patrick-soukup

Moving to Loveland, Colorado? Here's Where I'd Buy

Wed, 23 Sep 2026 01:25:00 GMT

The Big Thompson Canyon doesn't start near Loveland . It starts in Loveland. US-34 runs right through the middle of town, and then you're in the canyon with the river beside you all the way up to Rocky Mountain National Park. Fort Collins has to come south to get on that road. So if you're the family that moves to Colorado to be in the mountains on a Saturday, out of the driveway at 7, hiking by 9, and home for dinner, Loveland is measurably better positioned than Fort Collins. That's not marketing. That's a map.

Nobody has ever moved to Fort Collins because it was cheap. But what if there's a town 15 minutes south that gets you the same mountain views, better Rocky Mountain National Park access, lakes inside the city limits, and a downtown that just got $24.5 million poured into it? And it's 20 minutes closer to Denver with a lower sales tax and lower property tax rate. That's Loveland, Colorado. And I think it's the cheat code in Northern Colorado right now.

I lived in Loveland for 9 months in 2012. I left because downtown was rough then, empty storefronts, nothing to do. If you wanted dinner and a drink and to walk around after, you got in the car and drove to Old Town Fort Collins every time. I did that so many weekends I stopped thinking of Loveland as a place and started thinking of it as a parking spot with a mattress in it. But somewhere in the last 5 to 6 years, without me really noticing, it turned into a completely different town. The moment it clicked was when I started walking through Riano Ridge on the northwest side. There are million-dollar homes with access to Mahaffey Park a couple of blocks from where I used to live. Downtown Loveland is seriously a different place. I stood there and went, okay, I wasn't wrong about Loveland. I was just early.

This article covers Loveland as a market, then breaks down Mariana Butte , Riano Ridge , Eagle Brook Meadows , Kinston at Centerra , Sugar Creek , Avenue South at Centerra , and downtown Loveland around 4th Street. I'll tell you where I'd actually buy if I were doing this all over again, and I'll be honest about the trade-offs the data shows. If you're moving to Northern Colorado in 3 months or 3 years, give my team and me a call, text, or email. Some of my favorite clients ever reached out 2 years before they bought anything. We built the plan, sent the neighborhoods, walked them through model homes on FaceTime. We would love to be an asset on your team.

Loveland: The Demand Story Northern Colorado Isn't Talking About Yet
Mariana Butte: Southwest Loveland and the Fastest Shot to Rocky Mountain National Park
Riano Ridge: What Toll Brothers Showing Up in Northwest Loveland Actually Means
Eagle Brook Meadows: Fort Collins Jobs at Loveland Prices
Kinston at Centerra: One of the Top-Selling New Communities in Northern Colorado
Sugar Creek: Get on the List Now Before Sales Open in 2027
Avenue South at Centerra: Where Hensel Phelps Is Moving Its Global Headquarters
Downtown Loveland (4th Street Area): The Window to Buy Before Block 4 Finishes This Fall
Which Area Is Right for You?
Conclusion

Loveland: The Demand Story Northern Colorado Isn't Talking About Yet

Loveland sits about 15 minutes south of Fort Collins, about 45 minutes north of Denver on I-25, and roughly 30 to 45 minutes to Estes Park straight up US-34 through the Big Thompson Canyon. And that last one is the most underrated thing about this town. US-34 runs right through the middle of Loveland, and then you're in the canyon with the river beside you all the way up to the park. Fort Collins has to come south to get on that road. Loveland is the only city up here that's generally convenient to all 4 things at once: Fort Collins, Denver, the mountains, and the interstate. If you want the real drive time map, commute to Broadcom, Woodward, UCHealth, CSU, all of it, just shoot me a text. Costs you nothing, and I'll be happy to send it to you.

Here's what's actually happened. The MLS data for detached single-family homes, January through August 2025, closed sales: Fort Collins 1,300 homes, up 4.3%. Greeley 754, actually down. Loveland 875, up 18.6%. More than 4 times Fort Collins. But here's the number that got me. Month by month, year over year, Loveland was positive 8 months out of 8. Fort Collins was up 4 of the 8, Greeley in 3. Those 2 were coin flips. Loveland didn't have a down month all year.

Closings are just contracts from months ago. Fair. So let's look at the pipeline. Under contract: Fort Collins up 1.2%, Greeley up 2.6%, Loveland up 16.7%. That's not a closing lag. That's demand that's still coming. And here's the most impressive stat in this whole video. In January, Loveland had almost 45% more homes on the market than the year before. That's a market where you'd expect prices to fall apart. But by June, that entire surplus was gone. Absorbed. Loveland did that while putting 7.5% more new listings on the market. Fort Collins new listings were flat and Greeley's were actually falling. Loveland took on more supply than either neighbor and was still the only one of the 3 that got tighter.

The Honest Part

Let me be straight with you. Loveland is the demand story. It is not the appreciation story. August was Loveland's best price month of the year, but average all 8 months and median price per square foot is actually down 4.4%, the worst of the 3 cities. Homes sit 55 days longer than Fort Collins, and that got worse this year, not better. So the honest one-liner: more people are buying in Loveland right now than anywhere in Northern Colorado, but they are not paying more per square foot to do it. And that's a better story anyway. That's a place that people want to be that hasn't fully repriced yet, which if you're the buyer, it's exactly when you want to show up.

We've had a few clients that start their search out in Fort Collins and end up in Loveland. They end up in different spots for different reasons, but Mariana Butte is a great example. You're truly getting about 10% more home for the dollar in Loveland than you are in Fort Collins. So you're looking at a value play while still getting all the amenities Fort Collins has to offer. And we've seen people fall in love with Loveland once they land there. Clients that are choosing Loveland, Windsor, Timnath, and Fort Collins are not looking to relocate in a few years. They are setting down roots and they see the vision.

Downtown's $24.5 Million Rebuild

If you haven't been to downtown Loveland in 5 years, you have no idea what's happening down there. And I say that with love because I was that guy. The city and the Downtown Development Authority are in the middle of a $24.5 million rebuild of 4th Street, 5 full blocks. They call it the Heart Improvement Plan. And here's what makes the project different from a let's-plant-some-trees project. They ripped the street out and replaced century-old water mains, storm sewer, electrical conduit, fiber, gas, all of it. And then they put down decorative pavers, sandstone seat walls, string lighting over the street, and 4 public art pedestals on every block.

$12 million came from the Utility Enterprise Fund and $12.5 million from the DDA. $0 out of the general fund. They rebuilt downtown without pulling money away from cops and fire and parks. Four of the 5 blocks are done, including the block with Rialto Theater, which reopened this past July. Block 4 is still torn up, and they're targeting late fall for its completion. And that's on top of The Foundry, a $75 million redevelopment that already put 146 apartments, a Marriott, a parking garage, and a public plaza where there used to be parking lots.

Look, I'm from Fort Collins. Old Town is world-class. It's the granddaddy of them all. And 4th Street is not Old Town. Not yet. But what's happening on 4th Street, infrastructure in the ground first, then streetscape, then businesses following, it's the exact same sequence that Old Town went through. That happened in Fort Collins in the late '80s and early '90s. And you already missed it. You haven't missed this one.

Art, Sculpture, and the Valentine Tradition

In 1985, Loveland became the first city in Colorado to pass an art in public places ordinance. First one. 1% of qualifying city capital projects goes to public art. And that's been compounding for 40 years. The collection today is over 500 works worth about $12.3 million. And here's the part I love. Over 62% of that value came from private contributions. It's not just a tax thing. It's a town that actually cares.

Benson Sculpture Garden has 189 permanent sculptures in a public park that you and your dog can walk through on a Tuesday for free. And once a year it hosts Sculptures in the Park, which Westword, an independent alt-weekly, not the Loveland Chamber, called the country's largest sculpture show. In 2005, a book called *The 100 Best Art Towns in America* ranked Loveland number 2 in the country behind only Santa Fe.

And then the Valentine thing, my favorite small town tradition in Colorado. Loveland is the Sweetheart City. For 80 years, volunteers have hand-stamped Valentine's mail. It's about 120,000 pieces a year, 8,500 envelopes a day by hand, by volunteers in the middle of winter for 10 days straight. If this is landing and you want to come walk it, we do this all the time. City tours. 4th Street, Benson Park, Boyd Lake, 3 or 4 neighborhoods at your price point. They have become one of the most valuable things we can offer our relocation clients. Call, text, or email, and it would be an honor to host you on one of those.

The Outdoors: Lakes, Trails, and Devil's Backbone

Loveland has 34 park areas in the city, and something Fort Collins generally does not, lakes inside the city limits. Lake Loveland right in the middle of town, Boedecker on the southwest side, and Boyd Lake State Park on the east side. 1,700 acres of water with a swim beach, a marina, camping, paddleboarding inside the city. I love Horsetooth, but Horsetooth is up over a hill and it's a whole production. You gotta spend the entire day there essentially. Boyd Lake is in your backyard.

Devil's Backbone Open Space on the west edge is 3,000 acres and 17 miles of trail. That iconic rock fin in every Loveland photo. In town, it's about 31 miles of paved trail plus 20+ miles of soft surface, and the centerpiece is a roughly 21-mile paved loop that circles the entire community. And the Longview Trail connects Loveland straight to Fort Collins. You can ride city to city separated the entire way. I actually took my bike, went from my house on the southeast side of Fort Collins south along Boyd Lake, and then looped all the way around Loveland and came back up on the west side of Fort Collins. It was a safe ride. It took me about 2 hours, but fantastic, good views, and very safe.

Now this is where I have to be honest. You asked me about bike infrastructure, so here's where I disappoint some of you. The recreational trail network is legitimately good. The on-street bike network is not. People for Bikes, the national outfit that scores this, rates Loveland a 28 out of 100 against a national network average of around 36. And 45th in Colorado. So if you want to sell that second car and bike commute the way people do in Fort Collins, Fort Collins is still the better answer today. Full stop. I'm not going to spin it. The city's working on it. There's a whole list of grant-funded bike and pedestrian projects going on right now. But that's a getting-better story, not an it's-great story. And I'd rather you hear it from me than find out in March when you're trying to sell that second car to take your bike to and from work.

Two Water Providers, One City

In the American West over the next 20-year horizon, water is the entire ballgame. Not schools, not restaurants, not even jobs. Because a town without secured water can't grow. And a town that can't grow can't build the stuff that makes it worth living in. First, a technical thing that people get wrong constantly. There are 2 different water providers inside the city of Loveland. There's Loveland Water and Power, the city's own utility, and then there's the Fort Collins Loveland Water District, a completely separate special district serving the north part of town. 2 organizations, 2 portfolios, 2 rate structures. So when you see a headline about Loveland water rates spiking 30%, that's almost always the district, not necessarily the city. Ask which one serves the specific address before you buy, or ask us and we'll look it up for you.

The city's utilities, straight out of the September 1st council packet: Loveland's portfolio is 25,000 acre-feet. Treatment capacity is 38 million gallons a day, and their biggest day ever was 26 million. So on the worst day of the year, they're at about 68% of capacity. Then there's Chimney Hollow Reservoir. 90,000 acre-feet built by Northern Water just west of Carter Lake, basically Loveland's backyard. 12 entities have shares in it. The city of Loveland holds 10,000 acre-feet, the 3rd largest share in the entire project.

And this one's live right now. The city is negotiating a 40-year agreement to move its own water through the Colorado-Big Thompson system, reserving roughly 16,200 acre-feet a year. That's hitting city council this September. 40 years. That's a city planning way past the next election cycle. And if you're buying new construction, watch this. There's a real fight right now over how much water new development has to bring with it. Staff wants to lower the standard and the Utilities Commission is pushing back, saying that could shift risk onto existing ratepayers in a drought year. The city stated policy is *Growth pays for itself*. Whether the new math delivers, that is an open question and it will affect what new homes cost here. So Loveland's water position is genuinely structurally strong, but it's not *we solved water and we're done*. Nobody in the West ever gets to say that.

Data Centers and the 6-Month Moratorium Discussion

AI data centers are not the old kind that held your email. A doctor from CU Boulder presented to Loveland City Council on September 1st, and here's the scale. A traditional server rack pulls 5 to 10 kilowatts. An AI rack pulls 50 to 120. Loveland's actual numbers, same packet: Platte River Power Authority, the wholesale provider for Fort Collins, Loveland, Longmont, and Estes Park, has 1,400 megawatts for all 4 cities combined. Loveland's all-time record peak was 189 megawatts, set in July of this year. A regional data center runs 10 to 70 megawatts. That's 5 to 30% of Loveland's entire peak. A hyperscale facility runs 70 to 700+, 37 to 370% of everything Loveland uses at its absolute peak. One building, potentially more electricity than the entire city.

And here's the problem the city found. Loveland's development code was adopted in late 2018 before any of this existed, and under that code, data centers are allowed by right, meaning no public hearing, in 6 different zoning districts. So council held a study session on exactly this with a draft resolution for a 6-month moratorium on data centers over 10 megawatts. The vote's in September, then a work session in October and utility deep dive in December and policy direction in early 2027. There is a lot of heated public comment and a proposed project people are calling Spark AI Foundry off of North Wilson residents are organizing against. The ownership situation there has been publicly disputed and I'm not going to characterize it beyond that. There is currently no filed data center applications in Loveland.

Passenger Rail and the Airport

The project's now branded the Colorado Connector. It runs on the existing BNSF line. So no new corridor, but Denver, Boulder, Longmont, Berthoud, Loveland, Fort Collins. And yes, Loveland gets a station sited at 7th and Railroad, a few blocks north of downtown. Not Centerra, not the old depot, which means it's walking distance to that 4th Street we just spent 5 minutes talking about. That is not a coincidence.

Now, the honest version, because there are 2 different things here and people mix them up. The first thing is a starter service from Fort Collins to Denver, 3 round trips a day targeted for 2029. That's got real funding behind it and a signed agreement between the RTD, CDOT, and the rail district. That one's moving. Thing 2 is the full corridor all the way to Pueblo targeted for 2032, and that is contingent on a ballot measure. In August, the rail district board voted 14 to 1 to put a 0.33% sales tax on the November ballot across 30 municipalities. That has not passed. It is on the ballot this November. And the sober note: RTD's Northwest Rail was promised to Longmont voters in 2004. 22 years later, it still hasn't been built. So when I say train's coming in 2029, that's the stated target, not put it on your calendar.

And the airport, because somebody always asks. Northern Colorado Regional opened up a new terminal in 2024, but there's no scheduled commercial airline service there. Yet. They started widening the airport runway this June to handle 737s, and they're framing 2027 as a target date to be done. But no airline has signed anything. I am extremely excited about it. So don't buy a house on it. But hopefully that comes to pass. It's 12 minutes from my door to the airline. So very much fingers crossed.

Mariana Butte: Southwest Loveland and the Fastest Shot to Rocky Mountain National Park

Mariana Butte sits in southwest Loveland, backing to open space. It's 10 minutes from downtown and 10 minutes from the mouth of the Big Thompson Canyon. If it's the mountains and Rocky Mountain National Park on Saturdays you're looking for, this is my top pick. Honestly, that's the one I'd pick for my family because that's how we'd actually use it. Out of the driveway at 7, hiking by 9, and home for dinner. Loveland is measurably better positioned for that than Fort Collins. That's not marketing. That's a map.

You're getting about 10% more home for the dollar in Loveland than you are in Fort Collins. So you're looking at a value play while still getting all the amenities. And Mariana Butte is a great example of that. We've had clients that start their search in Fort Collins and end up here. They fall in love with Loveland once they land. And they're not looking to relocate in a few years. They are setting down roots and they see the vision.

Riano Ridge: What Toll Brothers Showing Up in Northwest Loveland Actually Means

Riano Ridge sits in northwest Loveland, walking distance to Mahaffey Park with foothills views. It's about 15 minutes to the Harmony Corridor. And Toll Brothers is building there. That's what I actually want to talk to you about. Because Toll Brothers showing up in a market is a signal.

Toll Brothers is the dominant national luxury homebuilder in America, founded in 1967, Fortune 500, about $10.8 billion in revenue in fiscal 2024. They're not a volume builder and they don't chase entry level. Their entire business model is finding places where high-income buyers want to live. They have a research department. They do not guess. At Riano Ridge , they've got 4 collections running from roughly $613,000 up past $978,000 and into the millions. And they're selling right now.

Here's what I think it means. Toll Brothers had every option on the Front Range. They could have gone deeper into Timnath or chased Windsor. They looked at their map and put a $900,000 product line in northwest Loveland. That tells you what a company with real research capabilities thinks about Loveland's next 10 to 20 years. The smart money is already there. That's the whole thesis of this video in one sentence. I call this the arbitrage play. Million-dollar homes in an area where I lived years ago. And I think that's the one that people look back on.

Eagle Brook Meadows: Fort Collins Jobs at Loveland Prices

Eagle Brook Meadows sits in northwest Loveland along West 50th between Taft and Wilson. Townhomes from the mid-$400s, single-family from the $600s well into the $800s plus. About 15 minutes to the Harmony Corridor. Foothills views. If it's the fastest access to Fort Collins jobs at Loveland prices, this is the one I recommend. You're getting Loveland pricing with the fastest shot up to Fort Collins. We've had clients look at this for exactly that reason. Fort Collins commuters wanting Loveland pricing.

Kinston at Centerra: One of the Top-Selling New Communities in Northern Colorado

Kinston at Centerra sits in east Loveland at 34 and I-25. You've got Lennar, Richmond American, Dream Finders, David Weekley, Bridgewater townhomes from the mid-$430s up through the $680s. It is a great development and we've had a lot of clients look at it and explore the area. It's one of the top-selling new communities in all of Northern Colorado. And it's one of the best places to grab a coffee at The Hub.

You're near Whole Foods, 18 restaurants, 33 retail, a park with an event lawn and amphitheater. If it's brand new and walkable with everything 5 minutes away, this is the one. Kinston is part of Avenue South development with nearly 2,000 residences at full buildout. And Hensel Phelps is moving its global headquarters here. $69 million investment, 400+ jobs projected within 10 years at above average wages. Hensel Phelps has been headquartered in Greeley since 1937, and they're moving to Loveland. Corporate headquarter relocations do not happen by accident.

Sugar Creek: Get on the List Now Before Sales Open in 2027

Sugar Creek sits in north Loveland at 287 and East 71st. Minutes from Fort Collins. 171 acres, up to 1,110 homes at full buildout. Black Timber is the local developer. Taylor Morrison is coming in with their first ever Loveland community, plus Chumark Infrastructure broke ground last December. Home sales expected spring of 2027, and there's over $79 million of public infrastructure going in with it including 287 upgrades.

Free tip: early releases carry the best pricing of a community's whole lifecycle. If your move is 12 to 24 months out, get on their interest list now, not when the models open. We do have resources and relationships, so definitely let us know. If you want to buy before the pricing moves, Sugar Creek is the one. Sales don't open up till spring 2027. Get on the list now and we can help with that.

Avenue South at Centerra: Where Hensel Phelps Is Moving Its Global Headquarters

Avenue South at Centerra sits in east Loveland at 34 and I-25. 140 acres, nearly 2,000 residences at full buildout. Loveland's first Whole Foods, 18 restaurants, 33 retail, a park with an event lawn and amphitheater. And the anchor: Hensel Phelps is moving its global headquarters there. $69 million investment, 400+ jobs projected within 10 years at above average wages. Hensel Phelps has been headquartered in Greeley since 1937, and they're moving to Loveland. That is a signal.

Residential opens in 2027. If it's brand new and walkable with everything 5 minutes away, Avenue South when residential opens is the one. Right next door to Kinston , which is already one of the top-selling new communities in Northern Colorado.

Downtown Loveland (4th Street Area): The Window to Buy Before Block 4 Finishes This Fall

If it's downtown, walkable to everything, old house character, the blocks around 4th Street right now, while it's still torn up, and while people still remember it the way it was 5 years ago. That window closes when Block 4 finishes this fall. The city and the Downtown Development Authority are in the middle of a $24.5 million rebuild of 4th Street, 5 full blocks. Four of the 5 blocks are done. Block 4 is still torn up, and they're targeting late fall for its completion.

And the rail station is coming 3 blocks from downtown at 7th and Railroad. Walking distance to that 4th Street we just spent 5 minutes talking about. That is not a coincidence. I recommend buying now while people remember it as it was 5 years ago. The window closes when Block 4 finishes fall 2024.

Which Area Is Right for You?

Let me actually answer this instead of being vague. Here's where I'd buy based on how you'd actually use it:

Choose Mariana Butte if it's the mountains and Rocky Mountain National Park on Saturdays. 10 minutes from downtown, 10 minutes from the mouth of the Big Thompson Canyon, backing to open space. That's the one I'd pick for my family because that's how we'd actually use it.
Choose Riano Ridge or Eagle Brook Meadows if it's the fastest access to Fort Collins jobs at Loveland prices. 15 minutes to Harmony, foothills views. That's the arbitrage play, and I think that's the one that people look back on.
Choose Kinston at Centerra or Avenue South (when residential opens in 2027) if it's brand new and walkable with everything 5 minutes away. East Loveland at 34 and I-25. One of the top-selling new communities in Northern Colorado.
Choose Sugar Creek if you want to buy before the pricing moves. Sales don't open till spring 2027. Get on the list now.
Choose downtown around 4th Street if it's walkable to everything, old house character, and you want to buy before the pricing moves. That window closes when Block 4 finishes this fall.

Loveland is the only city up here that's generally convenient to all 4 things at once: Fort Collins, Denver, the mountains, and the interstate. Sales tax is 6.95% versus 8.3% in Fort Collins. The effective property tax rate runs lower. And the market says 8 out of 8 months more buyers every month have chosen Loveland all year. You're getting about 10% more home for the dollar in Loveland than you are in Fort Collins.

Conclusion

Loveland is not perfect. Price per square foot is down 4.4% across the year, worst of the 3 cities. Homes sitting 55 days. The school district is cutting $6 to $9 million. The on-street bike network is below the national average. A beverage distributor is cutting 139 Loveland jobs this year. Most of the new communities sit in a metro district, which can add $150 to $400 plus a month versus an identical house outside of a metro district. That's something we'll ask for on every single new house that we look at. Downtown is still torn up till this fall, and there's no commercial flight out of the airport in sight. The train is a target, not a ticket. That's the real list, and I'm not hiding it.

But here's what I keep coming back to. Loveland has the water. It has a city government studying data centers before one gets built instead of after it. It put $24.5 million into a new downtown without touching the general fund. It has 40 years of compounding arts infrastructure. It has lakes inside the city limits and the canyon to Rocky Mountain National Park sitting in its own backyard. It has a Fortune 500 contractor moving its global headquarters there from Greeley and the country's dominant luxury home builder putting a $900,000 product line on the northwest side of town. It has a rail station coming 3 blocks from downtown that's being rebuilt right now. And it's cheaper than Fort Collins.

I lived there for 9 months and couldn't wait to leave. And if I were doing this all over again today with what I know now, I truly consider staying in Loveland, Colorado versus where I'm at today. I really would.

If that's you, 3 months out or 3 years out, call/text me at 970-893-3533 or book a FREE consultation here . We'll build you a plan, send you the neighborhoods, get you the mill levies and the builder incentives on all new construction. We would love to be an asset on your team. It would genuinely be an honor. Let's schedule a city tour. 4th Street, Benson Park, Boyd Lake, 3 or 4 neighborhoods at your price point. They have become one of the most valuable things we can offer our relocation clients.

Fort Collins and Windsor Annexation: What Home Buyers Need to Know

Sun, 20 Sep 2026 01:04:00 GMT

The drive north on I-25 between Fort Collins and Windsor used to feel like open country. Now it's a blur of construction cranes, new rooftops, and city-limit signs that keep moving. If you're looking at homes in Northern Colorado, you've probably noticed something strange: communities that look like they should belong to one town are technically in another, and the mayors are fighting about it in ways that make the evening news.

Windsor's mayor recently called Fort Collins' annexation strategy "bullying." That's not the kind of language you hear in polite municipal meetings. But when you're standing in what feels like no-man's-land between two cities, where the grocery store is in one jurisdiction, the gas station is in another, and nobody's quite sure who's responsible for the roads, you start to understand why tempers flare. This isn't just political theater. It's about tax revenue, infrastructure, and which city gets to shape the future of the fastest-growing corridor in Colorado.

I'm Patrick Soukup, and I've been selling homes in Fort Collins and the surrounding area long enough to watch this border creep north, year by year. The annexation fight between Fort Collins and Windsor isn't new, but it's heating up in ways that directly affect where you should buy, what services you'll get, and how much you'll pay in taxes. If you're relocating here or trying to decide between a Fort Collins address and a Windsor one, you need to know what's actually happening on the ground, not just what the press releases say.

What Annexation Actually Means for Home Buyers
Why Windsor's Mayor Is Calling It Bullying
The I-25 Corridor: Where the Battle Lines Are Drawn
Fort Collins vs. Windsor: Tax and Service Trade-Offs
What This Means If You're Buying in the Next Two Years
Conclusion

What Annexation Actually Means for Home Buyers

Annexation sounds like a civics textbook term until it shows up on your property tax bill. When a city annexes land, it's bringing that property inside its official boundaries. That means the city now provides services, police, fire, streets, water, parks, and in return, you pay city taxes. In Colorado, cities can annex unincorporated county land if they meet certain criteria, and they can do it aggressively when they see growth coming.

For Fort Collins, annexation is about controlling its northern edge. The city has been pushing its boundary up toward Windsor for years, swallowing up land that used to be Larimer County addresses. Fort Collins wants the tax base, the planning authority, and the ability to shape development before it becomes a sprawl problem. For Windsor, it's about survival. If Fort Collins annexes everything between the two towns, Windsor gets boxed in, loses future growth, and ends up as a smaller satellite instead of a peer city.

Here's what that means if you're buying a home. A house on the Fort Collins side of the line gets Fort Collins utilities, Fort Collins police response times, and access to Fort Collins parks and recreation programs. It also pays Fort Collins sales tax and property tax rates. A house on the Windsor side gets Windsor services, Windsor tax rates, and a different set of amenities. The difference isn't always better or worse, it's just different. But when you're standing in a neighborhood that got annexed last year, or one that might get annexed next year, you need to know what you're signing up for.

The confusion comes when you're looking at new construction in areas that are technically unincorporated but clearly in someone's annexation crosshairs. Builders market these homes as "Fort Collins area" or "Windsor area," but the actual jurisdiction might not be settled. I've had buyers close on a house thinking they were in Fort Collins, only to find out six months later that the annexation didn't go through and they're still county. That changes your trash pickup, your voting district, and sometimes your school assignment.

Why Windsor's Mayor Is Calling It Bullying

Windsor's mayor didn't use the word "bullying" lightly. In municipal politics, that's a loaded term. It suggests that Fort Collins isn't just annexing land through normal legal channels, it's using its size and resources to intimidate and outmaneuver a smaller neighbor. From Windsor's perspective, Fort Collins is annexing land that Windsor had its eye on, cutting off Windsor's natural growth corridor, and doing it faster than Windsor can respond.

Fort Collins has more staff, more lawyers, and more money to spend on annexation battles. When Fort Collins decides it wants a piece of land, it can move quickly. Windsor, with a smaller budget and fewer resources, has to pick its fights. The result is that Fort Collins has been able to annex land north of its traditional boundary, creating a patchwork where Fort Collins jurisdiction extends well into what used to be considered Windsor's sphere of influence.

The bullying accusation also reflects frustration with how annexation negotiations have gone. In Colorado, cities are supposed to work together on intergovernmental agreements when their boundaries get close. The idea is that you sit down, draw reasonable lines, and avoid conflicts. But those agreements only work if both sides feel like they're getting a fair deal. Windsor's mayor is signaling that Fort Collins isn't negotiating in good faith, that it's annexing first and talking later.

For buyers, this matters because it creates uncertainty. If you're looking at land or new construction in the disputed zone, you don't always know which city you'll end up in. Builders sometimes market homes as Fort Collins addresses to command higher prices, even when the annexation isn't final. I've seen buyers pay a premium for a Fort Collins zip code, only to discover that the actual city limits are half a mile south and there's no timeline for annexation. That's not fraud, it's just the reality of a border that's still being fought over.

The I-25 Corridor: Where the Battle Lines Are Drawn

The real fight is happening along the I-25 corridor between Fort Collins and Windsor. This stretch of land is some of the most valuable real estate in Northern Colorado. It's flat, it's accessible, it's close to the highway, and it's in the path of growth. Developers want to build here. Retailers want to open here. And both cities want to control what happens here.

Fort Collins has been annexing land on the east side of I-25, extending its boundary north toward Windsor in a way that effectively blocks Windsor from expanding west. Windsor has been trying to annex land on its side, but it's a slower process, and Fort Collins keeps getting there first. The result is a jagged, irregular boundary that doesn't follow any natural lines. You can drive down a road and cross city limits three times without realizing it.

This corridor is where you'll find a lot of new housing developments, and it's where the annexation uncertainty is highest. If you're looking at homes in this area, pay close attention to the actual city limits, not just the marketing. A neighborhood might be called "North Fort Collins" or "South Windsor," but the legal jurisdiction determines your taxes, your services, and your resale value. Fort Collins addresses tend to hold value better because buyers perceive Fort Collins as more established, with better amenities. But Windsor addresses can be a better deal if you're okay with a smaller-town feel and you're not paying for services you don't need.

The I-25 corridor is also where infrastructure gets messy. Roads that were built by the county are now being maintained by cities, but not always consistently. You'll see stretches where the pavement quality changes at the city line. Water and sewer lines are being extended, but not always at the same pace. If you're buying new construction here, ask the builder who's responsible for utilities and roads, and get it in writing. Don't assume that because the house looks like it's in Fort Collins, it actually is.

Fort Collins vs. Windsor: Tax and Service Trade-Offs

Let's talk about what you actually get for your money in each city. Fort Collins has higher taxes, but it also has more services. The city sales tax in Fort Collins is higher than Windsor's, and property taxes reflect the fact that you're paying for a larger municipal operation. In return, you get more parks, more recreation programs, a bigger library system, and generally faster response times for city services. Fort Collins also has more restrictive zoning and building codes, which some buyers see as a plus (it keeps neighborhoods consistent) and others see as a minus (it limits what you can do with your property).

Windsor has lower taxes and a more hands-off approach. The town is smaller, so you're not paying for as much infrastructure. Windsor's sales tax is lower, and property taxes tend to be a bit more favorable. The trade-off is that you get fewer amenities. Windsor has parks and recreation, but it's a smaller system. The library is smaller. The town government is smaller. If you're someone who doesn't use a lot of city services and you'd rather keep more of your paycheck, Windsor can be a better deal.

The school district situation is another factor. Both Fort Collins and Windsor are in Poudre School District, so your school assignment isn't necessarily tied to which city you're in. But the specific school you're zoned for can vary depending on exactly where your house sits, and that's worth checking before you buy. Poudre School District is large and has a range of schools with different reputations. I always tell buyers to verify current boundary maps with the district, because those lines change.

Utilities are another consideration. Fort Collins has its own water and electric utility, which gives the city more control but also means you're paying Fort Collins rates. Windsor uses different providers, and rates can vary. If you're in an unincorporated area that's about to be annexed, your utility provider might change, and that can mean new connection fees or rate adjustments. It's not always a dealbreaker, but it's something to budget for.

What This Means If You're Buying in the Next Two Years

If you're looking at homes in Northern Colorado right now, here's what you need to know. First, don't assume that a "Fort Collins area" listing is actually in Fort Collins. Check the legal description and the city limits map. If the property is unincorporated, ask the listing agent if there's an annexation pending. Builders and sellers aren't always upfront about this, because annexation uncertainty can scare off buyers.

Second, if you're buying new construction in the disputed corridor, get clarity on which city will provide services and when. Some developments are built with the assumption that annexation will happen, but if it doesn't, you might be stuck with county services and no clear timeline for city utilities. That can affect your resale value down the line.

Third, think about what you actually want from a city. If you value Fort Collins' amenities and you're willing to pay for them, then make sure you're actually getting a Fort Collins address. If you'd rather have lower taxes and a quieter town, Windsor might be a better fit, but make sure you're comparing apples to apples. Don't pay Fort Collins prices for a house that's technically in the county.

The annexation fight isn't going away. Fort Collins and Windsor are going to keep pushing their boundaries, and the I-25 corridor is going to keep being contested. That creates opportunity for buyers who do their homework, but it also creates risk for buyers who assume that what they see today is what they'll get tomorrow. I've seen buyers get burned by annexation surprises, and I've seen buyers get great deals because they understood the situation better than the seller did.

If you're serious about buying in this area, let's get on a call and walk through the specific neighborhoods you're considering. I can pull up the city limits maps, show you where the annexation battles are active, and help you understand what you're actually getting. This isn't the kind of thing you want to figure out after you close.

Conclusion

The annexation battle between Fort Collins and Windsor is more than political drama, it's shaping where and how you should buy a home in Northern Colorado. Windsor's mayor called it bullying because Fort Collins is using its size and resources to control the growth corridor between the two cities. For buyers, that means uncertainty, but it also means opportunity if you know what to look for.

Don't rely on marketing materials or zip codes to tell you which city you're actually in. Check the legal boundaries, ask about pending annexations, and understand the tax and service trade-offs between Fort Collins and Windsor. The I-25 corridor is where the fight is hottest, and it's also where you'll find some of the newest housing. Just make sure you know what you're buying into.

If you want to dig into the specifics of a neighborhood or a listing, let's talk. I can show you exactly where the city limits are, what's coming down the pipeline for annexation, and how that affects your decision. Call/Text me at 970-893-3533 or book a FREE consultation and we'll walk through your options without the guesswork.

Fort Collins Real Estate: What the Next 10 Years Could Look Like

Tue, 15 Sep 2026 23:59:00 GMT

The Fort Collins real estate market that shaped the last decade, the one that rewarded anyone who bought early and held on, is not the market we're walking into now. I've watched this city grow from a college town with affordable neighborhoods into one of the most competitive markets along the Front Range, and the forces that drove appreciation, inventory scarcity, and bidding wars are changing. The next ten years won't be a repeat. Different pressures, different opportunities, and a different playbook for buyers and sellers who want to make smart moves in Northern Colorado.

If you bought a home in Fort Collins between 2016 and 2026, you likely saw your property value climb dramatically. The median home price rose from about $380,000 to $660,000 over that period, while the median price per finished square foot increased from $211 to $357. Low mortgage rates, limited inventory, and strong migration into Northern Colorado helped drive that appreciation.

But the conditions that created that run are changing. Mortgage rates are much higher, sales volume is down, and population growth is slowing. At the same time, Fort Collins has limited room to expand, with the city's own planning analysis identifying capacity for roughly 22,000 additional homes. The result is a market that's shifting from a growth story to a scarcity story.

This isn't a doom-and-gloom forecast. Fort Collins still has strong fundamentals: Colorado State University, a stable job market, proximity to Denver without the density, and a quality of life that keeps people moving here. But the easy gains are behind us. The next decade will reward the buyers and sellers who understand what's actually changing and adjust their expectations accordingly. Let's break down what I'm seeing and where I think this market is headed.

Why the Last 10 Years Were an Anomaly
Interest Rates and Affordability: The New Reality
Inventory and New Construction: What's Coming
Migration Patterns: Who's Moving to Fort Collins Now
Investment Strategy: What Works in the Next Decade
Conclusion

Why the Last 10 Years Were an Anomaly

The Fort Collins market from 2016 to 2026 was shaped by conditions we're unlikely to see again in the same combination. The median home price rose from about $380,000 to $660,000, an increase of roughly 74%. Price per finished square foot climbed from $211 to $357, up about 69%.

What makes that appreciation especially significant is that the homes themselves were remarkably similar. The median home sold in 2016 was about 1,850 finished square feet, with four bedrooms, three bathrooms, and a 1993 build year. The median home sold this summer was about 1,900 square feet, with four bedrooms, three bathrooms, and a 1994 build year. In other words, much of the increase came from the same type of home becoming substantially more expensive.

The price distribution also changed dramatically. In 2016, about 55% of single-family home sales were under $400,000. This summer, only about 2.9% were. Homes selling for $1 million or more represented less than 1% of sales in 2016 but now account for roughly 16.5%.

Mortgage rates added another layer. The average 30-year rate was about 3.65% in 2016, compared with roughly 6.65% in 2026. A 20% down payment on the median home increased from $76,000 to $132,000, while the principal-and-interest payment rose dramatically.

The result was a double shift: homes became more expensive while the cost of borrowing increased at the same time.

But the market hasn't stopped functioning. Median days on market were about 43 days in 2016 and roughly 41 days today. Fort Collins homes are still finding buyers, even at today's higher prices. The market has changed, but that doesn't necessarily mean the market is broken.

Now those conditions are changing. Rates are higher, sales activity has softened, and population growth is slowing. The strategies that worked during the previous decade won't necessarily produce the same results over the next ten years.

Interest Rates and Affordability: The New Reality

Affordability is one of the biggest challenges facing Fort Collins buyers today. In 2016, the median home sold for about $380,000 and the average 30-year mortgage rate was approximately 3.65%. With 20% down, the buyer borrowed about $304,000.

In 2026, the median home is around $660,000 and the 30-year rate used in the market analysis is approximately 6.65%. A 20% down payment is now $132,000, and the principal-and-interest payment is roughly $3,390 per month.

The home price increased about 74%, but the estimated principal-and-interest payment increased roughly 144%. That's the real affordability challenge facing buyers today.

The good news is that buyers aren't dealing with the same competition seen in 2021. Roughly 55% of Fort Collins homes are currently selling below list price, while only about 12% are selling above list. That creates opportunities to negotiate on price, seller concessions, repairs, and rate buydowns.

For sellers, pricing matters more than it did during the frenzy. Buyers have more choices and more leverage, so an unrealistic asking price can cause a home to sit on the market.

For buyers, the key is to focus on what you can comfortably afford at today's rates rather than assuming rates will quickly return to pandemic-era levels.

Inventory and New Construction: What's Coming

One of the biggest questions facing Fort Collins real estate is how much housing the city can actually add. The answer is more complicated than simply building more homes.

Fort Collins has a defined growth management area that limits how far the city can expand. Mountains, community separators, open space, and agreements with Larimer County and neighboring communities all constrain future development.

According to the city's recent planning analysis, Fort Collins has roughly 4,880 acres of vacant buildable land, including about 3,388 acres designated for residential use. Applying the city's zoning densities results in capacity for up to approximately 22,000 additional homes. About 6,000 of those homes are already associated with approved master plans such as Montava and Bloom.

That may sound like a lot, but the region already has a significant housing need. A 2026 regional housing needs assessment indicates that Fort Collins alone needs roughly 7,000 additional housing units by 2035, while the broader region needs approximately 14,500 more homes plus thousands of catch-up units.

The city is also moving out of its greenfield development era. Outside areas such as northeast and southeast Fort Collins, there is limited undeveloped land available for large-scale residential development. Future housing will increasingly come through infill, redevelopment, and higher-density projects.

Northeast Fort Collins is expected to account for a significant share of future new construction, with Montava and Bloom together representing roughly 6,000 approved units. Southeast Fort Collins also has some remaining development opportunities, while areas such as North College Avenue, Midtown, and West Elizabeth have been identified for future residential development and increased density.

For buyers, this means new construction will continue to be available, but the location and type of development matter. For sellers and investors, limited land supply could become increasingly important as Fort Collins transitions from a growth story to a scarcity story.

Migration Patterns: Who's Moving to Fort Collins Now

Fort Collins and the surrounding Northern Colorado region are still attracting people, but the pace and location of growth are changing.

Larimer County grew from roughly 339,000 people in 2016 to about 378,000 today. State demographic projections indicate the county could reach approximately 407,000 by 2036, meaning population growth is expected to continue but at a slower pace.

Fort Collins itself has experienced much slower population growth. The city grew from roughly 169,000 residents in 2020 to about 172,000 in 2024, an increase of approximately 1.9%.

Meanwhile, communities surrounding Fort Collins are growing faster. Timnath , Berthoud , Wellington , Severance , and Johnstown have all experienced stronger growth, while Weld County is projected to grow faster than Larimer County over the next decade.

The important takeaway is that growth isn't necessarily leaving Northern Colorado. It's moving toward the edges where more land and new construction are available.

Migration remains an important part of the region's growth. From 2020 through 2024, Larimer County added approximately 15,300 people, with about 14,100 coming from net migration. That means roughly 92% of the county's population growth during that period came from people moving into the area rather than natural population growth.

For buyers relocating to Northern Colorado, this means Fort Collins is only one part of a much larger housing market. Communities such as Timnath, Wellington, Loveland , and Windsor can offer different price points and housing options while still keeping buyers within the broader Northern Colorado region.

Investment Strategy: What Works in the Next Decade

If you're thinking about real estate as an investment in Fort Collins over the next ten years, the strategy has to change. The buy-anything-and-watch-it-appreciate approach that worked during the previous decade is unlikely to produce the same results going forward.

The outlook discussed in the video is for roughly 3% to 4% annual appreciation over the next decade rather than another 74% increase. At approximately 3.5% annual growth, a $660,000 home today would be worth roughly $931,000 in 10 years.

The bigger question is where that appreciation is most likely to occur. Established areas with limited future supply could have an advantage over newer growth areas where additional homes can continue to be built. The distinction isn't that new construction is a bad investment. New homes can be an excellent fit for relocating families. The important consideration is understanding how much additional supply could eventually compete with the property.

Buyers and investors should also pay close attention to carrying costs. Property taxes have increased substantially, rising from roughly $1,900 per year in 2016 to about $3,800 today. HOA fees, metro district costs, insurance, maintenance, and other expenses can also affect the long-term economics of a property.

Rentals can still work, particularly near CSU and major employment centers, but higher purchase prices and mortgage rates can make cash flow more difficult than it was several years ago. Investors need to run the numbers carefully and account for vacancies, maintenance, taxes, insurance, and financing costs.

The biggest mistake would be assuming the next decade will look like the last one. The expectation is for slower appreciation, but Fort Collins still has demand and limited land for future development. That makes property selection, location, supply, and holding period more important than they were during the previous cycle.

Conclusion

Fort Collins real estate is entering a different phase, with tighter affordability, higher rates, and slower growth. But limited land and ongoing housing demand could create long-term opportunities for buyers who choose carefully and plan ahead.

If you're considering buying in Fort Collins, I can help you understand the market and find the right fit for your goals. Call/Text me at 970-893-3533 or book a FREE consultation to get started.

Is Windsor Colorado Ready for 60,000 People?

Sat, 12 Sep 2026 23:52:00 GMT

Windsor sits just east of Fort Collins , and if you haven't been paying attention, you might still think of it as that small town off Highway 34. That version of Windsor is disappearing fast. The infrastructure is going in, the master plans are approved, and the cranes are up. This isn't speculative growth or a developer's fever dream. Windsor is building for 60,000 people, and it's happening now.

I'm Patrick Soukup, and I've watched Northern Colorado change for years. Fort Collins gets the headlines. Loveland gets the lake. Windsor? Windsor is doing something quieter and, in some ways, more deliberate. The town is planning ahead instead of reacting. Roads are widening before the traffic hits. Parks are platted before the houses go up. If you're relocating here and you want to see what intentional growth looks like, this is the place to watch.

This isn't a tour of one neighborhood. Windsor's transformation is bigger than that. It's about understanding how a town prepares for a population that will more than double, what that means for buyers today, and whether the infrastructure can keep up with the ambition. Let's look at what's actually happening on the ground.

What 60,000 People Means for Windsor
Infrastructure First: Roads, Water, and the Build-Out Timeline
New Construction and Master-Planned Communities
What Windsor Still Lacks (And When That Might Change)
Comparing Windsor to Fort Collins and Loveland
Which Stage of Growth Should You Buy Into?
Conclusion

What 60,000 People Means for Windsor

Windsor's current population hovers around 30,000, give or take. The build-out plan targets 60,000. That's not a wish. That's the number the town is engineering toward. You can see it in the road projects, the water rights acquisitions, and the sheer amount of dirt moving on the east and south sides of town.

For buyers, this means you're not moving to a finished product. You're moving into a construction zone that will take a decade or more to complete. Some people love that. You get in early, you lock in a price before the amenities arrive, and you watch your equity grow as the town fills in around you. Other people hate it. You're living next to dirt lots, driving around detours, and waiting years for the grocery store or the park they promised.

I think the key question is whether Windsor can manage this growth without turning into the kind of sprawl that makes people regret moving here. So far, the signs are better than average. The town is requiring developers to build parks, trails, and community spaces as part of the approval process. They're not just saying yes to every builder who shows up with a checkbook. But that doesn't mean it's going to be seamless. Growth at this scale always comes with friction.

The other thing to understand is that Windsor is not trying to be Fort Collins. It's not trying to be a college town or a craft beer destination. It's building for buyers who want space, newer homes, and a slower pace without giving up access to the Front Range job market. If that's what you're after, Windsor is worth a serious look. If you want walkable downtown charm and established neighborhoods, you're going to be disappointed.

Infrastructure First: Roads, Water, and the Build-Out Timeline

One of the things Windsor is doing right is putting infrastructure in before the population explodes. Highway 34 is widening. New interchanges are going in. Water and sewer lines are being extended into areas that are still fields today. This is the opposite of what happened in a lot of Colorado towns during the last growth cycle, where the houses went up first and the roads played catch-up for a decade.

That said, you're still going to deal with construction. If you move to Windsor in the next few years, you're going to spend time sitting in traffic cones and watching graders reshape the landscape. The question is whether you're okay with short-term inconvenience in exchange for long-term planning. I think most buyers underestimate how long construction phases last. A road project that's supposed to take two years can stretch to three or four when weather and supply chains get involved.

Water is the other big piece. Colorado is a prior appropriation state, and water rights are everything. Windsor has been aggressive about securing water for future growth, which is one reason the town feels confident about the 60,000 number. But water is also expensive, and those costs get passed down to buyers through tap fees and utility rates. If you're comparing Windsor to a town with older, cheaper infrastructure, factor that in.

The build-out timeline is long. We're talking 10 to 15 years before Windsor hits that 60,000 mark, maybe longer depending on the economy. If you're buying today, you're buying into the early or middle stages of that process. Some neighborhoods will feel finished in five years. Others will still have empty lots and dirt roads. Ask your agent which phase of development a community is in before you make an offer.

New Construction and Master-Planned Communities

Most of what's going up in Windsor right now is new construction. You'll find a few resale homes in the older parts of town, but the growth is happening in master-planned communities on the edges. These are the big projects with names, amenities, and HOAs. Expect pools, clubhouses, trails, and design guidelines that keep everyone's house looking like it belongs in the same decade.

Pricing varies, but you're generally looking at homes in the mid-$400s to $600s, depending on size and builder. That's cheaper than comparable new construction in Fort Collins, and it's competitive with Loveland depending on the neighborhood. The trade-off is that you're farther from the amenities and job centers that make Fort Collins and Loveland attractive. Windsor is a commuter town, and it's going to stay that way for a while.

The builders are the usual suspects: national production builders who can move volume and keep costs down. You're not getting custom architecture or unique floor plans. You're getting efficient layouts, modern finishes, and homes that look a lot like the ones going up in every other growth market in the Mountain West. If that bothers you, Windsor might not be your place. If you want new, low-maintenance, and turnkey, it's a solid option.

One thing I tell buyers is to pay attention to lot size and orientation. Some of these master-planned communities pack homes in tight to maximize density. You might have 10 feet between you and your neighbor, and your backyard might be 20 feet deep. If you're coming from a state where quarter-acre lots are standard, that can feel claustrophobic. Walk the lots, not just the model homes, before you commit.

What Windsor Still Lacks (And When That Might Change)

Windsor is building fast, but it's still missing a lot of the things that make a town feel complete. The retail and restaurant scene is thin. You've got the basics, grocery stores, gas stations, chain restaurants, but if you want variety or local spots, you're driving to Fort Collins or Loveland. That's not going to change overnight. Retail follows rooftops, and Windsor is still in the rooftop phase.

The same goes for entertainment and nightlife. Windsor is quiet. If you want live music, breweries, or a downtown scene, you're leaving town. Some buyers love that. They want a place to sleep and raise kids, and they're fine driving 15 minutes for everything else. Other buyers feel isolated. Know which type you are before you move here.

Schools are another question mark. Weld County RE-4 serves Windsor, and the district is building new schools to keep up with growth. But growing districts always have growing pains. Class sizes can spike, boundaries can shift, and the newest schools might not be finished when your kid is ready to start. If schools are a priority, verify current enrollment numbers and construction timelines with the district directly. I'm not going to tell you whether the schools are good or bad. That's your homework.

The upside is that Windsor has room to grow into these gaps. The town is planning for commercial development, and as the population hits critical mass, the retail and restaurant options will follow. If you're buying now, you're betting that Windsor in 2030 or 2035 will feel a lot more complete than Windsor today. That's a reasonable bet, but it's still a bet.

Comparing Windsor to Fort Collins and Loveland

If you're relocating to Northern Colorado, you're probably comparing Windsor to Fort Collins and Loveland. Here's how I see the trade-offs.

Fort Collins is the established option. You get walkable neighborhoods, a strong job market, Colorado State University, and a downtown that actually feels like a downtown. You also pay for it. Median home prices in Fort Collins are significantly higher than Windsor, and inventory is tight. If you want charm and amenities now, Fort Collins is worth the premium. If you're priced out or you want new construction, Fort Collins might not work.

Loveland is the middle ground. It's cheaper than Fort Collins, it has more space, and it's close to the lake. The downtown is smaller but improving, and you're still within easy reach of the Front Range job market. Loveland feels more settled than Windsor, but it's also dealing with growth and traffic. If you want a balance between established and growing, Loveland is a strong choice.

Windsor is the bet on the future. You're getting newer homes, lower prices, and a town that's planning ahead. You're also getting construction, limited amenities, and a longer commute to the places that make Northern Colorado appealing. Windsor works if you're okay with delayed gratification and you believe the town will deliver on its promises. It doesn't work if you need everything to be finished when you move in.

One other factor: Windsor is in Weld County, which has different tax rates and a different political climate than Larimer County (where Fort Collins and Loveland sit). Some buyers care about that. Some don't. If county-level governance matters to you, do your research.

Which Stage of Growth Should You Buy Into?

Not all growth is created equal, and not all phases of a build-out are equally appealing. If you're buying in Windsor, think about where you want to be in the timeline.

Early-stage neighborhoods are mostly dirt and promises. You'll get the lowest prices, but you'll also live with construction noise, unfinished roads, and a lack of nearby services for years. This works if you're patient and you want maximum appreciation potential. It doesn't work if you need a finished neighborhood today.

Mid-stage neighborhoods have some homes occupied, some amenities open, and some infrastructure complete. You're still dealing with construction, but it's not as raw. Prices are higher than early-stage, but you're not waiting as long for the neighborhood to feel livable. This is the sweet spot for a lot of buyers.

Late-stage neighborhoods are nearly built out. Most of the homes are occupied, the amenities are open, and the construction is winding down. You pay a premium, but you know what you're getting. If you don't want to gamble on future development, this is the safer play.

Ask your agent which stage a community is in and what the developer's timeline looks like for finishing roads, parks, and amenities. Don't assume the model home experience reflects what living there will actually feel like for the next five years.

Conclusion

Windsor is building for 60,000 people, and that's not a slogan. It's a plan backed by infrastructure, water rights, and approved developments. If you're relocating to Northern Colorado and you want new construction at a price point below Fort Collins, Windsor deserves a close look. Just understand what you're signing up for. You're buying into a town that's still under construction, and it's going to stay that way for a long time.

I think Windsor is doing growth better than a lot of Colorado towns, but better doesn't mean easy. You'll deal with detours, dirt lots, and a limited amenities base for years. The payoff is a newer home, a lower price, and the chance to be part of a town that's planning ahead instead of reacting. If that trade-off makes sense to you, let's talk about which neighborhoods and which stage of development fits your timeline.

If you're serious about Windsor or anywhere else in Northern Colorado, let's get on a Zoom call and walk through your options. I'll show you what's actually available, what the build-out timelines look like, and how to avoid the common mistakes buyers make in growth markets. Reach out, and let's figure out if Windsor is your move.

New Build Homes in Northern Colorado: What You Need to Know Before Buying

Tue, 08 Sep 2026 23:08:00 GMT

New Build Homes in Northern Colorado: What You Need to Know Before Buying

The smell of fresh paint and new carpet. Warranty coverage on everything from the roof to the appliances. The chance to pick your own finishes instead of inheriting someone else's taste. New construction in Northern Colorado has real appeal, especially when you're relocating and want to start fresh without immediate repair bills.

But here's the thing: buying new isn't always simpler than buying resale. I work with buyers every week who assume a new build means less negotiation, fewer surprises, and a straightforward timeline. Then they hit the reality of builder contracts, construction delays, and upgrade costs that stack up faster than they expected. Northern Colorado's building market has its own rhythm, and understanding what you're walking into makes the difference between a smooth close and months of frustration.

This isn't about steering you away from new construction. I help plenty of buyers find the right new build. But you need to know what builders control, what you can negotiate, and where the hidden costs live before you fall in love with a model home.

Understanding Builder Contracts and What You Can Actually Negotiate
Construction Timelines and What Delays Really Look Like
Upgrades, Allowances, and Where Costs Add Up Fast
Comparing New Build vs Resale in Northern Colorado's Market
Which Path Makes Sense for Your Move
Ready to Explore Your Options?

Understanding Builder Contracts and What You Can Actually Negotiate

Builder contracts are not the same as resale purchase agreements. When you buy resale, you and the seller negotiate on roughly equal footing. You can ask for closing cost help, request repairs after inspection, and walk away if the appraisal comes in low. Builder contracts flip that dynamic. The builder writes the terms, and your leverage is limited.

Most production builders in Northern Colorado use standard contracts that favor the builder. They control the timeline, the lender incentives, the title company, and often the appraisal process. You might get a discount for using their preferred lender, but that discount usually comes with strings: you have to close on their schedule, and if rates rise during construction, you're the one absorbing that risk unless you locked early.

You can negotiate some things. Lot premiums, included upgrades, and closing cost credits are all on the table depending on inventory and how long a spec home has been sitting. If the builder has finished homes that haven't sold, you have more room to ask for concessions. If they're selling off dirt with a six-month waitlist, expect less flexibility.

Read the construction timeline clauses carefully. Builders build in extensions for weather, supply chain issues, and municipal delays. A contract that says "estimated completion in 120 days" often includes language that lets them push that out without penalty. If you're relocating and need to close by a specific date to start a job or get kids enrolled in school, that uncertainty is a real problem.

Construction Timelines and What Delays Really Look Like

Northern Colorado isn't immune to the construction delays that have hit the rest of the country. Builders are dealing with labor shortages, permitting backlogs, and supply chain hiccups that can push timelines out by weeks or months. A four-month build can easily turn into six or seven, and you won't always get much notice.

Weather is a factor here in ways it isn't in milder climates. Winter can slow foundation work and exterior finishing. Spring runoff can delay site prep. Builders know this and plan for it, but if your estimated completion is November and we get an early snowstorm, don't be surprised if drywall and final inspections slide into December.

The municipal approval process also varies across Northern Colorado. Fort Collins , Loveland , Windsor , and Timnath all have different permitting timelines and inspection schedules. Some builders are better at managing that process than others. Ask how many homes they're building in that specific jurisdiction and how their recent projects have tracked against estimated timelines.

If you're selling a home in another state and buying new construction here, you're juggling two timelines that don't always sync up. Builders rarely agree to a rent-back if you close early, and they won't pay for your temporary housing if the build runs late. Plan for overlap and budget for it.

Upgrades, Allowances, and Where Costs Add Up Fast

Base price is just the starting point. Builders advertise a number that gets attention, but most buyers don't walk away paying that number. Upgrades are where builders make significant margin, and it's easy to add $30,000 or $50,000 before you realize how fast you're moving past your budget.

Flooring upgrades, cabinet hardware, lighting packages, and appliance swaps all cost more than you'd pay to do them yourself after closing. But once you're in the design center picking finishes, the pressure to upgrade is real. You're comparing your choices to the fully loaded model home, and the base options start to feel builder-grade in a way that's hard to ignore.

Some builders use allowances for things like flooring or countertops. You get a set dollar amount, and anything beyond that is an upcharge. That sounds fair until you realize the allowance covers the cheapest options, and everything you actually want costs extra. Ask for the allowance breakdown in writing before you sign.

Lot premiums are another cost that varies widely. A corner lot, a lot backing to open space, or a lot with mountain views can add $10,000 to $40,000 to the base price. That premium doesn't always show up in the appraised value, which can create financing issues if you're putting less than 20% down.

Comparing New Build vs Resale in Northern Colorado's Market

New construction offers things resale can't: warranty coverage, energy efficiency, and the ability to customize finishes before you move in. You're not inheriting deferred maintenance or someone else's remodel choices. Everything is code-compliant and built to current standards.

Resale gives you things new construction doesn't: established landscaping, mature trees, finished basements, and neighborhoods where the amenities are already built. You can walk the actual home you're buying, not a model that represents what yours might look like. You close faster, often in 30 days instead of six months.

Price per square foot often favors resale in Northern Colorado, especially in established neighborhoods close to Old Town Fort Collins or central Loveland. New builds tend to sit farther out where land is cheaper, which means longer commutes and fewer walkable amenities in the short term. You're betting on the neighborhood growing around you.

Resale inventory in Northern Colorado has been tight, which has pushed some buyers toward new construction by default. But new builds aren't always cheaper. When you factor in lot premiums, upgrades, and HOA fees in newer communities, the monthly cost can exceed what you'd pay for a resale home with more land and a shorter commute.

Which Path Makes Sense for Your Move

Choose new construction if you want warranty coverage, modern energy efficiency, and the ability to pick finishes without doing a remodel. It makes sense if you're relocating from out of state and want to avoid inheriting someone else's deferred maintenance. It works if your timeline is flexible and you can handle a six-month build process without housing stress.

Choose resale if you need to close quickly, want to live in an established neighborhood with mature landscaping, or prefer a shorter commute to Fort Collins or Loveland. Resale makes sense if you value walkability and want amenities that already exist, not ones that are planned for five years out.

Both paths have trade-offs. New construction costs more upfront but might save you on repairs in the first few years. Resale gets you in faster but might need updates sooner. The right choice depends on your timeline, your budget, and what you're willing to compromise on.

Ready to Explore Your Options?

Whether you're leaning toward new construction or resale, the Northern Colorado market has options that fit different timelines and priorities. I work with buyers navigating both paths every week, and I can walk you through what makes sense for your specific situation. Call/text me at 970-893-3533 or book a FREE consultation here and talk through your timeline, your budget, and what trade-offs you're willing to make. Reach out and we'll figure out the right move for you.

Northern Colorado Real Estate: More Sales, Less Appreciation

Sun, 06 Sep 2026 00:21:00 GMT

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.

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.

Fort Collins Buyers FINALLY Have the Upper Hand | September 2026 Market Update

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Northern Colorado Housing Market: What Buyers and Sellers Need to Do Now

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7 Things to Know Before Moving to Colorado (Northern Colorado)

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What Living in Colorado (Northern Colorado) Is Really Like in 2026

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Pros and Cons of Longmont Colorado: Boulder County Living Without Boulder Prices

Tue, 05 May 2026 23:00:00 GMT

Longmont sits in that interesting middle ground where you get a Boulder County address without writing a Boulder-sized check. You're close enough to the Flatirons to see them from your backyard, close enough to Denver that the commute is possible, and far enough from both that your dollar stretches further. I spend a lot of time helping buyers figure out if Longmont is the right fit, and the answer usually comes down to what you're willing to trade off. You get more house, more practical amenities, and solid outdoor access. You give up some prestige, you deal with a real commute if you work in Denver or Boulder, and you need to be pickier about which neighborhood you choose than you might expect.

This isn't a hidden gem that nobody knows about anymore. Longmont has grown, and with that growth comes all the complexity of a city that's still figuring out its identity. Some blocks feel like established Colorado mountain towns. Others feel like they were built last year by a national developer who could've been working in Texas or Arizona. If you're relocating here, you need to know which Longmont you're buying into, because they're not all the same experience.

I'm going to walk through the four big pros that make Longmont appealing, then the four cons that trip people up after they move. This is the stuff that matters when you're actually living here, not just visiting on a sunny Saturday.

More Home for Your Money in Longmont
Longmont Is a Practical Front Range City
Outdoor Access, Trails, Lakes and Mountain Views
The Community Feel of Longmont
Longmont Isn't Cheap (Just Cheaper Than Boulder)
The Commute Can Get Old
Neighborhoods Vary More Than Expected
Longmont Doesn't Have Boulder Prestige
Which Trade-Offs Matter Most
Final Thoughts on Living in Longmont

More Home for Your Money in Longmont

The first thing that draws people to Longmont is the price difference. You're in Boulder County, which means you're in the same school district ecosystem, the same mountain access, the same general Front Range lifestyle. But you're not paying Boulder prices. That gap is real, and for a lot of buyers, it's the entire reason they're looking here instead of twenty minutes south.

You get more square footage, a bigger lot, maybe a finished basement or a three-car garage. The same budget that gets you a 1,200-square-foot townhome in Boulder might get you a 2,000-square-foot single-family home in Longmont with a yard. If you're coming from out of state and you're used to space, Longmont starts to make sense quickly. You're not compromising on location as much as you're compromising on the name on the address.

The value proposition here is straightforward. You're buying into the Front Range without maxing out your budget, and that leaves room for other things: travel, savings, not being house-poor. For buyers who care more about the life they can live than the ZIP code they can claim, Longmont delivers.

Longmont Is a Practical Front Range City

Longmont isn't trying to be Boulder. It's not trying to be a resort town or a tech hub or a place where everyone rides a $6,000 gravel bike to the farmer's market. It's a practical city with grocery stores, hardware stores, chain restaurants, and local spots that have been here for decades. You can get your errands done without driving all over the place, and that day-to-day ease matters more than people think.

There's a Main Street with local businesses, breweries, coffee shops. There are big-box stores when you need them. You're not sacrificing convenience to live here. If anything, Longmont feels more functional than some of the smaller mountain towns where you have to drive thirty minutes for a Target run. You get the Colorado lifestyle without the logistical headaches that come with true small-town living.

This is a city that works for people who have jobs, kids, routines. It's not precious about itself. You can live a normal life here and still be fifteen minutes from a trailhead. That balance is harder to find than it sounds, and Longmont nails it.

Outdoor Access, Trails, Lakes and Mountain Views

One of the biggest selling points is the outdoor access. You've got trails, open space, lakes, and mountain views that remind you every day why you moved to Colorado. You're not in the mountains, but you're close enough that a weekend trip to Rocky Mountain National Park or a quick hike in the foothills is easy. You're also close enough to Boulder's trail systems that you can tap into those without living there.

Longmont itself has parks, greenways, and lakes that get used year-round. You can bike, run, paddleboard, or just sit outside and look at the Rockies. The views are legit. You're not staring at a parking lot. You're staring at peaks, and that makes a difference in how it feels to live here.

The outdoor lifestyle is accessible without being extreme. You don't have to be a hardcore climber or backcountry skier to enjoy what's around you. You can be a casual hiker, a weekend camper, someone who just likes being outside, and Longmont gives you plenty of options. That's a big part of why people move here in the first place.

The Community Feel of Longmont

Longmont has a community feel that's harder to find in bigger Front Range cities. There are events, farmer's markets, local traditions. People know their neighbors. It's not a bedroom community where everyone disappears into their garage at night. There's a social fabric here, and if you plug into it, Longmont feels like a place, not just a place to sleep between commutes.

The city has invested in parks, recreation, arts, and local programming. There are festivals, concerts, activities for all ages. If you want to be involved, there are ways to be involved. That sense of place matters, especially if you're relocating from out of state and you're trying to build a life, not just buy a house.

This is one of those intangibles that's hard to quantify but easy to feel when you're here. Longmont has an identity. It's not just sprawl. It's not just a dot on the map between Boulder and Fort Collins . It's a city that people are proud to live in, and that shows.

Longmont Isn't Cheap (Just Cheaper Than Boulder)

Now for the reality check. Longmont is more affordable than Boulder, but it's not cheap. If you're coming from the Midwest or the South and you're expecting Colorado prices to feel reasonable, Longmont is going to surprise you. You're still in Boulder County, and that comes with a price tag. The value is better than Boulder, but it's not a bargain compared to the rest of the country.

You're looking at competitive offers, limited inventory, and prices that have climbed steadily over the last decade. The affordability advantage is relative. You're getting more for your money than you would in Boulder, but you're still spending a lot of money. If your budget is tight, Longmont might still stretch you, especially if you're trying to stay in a desirable neighborhood.

This is important to understand before you start looking. Longmont is the value play within Boulder County, but it's not a steal. You're still paying Front Range prices, and you need to be ready for that.

The Commute Can Get Old

The commute is the big trade-off that people underestimate. If you work in Denver, you're looking at 45 minutes to an hour each way on a good day. If you work in Boulder, it's 20 to 30 minutes, but that adds up over time. If you work in Fort Collins, you're looking at 30 to 40 minutes depending on where in the city your office is. Longmont is central to a lot of places, but it's not close to any of them.

The drive is manageable a few days a week. The drive five days a week, year-round, in traffic, in winter weather, starts to wear on people. I've had clients move to Longmont and love it for six months, then realize the commute is killing their quality of life. You get home later, you leave earlier, you spend more time in the car than you thought you would.

If you're remote or semi-remote, this isn't an issue. If you're commuting daily, you need to be honest with yourself about whether that's sustainable long-term. The commute is the thing that makes people leave Longmont more than anything else.

Neighborhoods Vary More Than Expected

Longmont's neighborhoods vary more than you'd expect for a city this size. Some areas are older, established, tree-lined, walkable. Others are brand-new subdivisions with zero mature landscaping and a very different feel. Some neighborhoods are quiet and residential. Others back up to busier roads or industrial areas. You can't just say "I'm buying in Longmont" and assume it's all the same experience.

Location matters here more than in a smaller, more homogenous town. You need to know which part of Longmont you're in, what the schools are like in that area, what the walkability is, what the noise level is. The difference between east Longmont and west Longmont, or north and south, can be significant. You're not just buying a house. You're buying into a specific pocket of the city, and those pockets don't all feel the same.

This is where working with someone who knows the city inside and out makes a difference. You can avoid the neighborhoods that don't fit your lifestyle and focus on the ones that do. But you have to do that work upfront, because Longmont doesn't hand you a uniform experience.

Longmont Doesn't Have Boulder Prestige

The last con is the prestige factor. Longmont doesn't have the name recognition or the cultural cachet that Boulder does. If you care about living in a place that people have heard of, that has a reputation, that carries weight when you tell people where you live, Longmont doesn't deliver that. It's not a status symbol. It's not a place people move to so they can say they live there.

For some buyers, that doesn't matter at all. For others, it's a bigger deal than they want to admit. If you're someone who values being in a well-known, prestigious community, you're going to feel that gap. Boulder has the university, the tech scene, the outdoor culture, the national reputation. Longmont has... Longmont. It's a great place to live, but it's not a place that impresses people at a dinner party.

This is a personal trade-off, and only you know how much it matters. But it's worth acknowledging, because it's part of the equation.

Which Trade-Offs Matter Most

The question isn't whether Longmont is good or bad. The question is whether the trade-offs work for your life. If you want more house, more space, and a practical Front Range city with solid outdoor access, Longmont delivers. If you need a short commute, a consistent neighborhood feel, or a prestigious address, Longmont might not be the right fit.

The buyers who do well here are the ones who know what they're getting and what they're giving up. They're okay with the commute because they love the house. They're okay with the lack of prestige because they care more about the life they're building than the name on the address. They've done the math, and Longmont wins.

The buyers who struggle are the ones who underestimate the commute, overestimate the affordability, or assume all of Longmont feels the same. Those are fixable mistakes if you go in with your eyes open.

Final Thoughts on Living in Longmont

Longmont is a smart choice for a lot of buyers, especially if you're relocating to the Front Range and you want Boulder County access without Boulder prices. It's not perfect, and it's not for everyone, but it's a city that works. You get outdoor access, community, practical amenities, and more home for your money. You give up some commute time, some prestige, and you have to be more careful about which neighborhood you choose.

If you're thinking about Longmont, let's talk. I can show you the neighborhoods that fit your lifestyle, walk you through the trade-offs, and help you figure out if this is the right move. Call/text me at 970-893-3533 or book a FREE consultation here . We're here to make sure you're buying into the right part of Longmont, not just any part of Longmont.

10 Fort Collins Neighborhoods That Underperformed Over the Last 10 Years

Tue, 28 Apr 2026 23:00:00 GMT

Not every Fort Collins neighborhood rode the same wave over the past decade. While some areas doubled in value and became the darlings of the relocation crowd, others lagged behind in ways that surprised even longtime locals. I'm talking about established communities with solid bones, decent access to amenities, and none of the obvious red flags, yet their appreciation numbers tell a different story than the city-wide headlines.

This isn't about bad neighborhoods. It's about relative performance in a market that has been on fire. When the median Fort Collins home climbed dramatically over ten years, these ten areas simply didn't keep pace. Some are older subdivisions that haven't seen the reinvestment other pockets enjoyed. Others are newer builds that came online right before or during market shifts that worked against them. A few sit in locations that buyers consistently overlook, even when inventory is tight.

I pulled the data, ranked them from tenth to first based on appreciation over the last decade, and I'm walking through what actually happened in each one. If you're relocating here or trying to understand why one neighborhood's price per square foot is so different from another's, this is the context the MLS listings won't give you.

How the Neighborhood Rankings Were Determined
#10: Fox Meadows
#9: Waterglen
#8: Ptarmigan
#7: Golden Meadows
#6: Harvest Park
#5: Cottonwood
#4: Sage Creek
#3: Dry Creek
#2: English Ranch
#1: Colindale
What These Rankings Mean for Home Buyers

How the Neighborhood Rankings Were Determined

I didn't rank these neighborhoods on a hunch or because they felt slower. I used ten years of closed sales data from our MLS, comparing median sold prices at the start of the period to median sold prices at the end. The neighborhoods that appreciated the least over that span landed on this list, ranked from tenth (the least underperforming of the group) to first (the slowest appreciation in the city).

This is a relative ranking. Even the neighborhood at number one still appreciated. Fort Collins real estate didn't lose value city-wide over the last decade. But when you compare these ten to the rest of the market, the gap is significant. Some of these areas gained half of what top performers did. That matters if you're thinking about resale, equity growth, or where your down payment will work hardest over the next five to ten years.

I'm not saying don't buy in these neighborhoods. I'm saying understand what you're buying into and why the numbers shook out this way. Sometimes slower appreciation comes with trade-offs that make perfect sense for your situation. Sometimes it's a warning sign. Let's walk through each one.

#10: Fox Meadows

Fox Meadows sits in the southeast part of Fort Collins, an older neighborhood that has been around long enough to have mature trees and a lived-in feel. It's not flashy. The homes are mostly single-story ranches and split-levels from the 1970s and 1980s, with lot sizes that feel generous compared to what you get in newer subdivisions. The streets are quiet, the layout is simple, and it's the kind of place where people stay for decades.

The appreciation here lagged because the housing stock hasn't turned over much, and when homes do sell, they often need updates that buyers either balk at or negotiate hard on. Kitchens with original oak cabinets, bathrooms with builder-grade tile from forty years ago, and layouts that don't match what today's buyers expect. The bones are solid, but the finishes are dated, and that shows up in the comps.

Location-wise, Fox Meadows is fine. You're close to Harmony Road for shopping and restaurants, and you can get to I-25 in under ten minutes. It's not a commute problem. It's a perception problem. Buyers shopping Fort Collins tend to gravitate toward newer builds or neighborhoods with a stronger identity, and Fox Meadows just doesn't have the curb appeal or the buzz that drives competitive offers.

If you're handy or you're working with a renovation budget, this is the kind of neighborhood where you can buy below market, put in the work, and end up with a home that fits your needs without the premium you'd pay in trendier parts of town. Just know that when it's time to sell, you're likely facing the same headwinds the current sellers are.

#9: Waterglen

Waterglen is a newer community on the east side of Fort Collins, built out over the last fifteen years with a mix of single-family homes and townhomes. It has the amenities you expect from a planned development: a clubhouse, pool, parks, and trail connections. The homes are modern, the HOA keeps things tidy, and it checks a lot of boxes for buyers who want move-in ready without the age and maintenance of an older neighborhood.

So why did it underperform? Timing and competition. Waterglen came online during a period when Fort Collins was adding a lot of new inventory on the east side, and buyers had options. When you're competing with other new builds that offer similar floor plans and finishes, appreciation slows because there's no scarcity. Add in the fact that Waterglen sits farther from Old Town and CSU than most buyers want, and you start to see why it didn't keep pace with neighborhoods closer to the core.

The HOA fees are another factor. They're not outrageous, but they're high enough that some buyers run the numbers and decide they'd rather own in a neighborhood without the monthly dues. That shrinks your buyer pool, and a smaller buyer pool means slower price growth.

Waterglen works if you want new construction, you don't mind the east-side commute, and you value the amenities enough to justify the HOA. It's a solid neighborhood. It's just not a high-appreciation neighborhood, and the data from the last decade makes that clear.

#8: Ptarmigan

Ptarmigan is one of Fort Collins' older golf course communities, built in the 1970s and 1980s around Ptarmigan Country Club. The homes are a mix of ranch styles and two-stories, many with views of the course or backing to open space. The lots are larger than what you find in newer subdivisions, and the neighborhood has a quiet, established feel that appeals to buyers who want space and privacy.

The underperformance here is partly about age and partly about the golf course itself. Ptarmigan Country Club is private, which means the course and the clubhouse are amenities only for members, not for everyone in the neighborhood. That limits the appeal compared to communities where the golf course is semi-private or public. If you're not a golfer, you're paying a premium for a view of something you don't use, and that doesn't sit well with a lot of buyers.

The homes themselves are dated. Original kitchens, bathrooms that haven't been touched in decades, and floor plans that feel choppy compared to modern open-concept designs. Buyers who want Ptarmigan usually want it for the lot size and the location near Harmony Road and the foothills, but they're not paying top dollar for homes that need significant updates.

Ptarmigan also skews older in terms of the resident base, and that means fewer homes turn over. When inventory is low and the homes that do sell need work, appreciation stalls. It's not a bad neighborhood. It's just not where the market's energy has been over the last ten years.

#7: Golden Meadows

Golden Meadows is a southeast Fort Collins neighborhood that sits near Fossil Creek Reservoir, built mostly in the 1990s and early 2000s. It's a suburban, residential community with parks, trails, and easy access to shopping along Harmony Road. The homes are a mix of single-family detached and some attached townhomes, with layouts that were popular twenty years ago but feel a bit cookie-cutter now.

The appreciation lag here comes down to competition and location. Golden Meadows is fine, but it's not special. It doesn't have the cache of older, tree-lined neighborhoods closer to downtown, and it doesn't have the new-build appeal of developments that came online in the last five years. It sits in the middle, and in a hot market, the middle doesn't win.

The southeast side of Fort Collins has also seen a lot of new construction, which means buyers shopping this area have options. When you can get a brand-new home with a warranty and modern finishes for not much more than a twenty-year-old resale in Golden Meadows, a lot of buyers choose the new build. That puts downward pressure on resale values in neighborhoods like this one.

Golden Meadows works if you want suburban convenience, you're okay with a neighborhood that doesn't stand out, and you're not banking on aggressive appreciation. It's a solid place to live. It's just not a solid place to build equity quickly.

#6: Harvest Park

Harvest Park is another southeast Fort Collins community, built in the early 2000s with a focus on affordability and accessibility. The homes are mostly single-family detached, with smaller lot sizes and builder-grade finishes that were standard for that era. It's a neighborhood that was designed to hit a price point, and that shows in the architecture and the amenities.

The underperformance here is about market positioning. Harvest Park was never the premium option, even when it was new. It was the entry-level choice for buyers who wanted to own in Fort Collins but couldn't afford the higher-end developments. That positioning hasn't changed, and in a market where appreciation is driven by scarcity and desirability, entry-level neighborhoods don't keep pace.

The location is also a factor. Harvest Park sits on the far southeast edge of the city, which means longer commutes to Old Town, CSU, and the west-side job centers. For buyers relocating to Fort Collins, proximity to the core matters, and Harvest Park just doesn't have it.

The homes themselves are fine. They're not falling apart, and the neighborhood is well-maintained. But fine doesn't drive appreciation. Fine gets you steady, slow growth, and that's exactly what Harvest Park delivered over the last decade.

#5: Cottonwood

Cottonwood is a neighborhood that straddles the line between Fort Collins and Windsor , built in the mid-2000s with a mix of single-family homes and townhomes. It's part of the east-side growth corridor, with access to I-25 and shopping along Crossroads Boulevard. The homes are relatively new, the streets are wide, and the layout is typical of planned developments from that era.

The underperformance here is about identity. Cottonwood doesn't feel fully like Fort Collins, and it doesn't feel fully like Windsor. It's in between, and that in-between status hurts it with buyers who want a clear sense of place. Fort Collins buyers often prefer neighborhoods closer to the core or the foothills. Windsor buyers often prefer neighborhoods that are fully within Windsor's boundaries and school district.

The east-side location also works against it. Commutes to Old Town or CSU are longer, and the area doesn't have the walkability or the character that drives demand in other parts of the city. Cottonwood is car-dependent, and while that's true of a lot of Fort Collins, it's especially noticeable here because there's not much nearby that feels like a destination.

Cottonwood works if you want newer construction, you don't mind the commute, and you're okay with a neighborhood that doesn't have a strong identity. It's affordable, and the homes are in good shape. But if you're looking for appreciation, the last ten years suggest you'll do better elsewhere.

#4: Sage Creek

Sage Creek is a newer community on the northeast side of Fort Collins, built over the last ten to fifteen years with a focus on affordability and residential amenities. The homes are mostly single-family detached, with smaller lots and modern floor plans. The neighborhood has parks, trails, and a community feel that appeals to young families.

The underperformance here is surprising because Sage Creek is newer and well-maintained. But the northeast side of Fort Collins has struggled with perception. It's farther from the core, the commute to Old Town is longer, and the area doesn't have the same level of retail and dining options as other parts of the city. Buyers shopping Fort Collins often prioritize proximity to downtown or the foothills, and Sage Creek doesn't offer either.

The other issue is competition. The northeast side has seen a lot of new construction, and when you have multiple developments offering similar homes at similar price points, appreciation slows. There's no scarcity, and scarcity is what drives prices up.

Sage Creek is a good neighborhood. The homes are solid, the schools are decent, and the community amenities are well-used. But good doesn't always mean high-appreciation, and the data from the last decade makes that clear.

#3: Dry Creek

Dry Creek is a southeast Fort Collins neighborhood built in the late 1990s and early 2000s, with a mix of single-family homes and townhomes. It's a suburban, car-dependent community with access to Harmony Road and I-25. The homes are typical of that era: builder-grade finishes, standard lot sizes, and layouts that were popular twenty years ago but feel dated now.

The underperformance here is about age and location. Dry Creek is old enough that the homes need updates, but it's not old enough to have the charm or the lot sizes of truly vintage Fort Collins neighborhoods. It sits in the middle, and the middle is a tough place to be in a market that rewards either character or newness.

The southeast location also works against it. Buyers relocating to Fort Collins often want to be closer to Old Town, CSU, or the foothills, and Dry Creek doesn't offer that. It's a commute neighborhood, and while that's fine for some buyers, it's not what drives competitive offers and strong appreciation.

Dry Creek is affordable, and the homes are functional. But if you're buying here, you're buying for the price, not for the appreciation potential.

#2: English Ranch

English Ranch is a neighborhood on the east side of Fort Collins, built in the mid-2000s with a mix of single-family homes and attached townhomes. It's part of the east-side growth corridor, with access to I-25 and shopping along Harmony Road. The homes are relatively new, the streets are wide, and the neighborhood has a planned, suburban feel.

The underperformance here is about timing and location. English Ranch came online during a period of rapid east-side development, and it's never stood out from the pack. The homes are fine, but they're not distinctive. The location is convenient for I-25 access, but it's not convenient for Old Town or the parts of Fort Collins that drive demand.

The other issue is that English Ranch sits in a part of the city that feels more like a commuter suburb than a neighborhood with its own identity. There's no walkable core, no unique amenities, and no reason for buyers to choose English Ranch over the half-dozen other developments within a few miles.

English Ranch works if you want newer construction and you prioritize I-25 access. But the appreciation numbers from the last decade suggest that's not enough to drive strong equity growth.

#1: Colindale

Colindale is the neighborhood that underperformed the most over the last decade, and it's not close. This is an older community on the south side of Fort Collins, built mostly in the 1970s and 1980s with a mix of single-family homes and townhomes. The homes are dated, the lots are small, and the neighborhood lacks the amenities and the identity that drive demand in other parts of the city.

The underperformance here is about everything. The homes are old and need updates. The location is fine but not great. The neighborhood doesn't have a strong identity or a reason for buyers to choose it over other options. And the south side of Fort Collins has historically been the slowest-appreciating part of the city, so Colindale was already fighting an uphill battle.

The homes that do sell in Colindale often go to investors or first-time buyers looking for the lowest entry point into the Fort Collins market. That's not a recipe for strong appreciation. It's a recipe for slow, steady growth at best, and that's exactly what the data shows.

Colindale is affordable, and for some buyers, that's enough. But if you're thinking about equity growth or resale, the last ten years suggest you'll do better almost anywhere else in Fort Collins.

What These Rankings Mean for Home Buyers

If you're relocating to Fort Collins or buying your first home here, these rankings matter, but they don't tell the whole story. Slower appreciation doesn't mean a neighborhood is bad. It means the market didn't reward it the way it rewarded other areas, and there are usually reasons for that: location, age, competition, or perception.

Some buyers should absolutely consider these neighborhoods. If you're looking for affordability, if you're planning to stay long-term and you're not worried about flipping in five years, or if you're handy and you see value in updating an older home, these areas offer opportunities. You'll pay less per square foot than you would in higher-appreciation neighborhoods, and that matters if your budget is tight.

But if you're thinking about resale, if you're relocating for a job and you might move again in a few years, or if building equity quickly is a priority, these neighborhoods are riskier. The data from the last decade suggests they'll continue to lag, and while past performance doesn't guarantee future results, it's a pretty strong indicator.

The other thing to consider is that Fort Collins is a strong market overall. Even the slowest-appreciating neighborhoods still appreciated. You're not losing money by buying in Colindale or English Ranch. You're just not gaining as much as you would in other parts of the city, and that opportunity cost adds up over time.

If you want to talk through where you should buy based on your timeline, your budget, and your goals, let's get on a call. I'll walk you through the data, show you what's available, and help you make a decision that makes sense for your situation, not just for the market.

Living in Fort Collins Could Change Fast if the Colorado Connector Arrives in 2029

Sun, 26 Apr 2026 04:35:32 GMT

Explore how the proposed Colorado Connector passenger rail could bring fast Fort Collins–Denver service by early 2029

Living in Fort Collins, CO: Is It Still Worth the High Cost?

Wed, 15 Apr 2026 00:23:38 GMT

Thinking about living in Fort Collins, CO? Discover real housing costs, lifestyle, pros and cons, and whether it’s worth it in today’s market.

Top Neighborhoods in Fort Collins, CO Ranked by Appreciation

Sun, 05 Apr 2026 04:58:19 GMT

Explore the top neighborhoods in Fort Collins, CO ranked by 10-year home value growth. See which areas have the strongest appreciation and where buyers are seeing the best long-term returns.

Living in Fort Collins, Colorado: Reasons People Love It

Wed, 18 Mar 2026 12:02:41 GMT

Discover what it’s really like living in Fort Collins, Colorado—from outdoor living and sunny weather to schools, jobs, and a laid-back lifestyle.

Moving to Fort Collins: Everything We Need to Know Before Relocating

Wed, 17 Dec 2025 07:27:34 GMT

Moving to Fort Collins? Discover CSU, Old Town, outdoor living, new growth areas, and nearby communities like Windsor and Severance.

patrick-soukup

Moving to Loveland, Colorado? Here's Where I'd Buy

Table of Contents

Loveland: The Demand Story Northern Colorado Isn't Talking About Yet

The Honest Part

Downtown's $24.5 Million Rebuild

Art, Sculpture, and the Valentine Tradition

The Outdoors: Lakes, Trails, and Devil's Backbone

Two Water Providers, One City

Data Centers and the 6-Month Moratorium Discussion

Passenger Rail and the Airport

Mariana Butte: Southwest Loveland and the Fastest Shot to Rocky Mountain National Park

Riano Ridge: What Toll Brothers Showing Up in Northwest Loveland Actually Means

Eagle Brook Meadows: Fort Collins Jobs at Loveland Prices

Kinston at Centerra: One of the Top-Selling New Communities in Northern Colorado

Sugar Creek: Get on the List Now Before Sales Open in 2027

Avenue South at Centerra: Where Hensel Phelps Is Moving Its Global Headquarters

Downtown Loveland (4th Street Area): The Window to Buy Before Block 4 Finishes This Fall

Which Area Is Right for You?

Conclusion

Fort Collins and Windsor Annexation: What Home Buyers Need to Know

Table of Contents

What Annexation Actually Means for Home Buyers

Why Windsor's Mayor Is Calling It Bullying

The I-25 Corridor: Where the Battle Lines Are Drawn

Fort Collins vs. Windsor: Tax and Service Trade-Offs

What This Means If You're Buying in the Next Two Years

Conclusion

Fort Collins Real Estate: What the Next 10 Years Could Look Like

Table of Contents

Why the Last 10 Years Were an Anomaly

Interest Rates and Affordability: The New Reality

Inventory and New Construction: What's Coming

Migration Patterns: Who's Moving to Fort Collins Now

Investment Strategy: What Works in the Next Decade

Conclusion

Is Windsor Colorado Ready for 60,000 People?

Table of Contents

What 60,000 People Means for Windsor

Infrastructure First: Roads, Water, and the Build-Out Timeline

New Construction and Master-Planned Communities

What Windsor Still Lacks (And When That Might Change)

Comparing Windsor to Fort Collins and Loveland

Which Stage of Growth Should You Buy Into?

Conclusion

New Build Homes in Northern Colorado: What You Need to Know Before Buying

New Build Homes in Northern Colorado: What You Need to Know Before Buying

Table of Contents

Understanding Builder Contracts and What You Can Actually Negotiate

Construction Timelines and What Delays Really Look Like

Upgrades, Allowances, and Where Costs Add Up Fast

Comparing New Build vs Resale in Northern Colorado's Market

Which Path Makes Sense for Your Move

Ready to Explore Your Options?

Northern Colorado Real Estate: More Sales, Less Appreciation

Table of Contents

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

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

What Sellers Need to Know

Townhomes and Condos in Fort Collins

Loveland: The Healthiest Market of the Three Cities

Why Loveland Is Working

Loveland Market Stats

Greeley: Three Years of Flat Appreciation

What Flat Appreciation Means for Sellers

The Buyer's Side in Greeley

Greeley Attached Market

Townhomes and Condos: A Softer Market Across All Three Cities

Why Attached Is Softer

Northern Colorado vs National Numbers: Selling More, Appreciating Less

What This Pattern Means

Interest Rates Moving the Wrong Direction This Fall

Projections for September, October, and November

The November Inventory Illusion

Which Northern Colorado City Is Right for You

Practical Advice for This Market

For Buyers

For Sellers

Conclusion

Fort Collins Buyers FINALLY Have the Upper Hand | September 2026 Market Update