Fort Collins, CO 80526 Real Estate Market Report

ZIP Code: 80526
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Fort Collins, CO, are averaging 6.35%, reflecting a stable market environment for property owners compared to broader 2026 trends.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The primary market indicator, the median sold price of 522,250, signals modest appreciation and should be treated as the representative recent sale level for valuation and underwriting decisions; given the median listing price of 549,999, sellers’ asking levels appear higher than transaction prices, which may create pricing friction during negotiations.

2. Liquidity appears muted based on the median days on market of 219, which suggests slower sales velocity and that transactions are taking substantially longer to close compared with faster-turning markets, so pricing and marketing strategies should account for extended time-to-contract.

3. Supply conditions in the sampled dataset point to a relatively constrained active supply versus recent sales, which, combined with a neutral market temperature, suggests a balanced environment where sellers may need realistic pricing while buyers can still find negotiation opportunities; this balance appears neutral rather than strongly favoring either side.

4. Macro headwinds are present: interest rate pressure is elevated and the local 30-year fixed mortgage average is reported at 6.35%, while rent year-over-year trend is down and median market rent is 1,895; together these signals suggest financing costs and softer rental growth merit caution for investors and owner-occupiers, highlighting the need to stress-test cashflow and affordability scenarios (elevated interest rate pressure).

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.

Fort Collins, CO 80526 Real Estate Market Report

ZIP Code: 80526
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Fort Collins, CO, are averaging 6.35%, reflecting a stable market environment for property owners compared to broader 2026 trends.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The primary market value indicator is the $304,000 median sold price, which anchors recent transaction activity and suggests realized values are notably higher than asking expectations in the sample.

2. Listing expectations are lower than recent transactions, with the $215,000 median listing price appearing materially below the median sold price and potentially indicating pricing friction between seller asks and completed sales.

3. Market velocity is slow based on the 373 median days on market, which suggests slower sales velocity and that properties may require extended marketing time before achieving the median sold price.

4. Macro and local context: prices are trending up while the market temperature is neutral, rent trends are down, and interest rate pressure is elevated with current 30‑year fixed mortgage rates averaging 6.35%, all of which may temper buyer urgency despite relatively constrained active supply in the analyzed sample.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.