Northern Colorado · July 2026
Less to buy, and prices held.
Across the six towns I work, sellers brought 1.1% fewer homes to market than last July, and the number sitting for sale fell 8.2%. Sales themselves rose, 524 against 494 a year ago.
The single family median held or rose in four of the six towns, and fell in Loveland and Greeley. One month in one town is a small sample, so the counts are printed beside every figure on this page and are worth reading before the percentage is.
What a house costs
Single family homes only.
Condos and townhomes are counted separately further down. Blending them gives you a median that moves when the mix of what sold moves, with no change in what any house is worth.
Median sale price
Down in Loveland and Greeley. Up in Fort Collins, Berthoud, Windsor and Wellington.
Percent of list price received
Scaled to the data rather than to zero, so the spread is visible. Everything here is within a couple of points of asking, which is a normal, working market.
Homes sold
524 across the six towns, against 494 last July.
Days on market until sale
How long the homes that sold took to sell. It says nothing about the ones still sitting.
Supply
What is for sale.
Inventory is what a buyer can choose from. Months of supply is how long it would take to sell everything listed at the current pace, and it is the cleanest single read on who has the leverage.
Inventory of homes for sale
Down 8.2% across the six towns.
Months supply of inventory
Under four months has historically favored sellers and over six favors buyers. Most of these towns sit in between.
Houses and condos are different markets
Why the split matters.
A condo in these towns sells for a good deal less than a house. When the share of condos in a month's sales moves, a blended median moves with it, and a report quoting one number will tell you prices changed when nothing about any house did.
| Town | House | Condo or townhome | Gap | Condo share of sales |
|---|---|---|---|---|
| Fort Collins | $662,550 | $412,500 | $250,050 | 22% |
| Loveland | $539,900 | $385,000 | $154,900 | 18% |
| Berthoud | $590,000 | $382,950 | $207,050 | 7% |
| Windsor | $599,900 | $625,000 | $-25,100 | 6% |
| Wellington | $485,000 | $320,000 | $165,000 | 5% |
| Greeley | $433,913 | $375,000 | $58,913 | 15% |
Read this before the big number
One month in a small town is not a trend.
Wellington recorded 20 single family sales this month. At that size a handful of larger houses moves the median several percent on their own, which is why a percentage change out of a small town should be read as noise until a few months agree with it. The counts are printed everywhere on this page for exactly that reason.
Longer view
Prices stopped climbing in 2022.
Every recorded residential sale in Larimer County since 2021, straight from the county assessor's public record. 36,021 recorded transactions.
Median recorded sale price
Up +16.8% between 2021 and 2022. In the 3 years since, the high and low sit 1.9% apart, which is a plateau rather than a trend in either direction.
Homes sold
-27.8% against the 2021 peak. Far fewer people are moving, which is the quieter half of this market.
Flat prices on a quarter fewer transactions is a different market from the one most people still picture. It is also the best argument for pricing a listing against what is closing now rather than what a neighbor got in 2022.
What it costs to borrow
Borrowing costs are half of what you pay.
The 30-year sat at 7.28% in the last weekly survey, against 6.34% a year earlier. Over the last year it has run between 5.98% and 7.28%, which is a narrow band by recent standards.
Where the rate has been
Yearly averages. It roughly doubled between 2021 and 2023, and has moved little since.
On a house here
Fort Collins’s median house at $662,550, twenty percent down, thirty year loan. Principal and interest only, so no taxes, insurance or HOA, and not a quote.
| Today | 7.28% | $3,627 |
| 2023 average | 6.81% | $3,459 |
| 2021 average | 2.96% | $2,223 |
The same house costs $1,403 more a month than it would have at 2021 rates. Prices stopped climbing in almost the same window that rates rose. That is no coincidence, and it is worth keeping in mind before waiting for either one to move.
Everything, unrounded
Every number.
Single family. Everything above comes from this table, so you can check it yourself.
| Town | Median | Sold | New listings | Inventory | Days on market | Pct of list |
|---|---|---|---|---|---|---|
| Fort Collins | $662,550 +6.0% | 200 +17.0% | 238 -8.1% | 416 -4.6% | 60 -3.2% | 99% -0.1% |
| Loveland | $539,900 -6.1% | 125 +28.9% | 154 -8.3% | 286 -21.0% | 64 +12.3% | 99% -0.1% |
| Berthoud | $590,000 +9.3% | 26 -10.3% | 57 +26.7% | 166 +9.2% | 87 +27.9% | 98.9% -0.1% |
| Windsor | $599,900 +2.6% | 74 -3.9% | 127 +17.6% | 249 -11.7% | 73 -16.1% | 98.9% no change |
| Wellington | $485,000 +2.1% | 20 -4.8% | 28 +33.3% | 54 -15.6% | 68 -6.8% | 99.3% +0.2% |
| Greeley | $433,913 -3.4% | 79 -20.2% | 136 -7.5% | 271 -1.1% | 64 +12.3% | 99.8% +0.6% |
Second line in each cell is the change from 2025 to 2026. Monthly figures from the Local Market Update, Colorado Association of REALTORS, published by the Loveland-Berthoud Association of REALTORS, published for every town on this list. Mortgage rates from the Primary Mortgage Market Survey, Freddie Mac, weekly since 1971. Long view from the Larimer County Assessor, Most Recent 7 Years of Sales (public record), queried directly. Recorded residential sales. The assessor's table lags recording by roughly three months, so the current year is incomplete and only complete years are charted. Deemed reliable, not guaranteed.
None of this tells you what your house is worth.
A median is several hundred houses averaged together, and yours isn’t any of them. What yours is worth depends on your street, your finishes, and what sold three doors down in April. That takes a conversation, and I’m happy to have it with no obligation.