Its hard to believe that we are nearing an end to 2026, and as I reflect on what happened this most recent October, I look back on what I wrote about last October. Funnily enough, last October we (our nation) was dealing with a government shutdown that lasted and entire month, and also saw some falling rates. This October, we had the lead up to Midterm elections that dominated peoples minds and perhaps created uncertainty on what would happen next. That word, “uncertainty” has been dominant across the board the entire year, but perhaps has come to a head in late October and early November as the nation and world awaits what the effects of a midterm election will hold. Interest rates have started to ratchet down, albeit slowly, and mixed with the fall market, I don’t think we will see the effects of the election or rates really make a difference until the early spring market of 2027.
In regards to actual listing activity, this October brought 15 homes to the market, which is just a little bit up from the 12 of last year. Of those 15 homes, more than half are still available as I write this in early November, meaning an increase in supply leading into the winter months ahead. I also see October consistently be the last month of new and fresh inventory, and quite a few homes may withdraw or expire before the years end if they don’t already have an offer. In fact, a few of the homes that went under contract this past October were homes that have been listed for a good portion of the year, but relisted with a new MLS# and price and captured a different buyer pool than when they originally listed. In regards of what I would advise to buyers and sellers in the current market, I won’t change my tune from what I said at the same time last year. 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:
425 S Howes St 505 , Fort Collins, 80521
Listed Nicole Johnson, CO Vision Real Estate Group
List Price: $419,900
Sold Price: Active (As of 11/05/26)
Difference: TBD
This is a remodeled property, mid-level in a building with pretty high HOA’s. I’ve got nothing against the quality of remodel, or overall space, just with the affordability factor on this one. I’ve written about the HOA in this building many times before, and each time I see the monthly HOA number I have to ask myself “would I willingly pay that?” This one has a monthly HOA of over $700, coupled with higher than average mortgage rates. Put that together with timing on the market in fall, and this is a recipe for a property to spend some time on the market looking for an offer.
1215 Juniper Ct, Fort Collins, 80521
Listed by Camie Trlica, Group Mulberry
List Price: $530,000
Sold Price: Active (As of 11/05/26)
Difference: TBD
I’ve had the pleasure of meeting and chatting with the owner of this home a few times over the past decade. Her charming German accent and stories of life in Germany prior to moving to Fort Collins in the 50’s struck me straight in the feels for my heritage. The first time I actually was able to step into the home was during the estate sale, and it definitely strikes me as a family home in which upgrades were only made when necessary, but also as a home that was solid and maintained. I wouldn’t quite give it my seal of approval as an “always garaged car with minimal miles” that you might expect of some elderly clientele, but the home has good bones and good spirit. This will be a nice home for another family into the future, although the downstairs kitchenette probably doesn’t give it much more value in the current market.
1608 Collins Ct , Fort Collins, CO 80521
Listed by Jeffrey Goodell, Berkshire Hathaway HomeServices Rocky Mountain, Realtors-Fort Collins
List Price: $550,000
Sold Price: Active (As of 11/05/2026)
Difference: TBD
There is a lot to like about this property on paper and inside. I think the price is decent, although that particular neighborhood can be hit and miss with quality of care and mixture of rental vs owner occupied. This home has some nice feature including wood floors and a walkout basement (rare in Fort Collins). For a family, I can see this being a tricky property as the main living space is just about 1000 SQFT which packs 2 bedrooms, and living room, and kitchen, which doesn’t provide opportunity for a 3rd bedroom for an expanding family. If I were a betting man, I would bet that layout holds this one up most for buyers.
235 N Whitcomb St, Fort Collins, CO 80521
Listed by Sean M Dougherty, Remax Alliance FTC-South
List Price: $550,000
Sold Price: Active (As of 11/05/2026)
Difference: TBD
The “Old Town Charm” on this property stops at the exterior. Once inside, it screams “former rental” to me with a hodgepodge of updates that are not in keeping with the exterior appeal. I may be coming in a bit “two footed” on this one (soccer reference for a hard and unnecessary tackle) and I’ll stick to my guns that the amount of work that a potential buyer sees in this home supercedes the willingness to entertain an offer at the current price. From a rental standpoint, the ability to rent out a 2 bedroom for top dollar is limited and the numbers just don’t work with current interest rates and rental rates unless the purchaser is bringing nearly 50% down or paying cash.
422 N Grant Ave, Fort Collins, CO 80521
Listed by Sean M Dougherty, Remax Alliance FTC-South
List Price: $575,000
Sold Price: Pending (4 days to offer)
Difference: TBD
Owned by the same property owner as 235 N Whitcomb, this property is pretty similar in character to 235 Whitcomb, but at a slightly higher price (lot size perhaps?) Why this one has gone under contract instead of 235 Whitcomb, I don’t know, and I can only venture to guess that the new owner of this property may have future plans of redevelopment give the nearly quarter acre lot size and location on Grant Ave. This one will be worth watching after closing to see if development happens here.
1108 Beech St, Fort Collins, CO 80521
Listed by Alejandro Garcia, Group Centerra
List Price: $590,000
Sold Price: Active (As of 11/05/26)
Difference: TBD
I really like this property as an opportunity in the current market. My initial reaction was how are they fitting 4 beds and 2 baths into 1300 SQFT? Looking through the photos, the living room/kitchen open concept layout provides good liveability, and the primary bedroom is pretty spacious as well. Sure, there is no garage and the landscaping is spartan (read: none), but there is an assumable VA loan on the property of 2.25% which is an unheard of rate. The balance of the loan remaining is roughly $475K, which means a new buyer would have to cover the difference ($115,000) through cash or a second mortgage. These numbers still may put a buyer on top vs paying a 7% loan on a property like this.
415 S Howes St 1001, Fort Collins, CO 80521
Listed by Mark Valdez,
Berkshire Hathaway HomeServices Rocky Mountain, Realtors-Fort Collins
List Price: $650,000
Sold Price: Active (As of 11/05/26)
Difference: TBD
This is a fix and flip of a 10th floor condo in this building. I haven’t seen too many fix and flips at all recently, and in particular in this building. The property was acquired in March of 2026 for $348,000, and is now listed for $650,000. I think there will be some time before this goes under contract as other options in the this price range exist or have existed in different properties with lower HOA’s. This property has an HOA of $876/month, which is on the higher end in the building, and definitely on the high end for condos in Downtown. It could be argued that 10th floor views in Fort Collins are a rarity, and I could be sold on that aspect, but perhaps not for the sake of parting with that kind of money unless I was absolutely in love with the views and the building. From what I can tell, this unit has views to the East, which while nice, doesn’t do the same for a buyer as views to the foothills and mountains in the west.
218 S Whitcomb St, Fort Collins, CO 80521
Listed by Sharianne Daily, Remax Alliance FTC-South
List Price: $675,000
Sold Price: Active (As of 11/05/26)
Difference: $TBD
The layout of this home looks like it lives more like a 2 bedroom home, as opposed to a 3 bedroom as the third bedroom is a bit nonconforming. I do like the overall feel of the main living space and kitchen as it has a good historic charm to it, along with some updating. No garage and permit parking make for a bit less of an ideal situation for this home, and it may be on the higher end of what someone would pay for this type of property in the fall market, although I don’t think it is far off.
412 S Washington Ave, Fort Collins, CO 80521
Listed by Rachel Presswood, Real Estate by Design
List Price: $725,000
Sold Price: Active (As of 11/05/2026)
Difference: TBD
This property is currently used as a rental, similar to many of the homes on the east side of Magnolia as you close in on Mulberry and CSU to the south. My gut reaction is that the price is too high for this type of property, especially given its proximity to Mulberry St. It does have a decent sized living/dining space, but the kitchen is dated and not completely dialed in for a new buyer. As a rental purchase, the numbers are a bit off for what it currently is or could be rented, vs what the cost of a loan would be for the current pricing. I see this one spending some time on the market, and potentially being an available property as we start 2027.
728 Cherry St, Fort Collins, CO 80521
Listed by The Bishop Real Estate Team - Beth and Koby Bishop, The Group Harmony
List Price: $795,000
Sold Price: Pending (6 days to offer)
Difference: TBD
This is a relist of a property that was listed prior in July for $825,000. There wasn’t huge changes in marketing between the two different listings, so really it seems that price was the biggest issue on getting this one under contract. Even though it went under contract 6 days after going back on the market, I could see the final settled price going a slight bit lower…time will tell.
920 Laporte Ave , Fort Collins, CO 80521
Listed by Shirley Watson, C3 Real Estate Solutions LLC
List Price: $1,125,000
Sold Price: Pending (6 days to offer)
Difference: TBD
This property has received undue stigma for nothing other than being located on what is perceived as a busier street. I love the style and flow of this home, and the addition on the back is really quite a nice living space with views to the backyard. It seems that buyers really focused in on the road, which I can attest (also living on Laporte Ave) is not all that loud. Either way, this home utilized a technique of relisting with a new MLS # and new price, and subsequently got an offer within 6 days of being relisted. It does feel like there is a resurgence of activity in the market as we head towards the always slow holiday season.
115 N Roosevelt Ave , Fort Collins, CO 80521
Listed by Emily Heinz, Downtown Real Estate Brokers
List Price: $1,350,000
Sold Price: Pending (2 days to offer)
Difference: TBD
This one hit the market in a price point for size, style, and location, that hit all of the marks right off the bat. This particular neighborhood is quite a great spot between Laporte and Mountain Ave, with easy access to City Park to the South and downtown to the East. 4 beds and 3 baths are becoming hard to find in Old Town without properties being listed in the mid to upper million dollar range, so this property is a great example of good pricing, marketing, and just a good spacious home for buyers to enjoy in Old Town.
722 Peregoy Farms Way , Fort Collins, CO 80521
Listed by Jason Humpal, Century 21 Elevated
List Price: $1,425,000
Sold Price: Pending (12 days to offer)
Difference: TBD
Homes in Pateros creek have had mixed success in terms of how fast they go under contract. When this home was listed, there was not much inventory available in Old Town in the the low million dollar range, and while this home didn’t go under contract in the first week, it also did labor on the market with price reductions. Being in Pateros Creek is always a tradeoff of lot size for having a fully dialed in less than decade old home in a killer location.
828 W Olive St , Fort Collins, CO 80521
Listed by Jeff Clough, NOCO Modern Real Estate
List Price: $1,665,000
Sold Price: Active (As of 11/06/2026)
Difference: TBD
I got excited when I walked by this home and saw a for sale sign in the yard, and I had a hope that when I got home and looked up the price that it would be similar to what the next door home sold for. When I saw $1,665,000 instead of something with a $1,3xx,xxx or even $1,4xx,xxx I imagined that it would take a bit more time for an offer. After looking up stats, the price isn’t too off what could be argued, on paper at least, as value for the SQFT. I’ve found that while there can be an argument of pricing/SQFT being justified, the reality is that buyers only have so much budget to spend, and under the $1,500,000 price, and perhaps even closer to the $1,400,000 budget tends to have more available buyers in the market. I think this one will likely need some price adjustments, likely with something in the mid to low $1.5 range getting the job done.
1208 W Mountain Ave , Fort Collins, CO 80521
Listed by Abby Boeding, Group Harmony
List Price: $2,100,000
Sold Price: Active (As of 11/06/2026)
Difference: TBD
One of my favorite homes in Old Town, both on the exterior and the interior. I love all of the historic woodwork inside of this home, as well as the fireplace feature and just overall look of the home. $2.1 million does feel a bit high from what I can see, and similar to what I mentioned on the 828 W Olive home, a price/sqft argument could be made, especially when adding in the 1125 SQFT of the ADU. I’ve found that value in the ADU argument just doesn’t hit for buyers though, especially as I could see some buyers preferring a more traditional garage and. lower price, as opposed to an ADU for an office of in-law suite. I thin if this one slipped below $2 million, it will be in a place that not only fits price/sqft but also buyer sentiment. I’m throwing out there that I could see it going around $1.8…..lets see what happens!
