get the insurance situation. That's the thing I tell my clients on the tour, not after closing.

Loveland: The Healthiest Market of the Three Cities

Loveland is the only one of our three cities where both the median and the price per square foot are climbing, and that makes it the healthiest market on the board right now. August median was $560,000, up 3.7% from last year. The price per square foot went up to $232 versus $218 last year. That's up 6.4%.

Think about what I just showed you. When the median goes one way and the price per foot goes the other way, that's a mixed story. When they both move in the same direction, that's real. That's actual appreciation. Loveland has real appreciation happening right now.

And it's not just price. Closed sales January through August: 875 homes this year. Last year, the same window was at 738. That's almost 19% up. Now, I want to be careful, and this is me policing myself right here: that's the best in four years. That is not an all-time record. Loveland was doing over 1,000 closings by July back in 2021. So this is a recovery off of a really soft 2023 and 2024. It's not the boom coming back, but it is real.

Why Loveland Is Working

I'm excited about Loveland. Loveland is really kicking butt. The development that's going on down there, I think it's an affordable, attractive price point compared to Fort Collins. You're still on the west side of I-25. The development that's going on in the Foundry, the redevelopment that's going on downtown, the redevelopment of 4th Street, I-25 and US 34, Avenue South. The list goes on. The quick drive up to Rocky Mountain National Park. I think Loveland is finally getting its due.

With a lot of people commuting down to Denver, you just save fifteen, twenty minutes being in Loveland versus Fort Collins. I think that drive, that commute, that life, is going to be important for people moving forward. I lived in Loveland for nine months and I always kind of talked down about it. I was like, ah, you know, nothing to do there. I always came back up to Fort Collins, wanted to live my life here. I have four team members now living in Loveland and all four of them love being down there and they all kind of joke with me. But I will say Loveland's the darling in this month's market update and I think could be the darling moving forward.

Loveland Market Stats

Detached homes: $560,000 median, $232 per square foot, 3.4 months of supply, 56 days on market. That's bouncing between $550,000 and $560,000 and holding steady. Attached homes sit at 4.8 months of supply, which is balanced to buyer's market territory, same pattern we're seeing across all three cities. Good value for Denver commuters who want to be on the west side of I-25 with significant development and redevelopment ongoing.

Greeley: Three Years of Flat Appreciation

Greeley . Let me say it up front: we do a lot of business in Greeley, and I like Greeley. I'm not here to talk down about anybody's town, but I'd be doing you a disservice if I softened this one.

August median sales price in Greeley, 2023: $432,500. 2024: $430,000. 2025: $437,300. 2026: $435,000. That is up 0.6% in three years total. And price per square foot says the same thing: $181 now, $185 back in 2023. So this isn't a mix problem hiding real growth underneath. It's just flat.

What Flat Appreciation Means for Sellers

Here's why that actually matters. If you bought in Greeley in 2023 and you're thinking about selling this fall, you have essentially no appreciation working for you and you've still got closing costs. You got commissions. You might still have concessions to give a buyer. So the math on selling is way tighter than people expect. I've had this conversation where the seller is genuinely shocked. They're like, hey, listen, I own this thing for three years. What do you mean I'm bringing money to the closing table? So if that's you, run the numbers before you list, not after. Call us. We'll do it for free. No obligation. We do it all the time.

The Buyer's Side in Greeley

That being said, there's always a flip side. Greeley at $181 a foot versus Fort Collins at $248 a foot is a huge spread. If you're a buyer and your dollar has to stretch or you're looking at a rental, Greeley is where the bang for your buck lives in Northern Colorado. Months supply there is 3.2, right in line with everybody else. So it's not that nobody's buying. Prices have just gone sideways.

Detached homes: $435,000 median, $181 per square foot, 3.2 months of supply, 56 days on market. That's staying flat right around $435,000. Best bang for buck in Northern Colorado. Good for buyers needing their dollar to stretch. Good for rental investors.

Greeley Attached Market

Attached homes in Greeley sit at 5.5 months of supply, which is knocking on the door of a straight-up buyer's market. Greeley attached is the extreme version: 97 days on market in August. Ninety-seven days. That's very soft. Attached inventory is up significantly while closed sales are down year over year. If you're looking at attached product in Greeley, you have serious leverage right now.

Townhomes and Condos: A Softer Market Across All Three Cities

Everything I've shown you so far on the three cities is detached single-family homes. Now let's talk about townhomes and condos, because this is generally a different market, not a softer version of the same thing. Different.

Months supply on detached: 3.4, 3.2, 3.0. Months supply on attached: 4.7 in Fort Collins, 4.8 in Loveland, 5.5 in Greeley. That's a big, big gap. Detached is in mild seller's market territory. Attached is sitting squared in a balanced to buyer's market. And Greeley attached at 5.5 months is knocking on the door of a straight-up buyer's market.

The inventory build is what really got my attention. Fort Collins had 146 attached homes for sale in January. By August, it was 264, up 81% in eight months. Meanwhile, attached closed sales are actually down year over year in all three cities, while detached is up in two of them. So more product coming on, fewer buyers absorbing it.

Why Attached Is Softer

Why is this happening? I want to flag that some of this is my read, not the data. But I think the HOA dues and insurance, those have climbed a lot. And on a $300,000 townhome, an extra $150 a month in dues hits your qualifying way harder than it does on a $700,000 house. Add a rate around 6.75% and the payment math on an attached just got tighter than people really realize.

We've recently talked with some clients that have had some special assessment situations or reserves that have been lower than they've needed to be and insurance problems for HOAs getting taken care of. So if you're truly looking at an attached product, townhome or condo, you really need to do your research because the last thing you want to do is get locked into an HOA that there's legal battles and reserve issues and all of a sudden you can't sell your HOA townhome or condo. Those are conversations that we can't always predict the future, but we can give you kind of a red flag saying, hey, listen, did you look at the building? It's in shambles and they have no money to take care of it.

Northern Colorado vs National Numbers: Selling More, Appreciating Less

This was the most interesting thing I found all month. The National Association of Realtors put out their July numbers. Nationally, the median existing single-family home sold for $440,300, up 1.9% from one year ago. And that is the 37th month in a row that national prices have risen year over year. Thirty-seven straight months.

Now look at us in July. Fort Collins: $665,000, up 6.4%. Loveland: $550,000, down 5.2%. Greeley: $430,000, down 4.2%. So the country has gone up 37 months straight and two of our three cities went down the other direction. That's the honest read. We are not riding the national appreciation wave right now.

But look at sales. National existing home sales year to date are up 2.4%. Our three cities combined detached year to date: up 8.2%. Loveland by itself is almost up 19%. So we're moving homes at more than three times the national pace of growth, and we're doing it with less inventory than the country has. National month supply was 4.6 months. Ours is three to 3.3. We're tighter than the entire country.

What This Pattern Means

Put those together because that's the whole picture. We are selling more than the country and appreciating less than the country, which sounds like a contradiction until you remember the way we ran way out ahead of the national market from 2016 through 2022. We got over our skis on price, and that's what's happening now. The rest of the country is catching up to us while we sit here and let incomes grow a bit. Which is honestly for a buyer, not a bad thing at all.

On the condo side, nationally condo prices were up 2.2%. Our attached price per square foot in Fort Collins was down almost 11%. Greeley down almost 9%. So attached softness is what I just showed you. That's not a national thing. That's ours.

Interest Rates Moving the Wrong Direction This Fall

This is the one that I really want you to see because a lot of people are about to make a bad assumption. Last year, rates fell into the fall. August 2024 averaged 6.58%, September 6.3%, October 6.2%. So the market got a real tailwind behind it on the back half of last year.

This year is the opposite. We bottomed out at 5.9% in February. That was the low for 2025, and rates have steadily climbed basically every month since. Average in August was 6.68%, up 66 basis points from February. And that matters for a very specific reason. When I look at what usually happens in September and October, that history includes last year, which had rates going down. So the normal seasonal pattern is probably a little optimistic this time. Same shape, but opposite wind.

Nationally, mortgage applications were down about 1% in the latest weekly survey, and the purchase applications are running about 5% behind last year. So it's not just us.

Projections for September, October, and November

Here's my projection, and I want to be crystal clear about what this is. I took August, I adjusted the closings up for that late reporting thing, and then walked it forward using what actually happened the last five Septembers, Octobers, and Novembers. This is a projection. It is not a promise. Nobody knows what's actually going to happen.

Fort Collins closings go from about 149 to roughly 132 in September, 124 in October, 103 in November. Loveland: 113, 107, 94, 86. Greeley: 93, 92, 80, 74. On price, Fort Collins drifts from $646,000 down to the lower $620s and kind of just sits there. Loveland bounces between $550,000 and $560,000. Greeley stays flat right around $435,000, which at this point should surprise nobody.

Given rates are moving in the wrong direction, if I had to bet, I'd take the low end of those closing numbers.

The November Inventory Illusion

Here's the thing I really want you to write down. In November, Fort Collins month supply is going to drop to somewhere around 2.4. And when that happens, everybody's going to run around saying inventory's gone, the market's tightened back up, it's a seller's market again. And that's not what's going to happen.

What happens in November is sellers stop listing. New listings in Fort Collins typically fall more than 40% from October to November. People pull their homes before the holidays. So the number of homes for sale drops way faster than demand does. And month supply looks fantastic. It's a math artifact. It's not the market getting hotter. So when you see that headline in December or January, and you will, you know exactly what's going on underneath it. That's the kind of thing I want you guys to be able to catch on your own.

Which Northern Colorado City Is Right for You

All three cities are selling homes at more than three times the national pace. All three have tighter inventory than the national average. But they're behaving very differently right now.

Choose Fort Collins if you want the most established market in Northern Colorado and you're okay with flat appreciation in exchange for stability. You're getting $248 per square foot, three months of supply, and a mild seller's market on detached homes. Price per square foot has been essentially flat, up only 0.4%, but it's not falling either. Median is projected to drift to the low $620s by November. If you're buying attached, you have more leverage than you've had in years with 4.7 months of supply and price per square foot down almost 11%.

Choose Loveland if you want the healthiest appreciation in Northern Colorado right now and you're willing to be fifteen to twenty minutes closer to Denver. You're getting real appreciation: median up 3.7%, price per square foot up 6.4%. Closed sales are up almost 19% year to date, the best in four years. Significant development and redevelopment ongoing at the Foundry, downtown, 4th Street, I-25 and US 34, Avenue South. Quick drive to Rocky Mountain National Park. Still on the west side of I-25. $232 per square foot versus Fort Collins at $248. Median bouncing between $550,000 and $560,000.

Choose Greeley if your dollar has to stretch or you're looking at rental investments. You're getting the best bang for your buck in Northern Colorado at $181 per square foot versus Fort Collins at $248. Median $435,000, 3.2 months of supply. The trade-off is flat appreciation: up only 0.6% in three years total. If you bought in 2023, you may have no equity after closing costs. But if you're a buyer, that huge price spread is working in your favor. Attached market is very soft with 5.5 months of supply and 97 days on market, so if townhomes or condos work for your life, you have serious leverage.

Practical Advice for This Market

If you're buying right now, everybody's instinct in a market like this is let's lowball them. And sometimes that's right. But my lender partner, Chris Murphy, over at the Murphy Whitlock Group, ran some math on this recently and it genuinely changed how we should talk to buyers and how we should look at it.

Say a house is listed at $550,000. You offer $535,000, 10% down. At today's rate, around 6.75%, your principal and interest is about $3,163 a month. And you've still got to convince the seller to come down that $15,000. Or you offer full price, $550,000, but you ask for a $10,000 seller concession and you use that money to buy down your rate. Now you're at 6.25% and your payment is about $3,048. You paid $15,000 more for the house and your payment is $115 less a month. That's about $1,380 a year, every year back in your pocket.

So the question isn't always how much can I get this seller to come down? Sometimes the better question is, how do I use the seller's motivation to fix my financing? Negotiate the payment, not just the price. Obviously, talk to your lender, your tax person. That math assumes strong credit and everybody's situation is different.

For Buyers

• Look at attached products. I just showed you those months supply numbers. That's where the leverage is. Fort Collins 4.7 months, Loveland 4.8 months, Greeley 5.5 months. Price per square foot down almost 11% in Fort Collins, down almost 9% in Greeley. Do your homework on the HOA, get the dues, get the reserve study, get the insurance situation, but if a townhome or condo works for your life, you have more leverage than you've had in years.
• Don't wait for rates. I've watched people wait three years now. If rates drop, everybody who's been sitting on the sideline comes back on at once and you're bidding against all of them. Right now you've got inventory, you've got time, you've got sellers who will actually negotiate.

For Sellers

• Price where the market's going, not where it was in June. Fort Collins peaked in June at $669,000. It's $646,000 now, and my projection has it drifting toward the low $620s by November. If you price to June, you're going to sit. You're going to do a reduction in five weeks, and that reduction costs you more than pricing right would have.
• Days on market is your real scoreboard. Forty-four in Fort Collins, 56 in Loveland and Greeley. Plan for that. If you list thinking you'll be under contract in a week and you're not, don't panic. Don't slash, but have the conversation at two weeks. Not at eight.
• If you're a Greeley seller who bought in 2023, run the net sheet before you list. 0.6% in three years does not cover your costs of sale. Call us. We'll do it for free. No obligation. We do it all the time.
• Offer the concession. Given the buydown math that I just showed you, a $10,000 credit towards a buyer rate is often worth more than a $15,000 or $20,000 price cut to you. Same money out of your pocket, much bigger impact on theirs.

If you're going into the fall, make hay while the sun's out. September and October are still real months. November and December get thin.

Conclusion

Five things to take with you. Fort Collins median fell 5%, but price per square foot didn't move. That's a mixed story, not a value story. Loveland is the healthiest of the three and the only one where both numbers are climbing. Greeley has been flat for three years straight, and sellers need to know that going in. Attached is softer than detached everywhere, and that's where buyer leverage is right now. And we're outselling the country while not out-appreciating it.

If any of that raised a question about your specific situation, your house, your neighborhood, your timeline, give my team and I a call, text, or email. Everything's in the description. We would love to be an asset on your team, whether you're three months out or three years out. It truly would be an honor. Call/text me at 970-893-3533  or book a FREE consultation here and let's walk through your numbers, and figure out what makes sense for you.