May 25’ - Listing Spotlight
Most years, May seems to really pop in the market with homes both coming on and selling. This May has felt a bit slow across the market, and is slipping into the Old Town market as well. A few stats to ground the Old Town market here in May. First, year over year of new listings that came on the market in May of 2024/2025 was 21 in 2024 VS 20 in 2025. The overall inventory of total homes available in Old Town last may was 24 homes, whereas there were 35 available homes for sale in Old Town this past May. The showing activity was down as well, with an average of each listing getting 5.3 showings last May and this May getting 3.6 showings.
What and why does this matter? Well, market activity has definitely tapered off and it is leaving many sellers confused and looking for answers as to why their home isn’t selling as quickly as they might like, and for as much money as they might like. This is true across the market, but from what I’ve seen in Old Town, there is definitely a stall in the market above one million, unless your home meets all the best criteria for the area (see 307 Loomis Ave for an example of a home that succeeded in this past month). As a seller, having a realistic expectation on what might happen when you list your home now is going to make you much more relaxed when your property spends a bit more time on the market. You may also need to employ what I call the “Wayne Gretzky Technique” on pricing, where you “skate to where the puck is going to be, not where it has been”. We’ve become accustomed to pricing home based purely on “Comps” meaning comparable sales. While this is important, getting clarity on what the competition is gives a clearer “here and now” perspective of pricing, knowing that your goal as a seller is now to pay attention to what buyers really want.
Of course, I’m happy to go into more depth on all of what I see in the market in general, and the Old Town market, but you can get a snapshot of what happened this past month in Old Town Fort Collins in my latest blog post below!
421 S Howes St N 202, Fort Collins, 80521
Listed by Charles Sparks, RE/MAX Alliance-FTC South
List Price: $372,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This 2 bedroom condo does have some neat character through the application of some brick walls (faux I assume), which makes it feel a bit more like a modern loft. This is a second level property, so you wouldn’t get much of a view from this particular condo, which for my mind, is one of the reasons you may choose to look at properties in this building. Either way, these units don’t tend to sell very quickly, and they have a higher than average HOA (that does cover a lot of utilities, but is high none the less).
421 S Howes St. 1001, Fort Collins, 80521
Listed by Brandi Broadley, Group Harmony
List Price: $375,000
Sold Price: Active (As of 05/08/2025
Difference: TBD
The views are the best aspect of this unit by far. Seeing as how this one is on the 10th floor and faces SW, you get great views of the city to the south and the mountains to the east. The actual updating in the home is pretty standard, if not a little bit tired and dated, so there would certainly be some budgeting thoughts in my mind about sprucing this place up. That might hold it back a bit in this market, but it is priced similar to another unit that is currently available on a lower floor.
1700 W Mountain Ave Unit 1 , Fort Collins, CO 80521
Listed by Bogdan Kaleta, RE/MAX Alliance-FTC South
List Price: $485,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
These Mountain Ave townhomes are rarely on the market, and this one went under contract within 5 days. It actually came back out of contract, but was quickly under contract again. This property could use some updating overall, but has a good blueprint and style to make something cool out of it. The location is pretty great as well on Mountain ave super close to City Park, but also far enough out that you would get plenty of peace and quiet on most days.
415 Sycamore St, Fort Collins, CO 80521
Listed by Connor Collins, Group Mulberry
List Price: $485,000
Sold Price: Pending (3 days to offer)
Difference: TBD
When I saw this one come on the market at that price I instantly knew that it would be one that was under contract quickly. While it isn’t in the most desirable blocks of Old Town, it is difficult to find value at that price these days, and to get a 3 bed, 2 bath in Fort Collins, let alone Old Town is a find for sure!
401 Mason Ct 203, Fort Collins, CO 80521
Listed by Angie Spangler, RE/MAX Alliance-FTC Dwtn
List Price: $540,000
Sold Price: Active (as of 05/08/2025)
Difference: TBD
This one last sold in late 2022 for $549,000, so the current market is causing a bit of loss for some who purchased in the past 2 years. This complex always has a nice and bright feel, although the mixture of commercial property below and living above won’t appeal to all. It’s too bad that short term rentals are not allowed here, as this feels like the perfect complex for allowing something of that nature.
625 Hanna St, Fort Collins, CO 80521
Listed by Alexis Foster, Group Centerra
List Price: $565,000
Sold Price: Pending (9 days to offer)
Difference: TBD
This home and marketing really highlights the importance of staging in showcasing a property. I know that these homes on the Hanna block are not necessarily the most dialed in structures in the world, and unless they have received upgrades over the years, might feel pretty “standard” in finishes. I think that the staging, mixed with price for size, location, and a big backyard probably drove the offer on this home.
673 Hanna St, Fort Collins, CO 80521
Listed by Crisafulli Team, The Crisafulli Group
List Price: $600,000
Sold Price: Expired
Difference: TBD
It looks like there have been some nice upgrades to this tri-level home, and I wonder if the pricing just put it out of the market for buyers at the moment? I don’t think that on paper it is really overpriced, but the thresholds in the current market seem to really be sensitive to pricing factors. I wouldn’t be surprised to see this one back on the market in the next 6-12 months though.
237 Clover St, Fort Collins, CO 80521
Listed by Wendy Usrey, Home Again Properties Realty
List Price: $600,000
Sold Price: Active (As of 05/08/25
Difference: $TBD
Similar to 673 Hanna St, this property has received some nice updating recently. Oddly, it seems that in this current market, those updated homes tend to be the ones that are selling quicker, but the price range between $600-$900K seems to have stalled a bit in the past couple of months, with the buying pool seemingly looking for “just the perfect fit” of all to make offers. I would guess that mixture of price, location, and most importantly style (bi-level) is likely the issues holding this on back from an offer.
228 N McKinley Ave, Fort Collins, CO 80521
Listed by Sam Moes, Roots Real Estate
List Price: $595,000
Sold Price: $601,000
Difference: $6,000
Listed at the very beginning of the month, this property must have hit all the marks in price, size, style, location, and marketing as it was under contract in just 3 days and eventually sold $6K above its listed price. It certainly seems that the entire property was updated over the past few years, and is on trend with the current styles that people enjoy.
114 Sylvan Ct, Fort Collins, CO 80521
Listed by Christina Larson,
Berkshire Hathaway HomeServices Rocky Mountain, Realtors-Fort Collins
List Price: $700,000
Sold Price: Pending (4 Days to offer)
Difference: TBD
Location is always one of the key driving factors for a sale of a property, and this property on Sylvan is in one of the most unique locations that I know of in Old Town. Sylan st connects Laporte Ave and Mountain Ave, and is only one block long and almost feels like an alley block. This particular home I know well, as I actually submitted an offer on it way back in 2011 when I was originally buying in Old Town. I still think this is a great starter home for a young couple, or an awesome retirement place for someone moving to town, but definitely would not fit a growing family. Not surprisingly, it was under contract in just 4 days, as properties of this size, style, and condition are rare in Old Town for this price range.
238 N Sherwood St, Fort Collins, CO 80521
Listed by Catherine Rogers, C3 Real Estate Solutions LLC
List Price: $725,000
Sold Price: Pending (5 days to offer)
Difference: TBD
This home sold a few years back in quick fashion, and once again it was under contract in just a few days. The current owners made a few changes which I really like, including refinishing the wood floors to a more traditional hue than was done before. I like the addition of colors that they made with the paint scheme, kitchen cabinetery, and wood floors, which really lent itself to a “classic” feel to the home as opposed to the more “modern” theme of the previous palette.
210 W Magnolia St 420, Fort Collins, CO 80521
Listed by Greg Roeder, LIV Sotheby's Intl Realty
List Price: $775,000
Sold Price: 770,000
Difference: -$5000
Unique features can really sell homes, provided what makes them unique is something that people want. In this case, I would assume that the outdoor patio space in this property, along with the elevated ceilings and “loft style” really helped this property go under contract and sell in a quick fashion. The presence of a tenant occupant until August means that this home needed someone who was willing to wait, and potentially purchase without financing as there are rules and regulations as to how soon you would need to move in if you secured financing on a home with a tenant. Thats a topic for another post!
1100 W Mulberry St, Fort Collins, CO 80521
Listed by Matt Purdy, Redfin Corporation
List Price: $835,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This is classic in more ways that one. Firstly, it is a classic home with some really great charm and style throughout the upper level of the home. I toured this last time it was on the market and thought it really had a lot going for it. It is also the classic example of how location on a busy road can really deter a sale. This section of Mulberry gets quite a bit of traffic, and I can’t help but believe that if this home were a block to the north it would fair better and sell quicker. Finally, there is a downstairs apartment, which while appealing to some who can stomach having a downstairs neighbor, might not really appeal to the general buyer pool who likely want something to themselves.
224 Canyon Ave 302, Fort Collins, CO 80521
Listed by Amanda Weaver, RE/MAX Alliance-Greeley
List Price: $850,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
This really is a one bedroom condo with a nice spacious office (guest room?) in a premium building. For what it is worth, I do think that the office could be used as a guest room when you have people over, but sometimes just not having that second bedroom on search criteria can really hinder who looks at a property. The angles in this condo may also not appeal to all buyers, but this is a nice overall unit, just not the most useable space for all buyers.
620 W Mulberry St, Fort Collins, CO 80521
Listed by The Sledge Team, Group Harmony
List Price: $895,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
A true triplex in a location that screams rental. With its location right on Mulberry, this seems like it will always be a property best suited as a rental for college students who wouldn’t mind the road noise as much as others. The numbers on this property run out with $4,800 in total rent, so that would be the number to work backwards from to see how large of a loan, and subsequently, how much of a downpayment would be necessary in order to cash-flow on this property.
210 W Magnolia St 440 , Fort Collins, CO 80521
Listed by Tim Ash, Group Mulberry
List Price: $1,250,000
Sold Price: Pending (5 days to offer)
Difference: TBD
Being on the top level can really change everything in terms of desirability when you are in a multi-level complex. I’ve always loved the location of this building, and the overall style of the interiors is quite nice as well. This unit looks like it has some great views inside and out, and being on the 4th level, it really gives a different perspective to your surroundings. Even so, it is surprising to me that this was under contract in just 5 days, so nice work on marketing and presentation of a unique property!
424 W Oak St, Fort Collins, CO 80521
Listed by Michael Jensen, Fort Collins Real Estate, LLC
List Price: $1,250,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
Great location overall and a cool property that is being used as a non-legal, non-conforming duplex. I wonder how many people can look past this and would be into doing the work with the city to get it back into its conforming use? To me, it feels like it would really take someone who is pretty savvy in the real estate market to take on that kind of venture, so I wouldn’t be expecting this place to go under contract quickly, especially as there are a good handful of million plus dollar properties currently available.
825 Laporte Ave, Fort Collins, CO 80521
Listed by Thomas Drouin, CENTURY 21 Elevated
List Price: $1,389,000
Sold Price: Pending (2 days to offer)
Difference: TBD
This is definitely a unique and industrial feeling home in the heart of Old Town, and I’m actually a bit in awe that it went under contract in just 2 days. I suppose the style isn’t my favorite for an Old Town single family home, and the yard is pretty much all streetfront with no formal backyard, but good on them for getting a buyer in quick fashion!
307 S Loomis Ave, Fort Collins, CO 80521
Listed by Kelly McBartlett, Compass - Boulder
List Price: $1,695,000
Sold Price: $1,695,000
Difference: $0
This is just a great home all together. I had noticed work being done on this home for the past couple of months, and the mixture of classic features, upgrades, and large lot meant it was always going to be a home that appealed to buyers in that budget. I do love that they gave it some historical justice, while making upgrades that are timeless (all of the color choices might not be, but that can easily be changed). This is definitely the type of home I could see myself being attracted to if I were in the market and had the budget to afford it.
317 Wood St, Fort Collins, CO 80521
Listed by Jeanette Meyer, RE/MAX Alliance-FTC South
List Price: $2,400,000
Sold Price: Active (As of 05/08/25)
Difference: TBD
2.4 million. That’s a statement in our market and might just make history as the highest price sale if it happens. These couple of houses on Wood st always pique my interest as they model a historic look on the exterior, but definitely have more a modern flair on the interior. This particular home almost feels swanky hotel lobby/hotel lounge to me, which is actually a compliment. I think this home has a lot going for it in size, location, and condition, but some of the finishes are pretty specific in taste, and might deter some buyers who would see a large upfront cost mixed with extra costs to customize to their tastes. I think in this price range, there will always be a bit of expectation that the home may take longer to sell, so this will be one to watch to see what happens.
