October 25’ - Listing Spotlight
October was best characterized by slow and steady…..with slow being the operative word in regards to properties going under contract. We saw 11 homes listed this October as compared to 14 last October, so not a huge overall decrease, but certainly those that were listed are taking longer to sell. As I write this, we have seen the government of the US being shut down for the entire month of October, and I can’t help but believe that there is a sentiment of “wait and see” for many buyers either directly or indirectly affected by the shutdown. Interest rates have actually gone down a bit over the past month, and while real estate industry professionals hope that lower rates will unlock the market, the reality is that we are still in a fall market with people uncertain about what will happen next in the ever revolving economy of current times. My advice to current sellers is to hang tight on your price (unless you are in dire needs to sell) and to remain patient for the spring market. If you have to sell right now, know that you may spend more time on the market and not have as many showings. If you are a buyer right now, I think times favor you for the near future, and I would expect that while new listings will not come out at the same pace as earlier in the year, if you know what you want, make a move on a property if it is the right place for you! Here are the properties that listed this past month and my thoughts on them:
415 S Howes St N304 , Fort Collins, 80521
Listed Christie Juhl , C3 Real Estate Solutions
List Price: $248,891
Sold Price: Active (As of 11/05/25)
Difference: TBD
This is another of many homes in this price range listed over the past few years that are part of an affordable housing project. Basically, the trust of the project owns the land, and the purchaser can buy the home on the land at a lower price (provided they meet the income restrictions for purchase). This type of deal is a bit like a pseudo-rental…you do own the home and can do what you like with it, but because you don’t own the land, you would have to pay a lot lease to the trust who owns the land, and it will not appreciate in equity the same as other properties.
204 Maple St 403, Fort Collins, 80521
Listed by Brendan Mahoney, At Home Realty
List Price: $439,900
Sold Price: Active (As of 11/05/25)
Difference: TBD
This is a relisted property that originally came on the market closer to $490K back in 2024. It has spent some time on the market over the past year with some price reductions, but still hasn’t found a buyer to bite off. Again, this being a one bedroom might be causing some issues on it. I think they would do well to pull from the market until spring, and then relist with the property staged and re-marketed at a fresh price.
1116 Beech St , Fort Collins, CO 80521
Listed by Aaron Everitt, Group Mulberry
List Price: $495,000
Sold Price: Active (As of 11/05/2025)
Difference: TBD
The next door neighbor went on the market and under contract really quickly, although they were priced $50K less. Inside, this home looks to be in good condition overall and is nicely staged and marketed. Of course, the yards look like they need a bit of love, which isn’t insurmountable and could add some good easy to do sweat equity. The one other factor, not easily seen just looking online, is that this property corners to Shields st, which is a busy street and has its own implications and struggles for selling a home due to traffic noise.
234 N Mckinley Ave, Fort Collins, CO 80521
Listed by Christine Gulley, Compass - Denver
List Price: $515,000
Sold Price: Pending (11 days to offer)
Difference: TBD
I had walked this property earlier in the year when it was listed at $535K. I don’t think it was super far off on the price at that point in time, but it seems that the right price was eventually found. We are seeing that much more in the market these days, and while I wouldn’t necessarily qualify the market as depreciating, I do think that it has softened and given much more breathing room for buyers to make decisions.
313 N Whitcomb St, Fort Collins, CO 80521
Listed by Nate Davis, C3 Real Estate Solutions LLC
List Price: $520,000
Sold Price: Active (as of 11/05/2025)
Difference: TBD
This home has “the look” that I think many Old Town buyers really go for. When I first saw it hit the market I thought that it looked like a decent pickup for someone, although I bet that the layout feels pretty tight with 3 beds packaged into 848 SQFT. The smaller lot doesn’t bode well for this property being expanded either, as there isn’t as much room on the lot as other potential lots to make the home bigger, so this is probably best suited for a retiring couple or a young couple or younger single first time home buyer who wants the Old Town living experience without a ton of home to maintain.
437 Clover Ln, Fort Collins, CO 80521
Listed by Taylor Erlich, Remax Alliance FTC-Downtown
List Price: $689,000
Sold Price: Active (As of 11/05/25)
Difference: TBD
This property is a unique one for the neighborhood as it is fully remodeled and backs to some open space. Those 2 variables always make for a nicer overall property, and while I think they (the upgrades) are tastefully done, I wonder if the home is a bit over priced and over improved for the neighborhood? This is a neighborhood that generally borders Old Town, and for years I have lumped it into the Old Town category due to its proximity, but I bet that many buyers looking in Old Town proper are likely not as interested in this type of property.
1031 W Oak St, Fort Collins, CO 80521
Listed by Josh Dowling, Elevations Real Estate LLC
List Price: $749,900
Sold Price: Active (As of 11/05/25)
Difference: TBD
This home definitely has the look that many are searching for in an Old Town home. The neighborhood is spot on as well, although this property does get a bit of traffic noise from Shields when you are outside. Inside the home has been really well kept, with brand new windows that don’t detract from the period styling, and nicely refinished douglas fir floors. I think the layout is probably what is holding this one back as it really lives like a 2 bedroom home rather than a 3 bedroom home. The second bedroom at the back of the house is quite nice, but you have to go through the kitchen to get there, and the third bedroom downstairs is non-conforming and has lower ceiling heights….so it is more like an extra utility room than a bedroom. I can see this one eventually selling closer to the $700K range….maybe around $715-$725K.
1029 Laporte Ave, Fort Collins, CO 80521
Listed by Ben Woodrum, Coldwell Banker Realty FTC
List Price: $875,000
Sold Price: Pending (17 Days to offer)
Difference: $TBD
This home has spent a majority of 2025 on the market as it originally came on at $1,200,000. It didn’t help that the home just a few doors down came on at the same time in a similar price range, but ultimately I just think that this home needed to find the right price for its location and features. The main level lives pretty well, but the upstairs has some interesting architectural design that is a bit of a head scratcher for layout. The basement also is nice enough, but doesn’t exactly fit the style of the upstairs. Its proximity on Laporte ave is just a door away from Shields, so you really get quite a bit of traffic noise at this place as you have the Laporte traffic mixed with the Shields traffic. I didn’t quite expect that it would have to go as low in price as it did, but ultimately the market talks in regards to what a buyer is willing to pay!
302 N Meldrum St 313, Fort Collins, CO 80521
Listed by Jennifer Fields, Remax Alliance- FTC South
List Price: $925,000
Sold Price: Active (As of 11/05/2025)
Difference: TBD
This is a really nice unit that has all the living on the same level. I think the pricing is pretty good on this as well given what others in the complex have sold for. It does seem that these properties tend to a take a little longer to go under contract, but if there was a buyer with the funds looking for a lock and leave, nicely updated condo in Old Town, this would definitely be one that I would be sending along.
100 Grandview Ave, Fort Collins, CO 80521
Listed by Emily Heinz, Downtown Real Estate Brokers
List Price: $1,575,000
Sold Price: Withdrawn (As of 11/05/25)
Difference: TBD
There aren’t homes on this street frequently listed for sale, so this is a bit of a rarity in the market. This particular home was built in 1991 in the victorian style, so while it might not ooze century old charm, it certainly does have a quality build structure without as many worries of things like sewer, electrical, and plumbing that you get with an older home. It was recently withdrawn from the market to be relisted in spring when activity is higher, but I’m sure they would still consider some showings or offer while it is off the market.
324 S Howes St , Fort Collins, CO 80521
Listed by Aki Palmer, Cushman and Wakefield
List Price: $1,655,800
Sold Price: Active (As of 11/05/2025)
Difference: TBD
This is a six-plex in the heart of Old Town that I’m sure has good rental history. If you break the price down on this, each unit is about $275K, which is pretty affordable in the grand scheme of things. I think an opportunity like this property would really come down more to the financing….IE how much could be borrowed vs brought to the table to get a loan (or purchase with cash). The rental incomes listed off of this (provided all units are rented at market value) would be around $10K each month, so that does provide some flexibility in regards to potentially cash-flowing on a property like this.
