September 26’ - Listing Spotlight
Is September the final push for inventory in the market or will October still bring more options for buyers in the market? September has the feel of the end of summer, and in some ways, it truly is the end of a rental cycle that favors leases that end in or at the end of August. This means that some previous rentals, come available homes for sale end up hitting the market in September and maybe October. In fact, this September we saw at least 3 single family homes and a few multi unit properties hit the market in September. The entire year has felt tentative, with uncertainty of world order, wars, interest rates, and now looming, midterm elections. Only time will tell if midterms elections bring positivity to the market, or more of the same, but what I’ve found true for a majority of the year, and especially now, is a sense of wait and see what happens. Looking backwards on activity this September, there has been a mix of homes that attract buyers right away, and those that just don’t quite fit the bill, not because they are bad homes, but because they don’t meet enough of the buyers search criteria to act instead of wait. You can read all about what homes came on the market this past September, and my thoughts on each below.
316 S Shields St , Fort Collins, 80521
Listed by Laina Maule, The Pointe Real Estate LLC
List Price: $350,000
Sold Price: $295,000
Difference: $55K
Cash only advertised purchases usually mean the property is in such a dire state that the agent believes it won’t be able to get financing. Given that this property was both in a rough state, and on Shields, the final price of $295K seems reasonable for the purchase.
318 West St, Fort Collins, 80521
Listed by Troy Zwickle, Homesmart Realty Partners
List Price: $425,000
Sold Price: $390,000
Difference: -$35,000
This looks to be of “rental grade” condition, and the pricing and final sale price matches that in expectations. This looks like the type of home that is still best to be operated as a rental, as opposed to something that a homebuyer wants to purchase and fix up for themselves. I could be totally wrong, and in this market I’ve consistently been surprised both on what some buyers are willing to take on, and on the extreme opposite, just how bullish buyers are on everything beings just perfect.
433 Wood St , Fort Collins, CO 80521
Listed by Lisa Young, Elevations Real Estate
List Price: $450,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
Yet another rental come listing in the market this past month. I shouldn’t be surprised as many rentals lease agreements end in August following the school cycle. This particular property is likely just listed a bit high for the condition, as it will need a good amount of updating to make it an ideal home for an occupant, both owner or renter alike. I see this one selling in the upper $300’s
316 N Grant Ave, Fort Collins, CO 80521
Listed by Robert Proctor, At Home Real Estate Company
List Price: $450,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
This home strikes me as a “looks decent in photos….lets take a look!” property that just underwhelms once you get inside. The location is pretty great, and it price isn’t egregious for the size and location. I do, however, believe that the layout of rooms, in particular the upstairs area, will make buyers pause for something that is a little more “updateable” without having to make major structural changes.
1617 Richards Pl, Fort Collins, CO 80521
Listed by Laura Olive, Remax Alliance DWTN FTC
List Price: $499,900
Sold Price: Active (As of 10/09/26)
Difference: TBD
A cool little mid-century home at a decent price with great proximity to City Park. I like the overall congruent feel of the home, and I wonder if the lack of a second bath and/or garage is what is holding this one back for the price. The pure lack of garage makes some homes miss buyers base line search criteria, as does that second bathroom. Many a time I’ve met with first time buyers who’s baseline criteria are “at least 3 beds, 2 baths and a garage” by which this home would just not show up in that search.
210 W Magnolia St 360, Fort Collins, CO 80521
Listed by Kyle Basnar, Group Mulberry
List Price: $635,000
Sold Price: Active (As of 10/09/26)
Difference: $TBD
This property provides a modern loft style in the heart of Old Town Fort Collins, which implicitly will limit the amount of available buyers. Likely best suited for a working business professional, or potentially a retiree, a property like this will take a bit more time to find that right buyer. In fact, this one spent some time on the market last year (Started at $675K before adjusting to $655K), so it seems like a matter of time and price adjustments to get this one sold.
813 Laporte Ave, Fort Collins, CO 80521
Listed by Chris Phillips, EXP Hub Realty
List Price: $669,000
Pending: 4 Days to Offer
Difference: TBD
For a smaller living footprint, this home packs quite a lot of value per SQFT. The bathrooms have been remodeled recently, and the overall living spaces seem to provide functionality and layout. Add to that a decent mid-range price on a cottage style home, and it’s not surprising to see this one go under contract in less than a week. The lot size could also support an alley access garage down the line, so the real major deterrents that were in the way on this home was its location on slightly busier Laporte Ave and overall interest rate affordability, which it seems to have beat out through smart pricing and value for size and style.
416 Laporte Ave, Fort Collins, CO 80521
Listed by Bailee Jones, House to Homes Real Estate
List Price: $699,000
Sold Price: Active (As of 10/09/26)
Difference: $TBD
This one sold last October for $497,000 and has had a little bit of updating. I have a hard time believing that the updating was to the extent of $200K in cost, or even at $200K in equity gain as it looks like generally the carpeting was removed and flooring was uncovered or potentially installed. The upstairs has been slightly updated from wood paneling to drywall, and the kitchen has some new appliances and counters. Ultimately, the layout on the main floor, in particular the primary bedroom with french doors off of the living, is what makes me scratch my head the most, as I think there is some functional obsolescence maing this a tough sell for a buyer at $699K.
209 N Roosevelt Ave, Fort Collins, CO 80521
Listed by Erik Wysock, Henderson Property Management
List Price: $849,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
This is a three unit investment property that is being sold for the first time in recent history. Being not as familiar with these types of multi-unit properties, I won’t say much about this particular unit, although in these circumstances, the higher than historically normal interest rates, especially for investment properties will likely cause this one to take some time to go under contract. Perhaps there is room for price negotiations to make numbers work for a buyer?
230 N Loomis Ave, Fort Collins, CO 80521
Listed by Rachel Vesta, Rachel Vesta Homes
List Price: $879,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
This property has the look and SQFT that one would expect could also match the price associated. I was somewhat surprised to see it stay on the market as long as it has, so diving deeper into the details might be warranted. One factor that might give buyers pause is the size of the main floor bedroom, especially as the more attractive primary suite is upstairs. I’ve found that some families looking for homes prefer bedrooms to be on the same level, which is hard to find in these mid-sized Old Town homes. That being said, another buyer type that is usually looking in this price range are the retirees who want to be close to trails, shops, and have older architecture. For them, the layout of the bedrooms may also be the deterring factor where they would give more value to main level space over any other space associated in the home. I could see this one eventually selling closer to the $850-$860K range as it is still a great home in a great location.
1123 Laporte Ave , Fort Collins, CO 80521
Listed by Erik Wysock, Henderson Property Management
List Price: $949,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
Similar to the investment property being sold on Roosevelt, this one is a 4 plex consisting of multiple 1 bedroom units. The public records have it listed a a different LLC than the Roosevelt property, but the naming convention of that LLC and the fact that it is being sold by the same property management company would lead me to believe that this property shares the same owner as the Roosevelt 3 plex as well. A savvy investor may be able to bundle the purchases of both properties together to get a deeper discount?
117 N Mack St, Fort Collins, CO 80521
Listed by Sarah Horner, Group Mulberry
List Price: $950,000
Sold Price: $1,105,000
Difference: $155,000
This is likely the sale of the month, maybe even the year! I’ve always been curious about this particular property as I pass by it nearly daily on the morning walk with the dog. When I saw that is was going to be listed at $950K my instant impression was that it would see almost immediately. It can be incredibly rare to find a 5 bedroom, 3 bathroom property in Old Town for under a million, and certainly a mixture of neighborhood, size, style, and price attracted quite a few buyers to this home. It ended up with multiple offers and settled well above a million, while also providing the current sellers time to stay in the home while their new build is finished. Smart marketing and pricing from the listing agent went a long way in making this happen for the sellers!
914 W Oak St, Fort Collins, CO 80521
Listed by Patrick Soukup, EXP realty - Northern CO
List Price: $1,149,000
Sold Price: Active (As of 10/09/26)
Difference: TBD
This is the type of home that has a hodge-podge of amazing features all packed into one unit. That, however, can be a problem at times as it can lead to a non-congruent home in terms of finishes, flow, and functionality. The raw numbers on SQFT, beds, baths, and location certainly support the overall pricing, and the fact that it has not received an acceptable offer signals to me that there is some semblance of functionality for the end buyer. The flow of the home is somewhat segmented with different stepdowns, pass throughs, and and upstairs that is not ideal for taller people. The primary suite is also upstairs, which is not the best for potential retiree purchasers, or families who would want to be potentially be on the same level as their kids….at least as the kids are younger. The ADU is a nice feature, while also potentially being a deterrent. I could see that are being used as a home office space more frequently than and ADU for a renter or guests. I want to like this home more than I do, and it is one that I think may struggle to find a buyer, in a similar way that it did last time it sold.
615 Wood St A, Fort Collins, CO 80521
Listed by Andrea Tuell, Group Harmony
List Price: $1,250,000
Sold Price: Pending (3 days to offer)
Difference: TBD
These condos don’t come on the market frequently, and the lack of available properties at the time this was listed helped get it an offer in quick fashion. I see these types of condos as good options for active retirees who want minimal maintenance, but all the value of a great location with access to the poudre river trail and downtown alike. The amount of natural light and volumes of space are impressive in these units as well, and it seem that this one just hit the sweet spot in pricing, condition, and timing for the market this year.
940 W Mountain Ave, Fort Collins, CO 80521
Listed by Matt Nesbitt, Group Mulberry
List Price: $1,550,000
Sold Price: Pending (4 days to offer)
Difference: TBD
A rare property and find in the heart of Old Town, I was instantly attracted to this home when I saw it hit the market. Mountain Ave homes certainly fetch a premium in pricing, and this price was not a deterrent at all for buyers as they went under contract in just 4 days. This home has the look, charm, natural lighting, and space that really attract buyers in the market who are looking to live the Old Town lifestyle. This particular block of Mountain Ave is also really nice, situated just a few blocks away from Little and the food Coop, and an easy walk or bike ride downtown for food or shopping. It will be interesting to see what this one eventually sells for….although I’m guessing right around list price.
