April 25’ - Listing Spotlight
I knew that this months blog was going to take me longer to write as I kept on getting notifications when homes hit the market this past April. In fact, 21 properties came on the market this April, which is quite a bit more than the 17 listed last April. Even more striking to me than the number of homes listed, was the pricing makeup of those listed. What do I mean? In 2024, most of the homes listed all fell under the million dollar price range, whereas this month, 9 of the 21 homes listed all were above one million, with a few above two million. To be fair, just because they are listed at that price doesn’t mean that they are selling at that price, and in fact, many of these homes listed in April are still on the market and available as of the time of writing. To analyze this in a different way, I looked at the months supply of million dollar and above listings in Old Town, and found that there is over 6 months supply of available inventory at that price. That means that given no new homes on the market in that price range, it would take 6 months for the current homes on market to be purchased given the current rate of sales. This puts that price range solidly into a buyers market, which means everything needs to be on point at that price to be the selected property. For a buyer, this means plenty of options, but don’t delay if you find the perfect property. Compare that to the $600K-$999K price range for single family homes in Old Town, and there is only a 1 month supply of inventory…firmly a sellers market. That’s a pretty big swing of supply given some different prices, which backs up my contention that there is a pocket of missing inventory in Old Town that can still get offers quickly if marketed and priced properly.
421 S Howes St 401, Fort Collins, 80521
Listed by Marnie Long, Group Harmony
List Price: $349,900
Sold Price: Active (As of 04/08/25)
Difference: TBD
A tenant occupied condo with a higher HOA in a market with higher costs of lending will definitely take longer to go under contract. I’d expect this one to be on for a while given the current market conditions. With the occupancy of the tenant in place through July of 2025, I’d expect that this one will be a potential option for buyers through a majority of the summer. I could always be wrong!
615 W Olive St, Fort Collins, 80521
Listed by Robert Thomas Jones, Group Mulberry
List Price: $500,000
Sold Price: Pending (3 days to offer)
Difference: TBD
When I saw this property come on the market, I immediately sent it to some clients of mine who are in this price range as I knew it wouldn’t last long. I really love the location of this home, and the look is pretty sweet as well. Inside it does show the symptoms of a house this age with some floors that really slope quite substantially. As I looked outside, I noticed that the presence of trees and improper gutter extensions, mixed with its likely use as a rental, has caused some of the foundational settling that I saw in the home. Still, at the price, this does seem like it is good value for the market, we will see if everything goes smoothly through inspection and towards closing!
136 N Shields St , Fort Collins, CO 80521
Listed by Darcy Saner, Henderson Management & Real Es
List Price: $549,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This home spent a substantial portion of 2024 on the market in starting at $535K and eventually being withdrawn at $485K and subsequently rented. The corner location of this property (Laporte Ave and Shields) will always make it a tougher sell and will likely push towards another rental in the future as opposed to a family home. Perhaps the lack of inventory in the low $500s could help, but if I were a betting man, I’d bet on this taking some time and some price adjustments to make a sale happen.
234 Lyons St, Fort Collins, CO 80521
Listed by Sam Moes, Roots Real Estate
List Price: $550,000
Sold Price: Pending (18 days to offer)
Difference: TBD
Fact is in the current market, move-in ready and remodeled homes sell quicker than homes that need work, provided they are still priced attractively for the market. This one fits the bill as it has been recently remodeled and can pretty much just be moved into to enjoy. With affordability stretched thin for most buyers, especially buyers in the low $500’s, having a home without much to do makes for an attractive proposition for buyers.
335 Park St, Fort Collins, CO 80521
Listed by Scott Sammons, Sammons and Company, LLC
List Price: $595,000
Sold Price: $595,000
Difference: $0
The first thing that strikes me about this home (besides its awesome location around the corner from me) is the look of the home and the large 3 car garage. Frankly, it is tough to find a 3 car garage for this price anywhere around town, and to have a nice looking bungalow with some charm and the garage for under $600K is pretty good. Seems the market noticed that as well as this home went under contract within the first week and closed shortly thereafter!
941 W Mountain Ave, Fort Collins, CO 80521
Listed by Mollie Murphy, Focal Real Estate Group
List Price: $644,000
Sold Price: $644,000
Difference: $0
I was walking home from dropping the girls off at school, and noticed this sign down the way on the 900 block of Mountain. When I checked the MLS, I noticed it was already under contract without ever having hit the market. That being said, there is not much to go on with this property as it also doesn’t have any MLS sale history, so your guess is as good as mine on how it pans out across other homes in the market.
516-518 West St, Fort Collins, CO 80521
Listed by Nathaniel Duff, Group Harmony
List Price: $665,000
Sold Price: Pending (19 days to offer)
Difference: TBD
This is a nice side by side duplex on the far north side of Old Town. The rent of $2000/each unit is also pretty good overall. However, running some quick numbers with investment interest rates where they are right now would show that someone likely has to put down closer to 40-50% before the rent on these units will cash flow vs how much the mortgage is. That might not be a big issue if someone is living in one unit and renting the other out, but looking as an investment only, it means tying up more cash into a property without seeing the benefits of monthly cashflow in the near future.
1018-1020 Akin, Fort Collins, CO 80521
Listed by Michael Jensen, Fort Collins Real Estate LLC.
List Price: $679,000
Sold Price: Active (As of 05/08/25
Difference: $TBD
These side by side condos have a long history of being offered for sale with no luck on anyone purchasing them. I think if each unit had 2 bedrooms instead of 1 bedroom, they might have better luck on sale. If these were available to have as non-primary short term rentals, that might be ideal, but to my knowledge, they don’t fit the requirements to go that route.
900 W Mulberry St, Fort Collins, CO 80521
Listed by Shawna Blair, The Colorado RE Group LLC
List Price: $739,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
A bold color selection on the recent paint job of this property definitely draws the eye. The home does have some character and space as it main positives. It is hard to get past the 2 major negatives of its placement on busy Mulberry St and a lack of true backyard for outdoor relaxation. Given that this property sold back in 2023 for $605K, I think it probably is better suited for sale in the mid to upper $600’s and expect that it will stay on the market until the price adjusts into that range.
210 W Magnolia St 320, Fort Collins, CO 80521
Listed by Kyle Basnar, Group Mulberry
List Price: $765,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This one spent a bit of time on the market back in 2021/2022 in a similar price range, but never quite got over the line back then. I wonder if just the 1 bedroom makes it a difficult purchase for buyers, even though this is likely a property that is set up for someone who doesn’t live here full time. The interior finishes of the condo are quite nice, the location is great, and the marketing is on point, so it seems that the demand factor is likely the hardest part hitting this property at the moment.
115 S Mack St, Fort Collins, CO 80521
Listed by Laura Gippert, RE/MAX Alliance-FTC Dwtn
List Price: $835,000
Sold Price: Pending (3 days to offer)
Difference: TBD
I walk by this property frequently while going to and from city park and it has always piqued my interest. It went under contract in quick fashion as well, spending only 3 days on the market before accepting an offer. It has become rare to find a 3 bedroom, 2+ bathroom home in Old Town without spending $800K or above, especially for a property in this particular neighborhood. The only deterrent I see on this home is its small lot size, but that didn’t seem to be an issue for this property, and despite a suspected sewer line issue (I saw quite a bit of a hole in the front yard after it went under contract, which usually means excavating either sewer or main water line). Ultimately, this will become a comparable sale for property valuation of similar sized and style homes moving into the future.
302 N Meldrum St 310, Fort Collins, CO 80521
Listed by Marsha Petrovic, Group Mulberry
List Price: $859,000
Sold Price: Active (As of 05/08/25)
Difference: $TBD
As is true with most of these properties in this building, the quality of finishes are great and the overall living space is as well. Some of these lack some storage space, which could be an issue for part time residents or full time residents who want to keep more on site for when they are there, or for those who have to down size a little too much to make this their primary. The other issue I see frequently is that the bedrooms require moving up one more level of stairs as opposed to being on the primary level, which is a common request from the aging buyers in the market who might be looking at a property like this one.
204 Maple St 401, Fort Collins, CO 80521
Listed by Kelly McBartlett, Compass Boulder
List Price: $1,099,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
Not too many properties can claim “penthouse” status in Fort Collins, but this is one of them. I’m sure the fact that there are no overhead neighbors, some outdoor space, and overall space for a condo is why the pricing is over a million. I’ve seen these condos in this complex struggle, however, as the proximity to downtown in nice, but the proximity to the train that goes though this section of town is right at the base of the building. I do think, with the amount of properties listed in this price, both attached and single family, that this condo may take some time, and possibly some price adjustments to get an acceptable buyer through the process.
1150 W Mountain Ave, Fort Collins, CO 80521
Listed by Deano Zahakis, Kittle Real Estate
List Price: $1,150,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
Perhaps a change of heart or change of life circumstances have impacted the current seller of this property as it just sold in December of 2024 for $1,150,000. This go around it does have the spring/summer market going for it, but there are also over 8 properties currently listed in a similar price range that this property is competing with, so there doesn’t seem to be any urgency baked into the market at the price.
1029 Laporte Ave, Fort Collins, CO 80521
Listed by Ben Woodrum, Coldwell Banker Realty Fort Collins
List Price: $1,170,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
I guess I wasn’t expecting homes on Laporte Ave to be listed above one million quite yet, but looking on paper for sqft and beds and baths I supposed I could see an argument for it. The home just down the block is also listed in a similar price range by the same agents, so there is already some built in competition for this price range. Just around the corner, on Mountain ave, another property is listed at a similar price, albeit for a smaller footprint. I do think that this properties location just one door away from the Shields/Laporte intersection will have some buyers pausing, as cars will frequently stack up at the red light at that location during the busier time of the day. I also think that this home has some really nice main floor living space, but that the bedrooms, and the primary bedroom in particular won’t attract as many buyers when there are other options in the price range out there.
1002 W Mountain Ave, Fort Collins, CO 80521
Listed by Laura Gippert, RE/MAX Alliance-FTC Dwtn
List Price: $1,200,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This is another property that is back on the market much sooner that I would have expected as this one just closed back in September of 2024 for $1,110,000. Doing some backwards math, it seems that if this home sells for anything less than $1,180,000 assuming a commission rate of 6%, there will be a loss for the seller, so I bet this home stays pretty resolute at the currently listed price, or if it does come down, look for a $10-20K price reduction. I do love this corner lot, but there isn’t much of a private yard to be had here as most of what would be a backyard is taken up by the single car garage onsite. There is definitely some nice charm inside, and you can’t beat the location (in my opinion) so it really may come down to lifestyle options, and dollars and cents on this one!
317 N Howes St, Fort Collins, CO 80521
Listed by Emily Heinz, Downtown Real Estate Brokers
List Price: $1,525,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
These brownstone style homes are a unique option here in the Fort Collins luxury market. I remember when these were first built and how they drew a buzz for how different they were compared to what else was on the market. At the price, the finishes are obviously of high quality, and personally knowing the architect, the space is well designed and layed out. There is also a nice, rare, bonus of having a rooftop deck, which is far and few between here in Fort Collins. The home strikes me as the type that young professional might really enjoy, but probably isn’t best suited for a family as there isn’t really any “yard” space for kids. This particular property was listed back in 2023 at the same price, and after some price reductions ended up being withdrawn to a later date.
1212 W Mountain Ave, Fort Collins, CO 80521
Listed by Emily Heinz, Downtown Real Estate Brokers
List Price: $1,775,000
Sold Price: Pending (11 days to offer)
Difference: TBD
This stately home situated on Mountain Ave is the type of home that I expect to sell quickly for the price. It is a home with some history and substance, and despite potentially needing some extra updating here and there, it is the type of home and lot in Old Town that gives true character and richness to our community.
329-333 N Meldrum St, Fort Collins, CO 80521
Listed by Michael Jensen, Fort Collins Real Estate LLC.
List Price: $1,795,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
I’m just going to put this out there that this property will be a tough sell regardless of the market conditions. There is a nice house on site, along with a multitude of single wide trailers, but from the outside this just looks like “work” to me….and maybe not the type of work that I want to get myself into. With 7 total units on the site, it means 7 units to maintain, keep rented and happy. While the numbers might make it look attractive, I could see this lot eventually being transitioned into a scrape and reimagining of the site.
1016 W Mountain Ave, Fort Collins, CO 80521
Listed by Nicholas Melzer, Compass Denver
List Price: $2,250,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
Homes in this price range is a bold new territory for Fort Collins, so it is not unusual that a home like this one may take longer to find a suitable buyer. This particular site was once the home of a small 3 bedroom/1bathroom cottage situated right next door to a conoco station! Here we are 9 years later, and a massive addition, a 6 plex of luxury 3 story condos and a fashionable restaurant all are house on this block. I do think the addition on this home made some very tasteful choices, and a majority of the home is comprised of the addition as opposed to the original. This home was listed at the end of last year for the same price, so it will be interesting to see if the spring/summer market brings any more luck than last year did.
1343-1349 Cherry St, Fort Collins, CO 80521
Listed by Emily Mack, Helix Properties, LLC.
List Price: $2,400,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
I’m not exactly sure what to write of note about this property as it really is only suited to investors who have quite a bit of financial solvency as opposed to the general layperson wanting to invest in a rental. We don’t see too many multiplexes come on the market in the old town area, so this is a bit of a rare find for the area.
