This one is almost too neat. Last week across Fort Collins, Loveland, Windsor and Timnath, 70 new detached homes hit the market, and 70 sellers cut their price. Dead even.
The week before, cuts outnumbered new listings 96 to 79, so the gap closed. (Quick honesty note: this week's cut count only includes homes that were still for sale on Monday, so it may run a little low.) Either way, the story hasn't changed much. For every new seller testing the market, another seller is adjusting to it. Buyers still have room to negotiate, and sellers who price right are still getting it done.
The week in numbers (Oct 19–25)
| Metric | Fort Collins | Loveland | Windsor | Timnath |
|---|---|---|---|---|
| New listings | 24 | 25 | 16 | 5 |
| Price reductions | 30 | 19 | 18 | 3 |
| Homes sold | 22 | 13 | 9 | 3 |
| Median sold price | $696,500 | $600,000 | $600,000 | * |
| Sold price vs. final list price | 100.0% | 98.4% | 98.6% | * |
| Median days on market (sold) | 54.5 | 59 | 75 | * |
| Active detached listings | 401 | 289 | 202 | 63 |
| Months of supply | 3.0 | 3.2 | 3.3 | 3.9 |
*Timnath only had 3 sales this week, which is too few for a meaningful median. The six-month numbers below give a better read on Timnath prices.
What "months of supply" means: if nobody listed another home, this is how long it would take to sell everything currently for sale at the pace of the last three months. Generally, under about 4 months still leans toward sellers and over 6 leans toward buyers. All four towns are between 3.0 and 3.9 months, which is balanced territory. Timnath is closest to tipping toward buyers.
A quick note on new construction: 68 of Windsor's 202 active listings (34%) and 20 of Timnath's 63 (32%) are new construction. Builders are some of the most motivated sellers out there right now, so keep that in mind when you compare a resale home to a builder spec home.
What actually sold
47 detached homes closed across the four towns last week, at a median of 99.0% of final list price. Fort Collins was the standout: its 22 sales closed at a median of 100.0% of list. Homes that are priced right are still selling for what they're asking.
Then there are concessions. 23 of the 47 sales (about half) included a seller concession, meaning the seller paid something toward the buyer's closing costs or a rate buydown. The median concession was $8,000. A concession is basically a price cut that doesn't show up in the sold price. Here's how it broke down:
- Fort Collins: 9 of 22 sales had a concession, with a median of $6,000
- Loveland: 8 of 13, median about $9,000
- Windsor: 4 of 9, median about $9,600
- Timnath: 2 of 3
And this is not a one-week thing. Over the last six months, more than half of all detached sales in every one of these towns included a concession:
| City (May 1 – Oct 25) | Sales | Median price | Price / sq ft | Sales w/ concession | Median concession |
|---|---|---|---|---|---|
| Fort Collins | 988 | $650,000 | $258 | 51% | $7,000 |
| Loveland | 647 | $530,000 | $230 | 59% | $8,000 |
| Windsor | 418 | $616,750 | $210 | 53% | $10,000 |
| Timnath | 129 | $725,000 | $200 | 53% | $12,000 |
Price per square foot uses total square footage, including unfinished basement.
So if you're buying and you aren't at least asking about a concession, you're probably leaving money on the table.
Price reduction watch
The typical price cut last week was $15,000, or about 2.5%. 28 of the 70 cuts were sellers reducing for the very first time. A few that jumped out:
- 3502 Green Spring Dr, Fort Collins: cut from $1,380,000 to $1,325,000 on Oct 21. That's its 9th reduction, and it's now down from $1,600,000 (about 17% off) after 158 days on market.
- 408 S Washington Ave, Fort Collins: a first-time cut from $639,000 to $599,000, about 6%.
- 4009 Stoney Creek Dr, Fort Collins: a first-time cut from $689,000 to $650,000 after 32 days.
- 6422 Weeping Willow Dr, Fort Collins: a new-construction home that came down $40,000, from $749,900 to $709,900, just days after it was listed.
- 1336 Arthur Ave, Loveland: down from $340,000 to $319,000. That's its 5th cut, and it has been on the market 427 days.
- 843 Mesic Ln, Windsor: a new-construction home on its 7th cut, now $524,990, down from $634,160 (about 17% off).
Builders are cutting fast and cutting often. If you're shopping new construction in Windsor or north Fort Collins, there's room to negotiate.
Zip code spotlight: Loveland 80537 vs. Windsor 80550
These two zip codes have the exact same months of supply right now, 3.3. But prices are moving in opposite directions.
80537 (central and east Loveland)
- Median sale price over the last two months: $550,000, up from $510,000 in May and June
- Homes are selling in a median of 44 days
- 57% of sales over six months included a concession
- 130 active listings, and only 2 of them are new construction
80550 (Windsor)
- Median sale price over the last two months: $600,000, down from $645,000 in May and June
- Homes are selling in a median of 60.5 days
- 53% of sales over six months included a concession
- 194 active listings, and 65 of them are new construction
One honest caveat: some of that price swing is about which homes happened to sell, not just values changing. But Windsor's bigger share of builder inventory means more competition for resale sellers, and that shows up in how long homes are sitting.
Mortgage rates
Freddie Mac's weekly survey put the 30-year fixed at 7.32% as of Oct 22, down from 7.40% the week before. A year ago it was 6.19%. The 15-year fixed averaged 6.68%, down from 6.71%. The next survey comes out Oct 29.
With rates above 7%, a seller-paid rate buydown is often worth more to a buyer than a straight price cut, because it lowers the monthly payment directly. That's a big reason concessions have stuck around all year.
Homes worth a look
Every week I pick a few listings that stand out on the numbers: multiple price cuts, a big drop from the original price, longer than normal on the market, and a price per square foot below what similar homes nearby have actually sold for. This isn't a guarantee of a deal. Condition, layout and location matter, and that's what a showing is for. But these three are worth a serious look:
-
1624 Faraday Cir, Fort Collins (Collindale)
5 bed / 4 bath, 3,314 finished sq ft, built 1990
- Now $610,000, down from $729,900 (16.4% off) after 10 price reductions
- 179 days on market vs. a Fort Collins median of 42 for homes sold in the last six months
- About $184 per finished sq ft, vs. about $238 for 67 similar-size, similar-age sales in 80525 (roughly 23% below)
-
6940 Summerwind Ct, Timnath (Wildwing)
4 bed / 3 bath, 3,240 finished sq ft, built 2015
- Now $625,000, down from $725,000 (13.8% off) after 5 price reductions
- 222 days on market vs. a Timnath median of 58
- About $193 per finished sq ft, vs. about $244 for 67 similar-size, similar-age sales in 80547 (roughly 21% below)
-
1304 Pine St, Loveland (Ankeny)
5 bed / 4 bath, 3,263 finished sq ft, built 1965
- Now $575,000, down from $700,000 (17.9% off) after 5 price reductions
- 299 days on market vs. a Loveland median of 49
- About $176 per finished sq ft, vs. about $328 for 10 similar-size, similar-age sales in 80537
My take
So here's how I'd read this week. We are not in a crash. Fort Collins homes sold at 100% of list, and every town is sitting between 3 and 4 months of supply. But one new listing for every price cut, about half of sales with a concession, and rates above 7% add up to a market that rewards the prepared buyer.
If you're selling, price it right the first time and be ready to talk concessions. If you're buying, this is a good window heading into the holidays, when the competition thins out.
If you're thinking about buying or selling in Northern Colorado, give my team and me a call, text or email and we'll help you make sense of this market.
Take care,
Patrick Soukup
Data: IRES MLS, detached single-family homes only (no condos, townhomes, duplexes, or manufactured/modular homes) in Fort Collins, Loveland, Windsor and Timnath. Weekly figures cover Oct 19–25, 2026; active listings and price reductions reflect homes still active as of Oct 26, 2026. Six-month figures cover sales from May 1 through Oct 25, 2026. Days-on-market comparisons in "Homes worth a look" use the median for homes sold in each town over the last six months. Relisted homes and price changes under $5,000 and under 0.5% are excluded from the counts. Mortgage rates: Freddie Mac Primary Mortgage Market Survey, Oct 22, 2026. Information deemed reliable but not guaranteed.
