Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Fort Collins is about $554,000 as of Sep 2026, down 2.0% from a year ago. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Yes, if you negotiate. Buyers have more room in Fort Collins than usual. Compared with 2017–2019 at this time of year, there are 29 pending sales per 100 listings, against 72 then, and there are 32% more homes for sale. There are more homes for sale than at any time in ten years. Sellers are competing harder for you than they used to. Use it.
Fort Collins asking prices per square foot were above the year before in 71% of months since the data starts. Within a year, the cheapest and priciest months differ by about 7.2%. That is bigger than the yearly trend, so timing your purchase matters here. Nothing in Fort Collins's numbers is far from its own normal. Your return comes from the property and the price you negotiate.
The median asking price is 16.0% below its Apr 2023 peak. Per square foot the gap is smaller: 6.0% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Fort Collins prices have risen in 79 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
For every 100 homes still for sale, 29 are under contract. In 2017–2019 at this time of year it was 72. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
The typical Fort Collins listing has been on the market 55 days. There are 692 homes for sale in Fort Collins. That is the most in ten years. It is 8 times the low of Feb 2022. Every one of them competes with the house you want.
In Fort Collins, 43 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 41 in 100. Fort Collins added about 4,900 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.
Households grew 9% in five years. The housing stock grew 9%. The two are moving in step. Just 3.8% of homes sit empty. A well-priced rental fills fast here.
The median Fort Collins household earns $88,220 a year. Incomes here have grown 5.1% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.3 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $2,205 a month.
To see what one Fort Collins address would rent for and cash flow, run it through the app.
Across 9 full years, Fort Collins asking prices ran lowest in December, about 3.1% below the year's average. They peaked in May. The most homes for sale show up in August, about 28% above the yearly average. Shop in August for choice, and expect the softest asking prices in December.
Read how rent-to-price works and how we read these numbers, then run the numbers on a deal.
The median asking price in Fort Collins is about $554,000 as of Sep 2026, down 2.0% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Fort Collins figures cover the 9 ZIP codes with a Fort Collins mailing address, which can reach past city limits.
Buyers have more room in Fort Collins than usual. We compare Fort Collins with 2017–2019 at this time of year: there are 29 pending sales per 100 listings, against 72 then; there are 32% more homes for sale; the typical listing has been up 22% more days.
The median asking price is 16.0% below its Apr 2023 peak. Per square foot the gap is smaller: 6.0% below the Apr 2023 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.
80525. Only 21 homes under contract for every 100 still for sale. 31% of sellers there have cut their price, and the typical listing has been up 58 days.
Assume +2.0% a year. Fort Collins grew 5.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Fort Collins grows about 2.0% a year. That is the number to type in. Prices fell 1.6% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Larimer County is $1,732 a month for 2 bedrooms and $2,385 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
ZIP 80521 is on both lists. That is rare. It is the one place in Fort Collins where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 80524 | +4.5% | $301 | 0.32 | 179 |
| 80526 | -3.0% | $272 | 0.29 | 136 |
| 80525 | -5.5% | $257 | 0.21 | 195 |
| 80528 | -6.2% | $221 | 0.44 | 94 |
| 80521 | -6.5% | $334 | 0.27 | 88 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Fort Collins has nine ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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