Published October 11, 2026 in Market Update

South Fort Collins is moving more homes with slightly less inventory

By Christopher Fry | Realtor

Real estate, South Fort Collins

Rates are high. Buyers are still buying. That is the short version of what the Real Estate Data Aggregator recorded across South Fort Collins for the three months ending August 31, 2026.

The Real Estate Data Aggregator counted 561 homes sold across ZIP codes 80525, 80526, and 80528 combined. That is up 14.5% from the same three months in 2025. At the same time, homes for sale across those three ZIPs fell to 499, down 3.7% from a year ago. More sales, fewer choices. That combination tells you demand is real, not just wishful thinking.

Here is the rate context: CNBC reported the average contract rate on a 30-year fixed mortgage hit 7.49% the week of October 7, 2026. Realtor.com noted rates had already topped 7% in September. That is not a small number. Yet buyers kept moving, which says something about how they are making decisions.

They are not buying everything. They are buying the homes that are priced right and show well. The ones that are not are sitting.

What each ZIP code is doing

The three ZIPs that make up South Fort Collins each have their own story. Here is what the Real Estate Data Aggregator recorded for the three months ending August 31, 2026.

80526: the fastest ZIP in South Fort Collins

ZIP 80526 stood out on speed. The Real Estate Data Aggregator found that nearly half of all listings there, 49.4% to be exact, went under contract within two weeks of hitting the market. That share is up 2.4 points from a year ago. Median days on market held at 42, unchanged from last year, while homes sold jumped 20.7% to 169.

The median sale price in 80526 came in at $569,000, up 7.4% from the same period in 2025. That is the strongest price growth of the three ZIPs. The Real Estate Data Aggregator also counted 22.5% of homes selling above list price, up 2.5 points year over year. When a fifth of homes are going over ask, pricing right matters a lot.

80528: fewer homes, faster sales

ZIP 80528 had the tightest supply of the three. The Real Estate Data Aggregator recorded just 2.3 months of supply, down 1.4 months from a year ago. Available homes for sale dropped sharply too, falling 22.8% to 122. New listings also pulled back, down 15.2% to 134.

Despite that, or maybe because of it, sales volume rose 21.2% to 160 homes. Median days on market fell 10 days to 47. The median sale price was $675,000, up just 0.4% from last year. Prices are holding, not surging. But the market is clearly tighter than it was.

The Real Estate Data Aggregator found 34.9% of 80528 listings went under contract within two weeks, up 7.6 points from a year ago. That is a meaningful shift in how quickly buyers are committing.

80525: the most active ZIP by volume

ZIP 80525 led the area in raw sales volume. The Real Estate Data Aggregator counted 232 homes sold there, up 6.4% from a year ago. The median sale price came in at $589,500, up 1.8%. Not a big jump, but prices are moving in the right direction.

Homes sold in 80525 averaged 99.1% of list price. Sellers are getting close to what they ask, but not much more. The share selling above list price was 19%, up 4.3 points from last year. Nearly 4 in 10 listings, 39.8%, went under contract within two weeks. That share is up 4.2 points year over year.

What higher rates are actually doing

CNBC reported that mortgage purchase applications fell 2% for the week ending October 7, 2026. Refinance applications were 56% lower than the same week a year ago. Those numbers reflect real pressure on affordability.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026, and were up 0.3% from June to July on a seasonally adjusted basis. Prices nationally are still moving up, just slowly.

Here in South Fort Collins, the Real Estate Data Aggregator data lines up with that picture. Sales are up. Prices are up modestly. Days on market are down or flat. The market is not surging, but it is not stalling either.

What this means if you are selling

Demand is there. The Real Estate Data Aggregator counted 500 pending sales across South Fort Collins in the three months ending August 31, 2026, up 3.7% from a year ago. Buyers are active.

But with rates where they are, buyers are careful. They are not stretching for a home that is overpriced or needs work. If your price is sharp and the home shows well, you have a real shot at a quick sale. If not, you will wait.

What this means if you are buying

You have more choices than buyers did two years ago, but not as many as you might expect. The Real Estate Data Aggregator counted 499 homes for sale across South Fort Collins, down 3.7% from a year ago. Supply is still lean.

Good homes are still moving quickly. In 80526, nearly half of all listings went under contract in two weeks. If you find a home that fits, do not assume you have unlimited time to decide. Come in prepared.

On the rate side, CNBC put the average 30-year fixed rate at 7.49% as of October 7, 2026. That is real money on a monthly payment. Know your numbers before you start touring.

One more thing worth saying: these numbers cover entire ZIP codes. What is happening on your street, or in your specific neighborhood, can look different from the broader picture. A pocket of South Fort Collins can be moving faster or slower than the ZIP average suggests.