Published October 4, 2026 in Market Update

Some parts of Fort Collins are still moving fast

By Christopher Fry

Real estate, Primary market

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. That is the highest it has been since January 2025, according to Realtor.com. Rates at that level slow some buyers down. But the Real Estate Data Aggregator counted homes across Fort Collins during the three months ending July 31, 2026, and the numbers tell a split story. Some parts of the city are still moving quickly. Others are taking their time.

The headline number is in ZIP 80526. The Real Estate Data Aggregator found that 52.5% of homes there went under contract within two weeks of listing. That is more than half. Sellers in that area are still seeing real competition when they price and prepare well.

Not every ZIP code looked like that. In 80534, the Real Estate Data Aggregator put the same figure at 21.8%. In 80550, it was 27%. Those areas are selling, but buyers there have more breathing room. The difference between ZIPs can be bigger than the difference between Fort Collins and the national average.

How each ZIP code stacked up on speed

What is happening with prices

Prices moved in different directions across the market. The Real Estate Data Aggregator showed the median sale price in 80513 (Berthoud) at $610,000, up 6.5% from a year earlier. In 80524, the median was $595,000, up 6.3%. Those are real gains. On the other side, 80521 saw its median drop 7.5% to $518,250, and 80534 slipped 1.2% to $492,815. Prices did not move as one.

Days on market: the range is wide

The Real Estate Data Aggregator found median days on market ranging from 43 in 80526 to 67 in 80513. That is nearly a month's difference between the fastest and slowest ZIP codes. In 80521, days on market grew 17 days longer than a year ago. That is a meaningful shift. Sellers in slower areas need to set price with that in mind from day one.

The rate picture matters for buyers

Freddie Mac reported the 30-year fixed rate at 7.28% and the 15-year at 6.60% as of October 1, 2026. CNBC reported the average contract rate on conforming 30-year loans hit 7.30% that same week. Realtor.com noted rates climbed nearly 40 basis points over the four weeks leading up to September 30. That adds real cost to a monthly payment. Buyers shopping in the faster ZIPs, like 80526 and 80525, still need to be ready to move. A rate that high makes preparation more important, not less.

Nationally, the National Association of Realtors reported months of supply at 4.9 months, the highest in over ten years. Locally, the Real Estate Data Aggregator put supply at 2.7 months in 80525 and 2.9 months in 80526. Those two ZIPs are meaningfully tighter than the national picture. In 80513, supply was 5.5 months, which is closer to what the national data describes.

What sellers should pay attention to

The Real Estate Data Aggregator showed that in 80526, sellers received an average of 99.7% of list price. In 80525, it was 99.5%. Those numbers tell you buyers in those areas are not negotiating much off asking. In 80521, that figure was 98.7%, and homes took 56 days on average. That gap matters when you are deciding where to set your price.

The share of homes selling above list price also varied. In 80526, the Real Estate Data Aggregator counted 26.3% of homes closing above asking, up 1.8 points from a year ago. In 80521, only 12.5% did, down 8.6 points from last year. That shift in 80521 is the kind of change that should move a seller's pricing conversation.

Pending sales point to continued activity

Pending sales give a forward-looking read on demand. The Real Estate Data Aggregator counted 181 pending sales in 80526, up 24% from a year ago. In 80538, pending sales were up 24.7%. Those are strong gains. In 80513, pending sales were down 8%, and in 80534 they slipped 3.9%. The market is not moving in one direction.

These numbers cover the three months ending July 31, 2026. One street can read very differently from the ZIP code around it. If you want to know what the data actually says about your specific address, send me a message.