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Berthoud 80513 is in Larimer County, CO, part of the Fort Collins Metro. The typical home value in Berthoud 80513 is $604,228 (Zillow Home Value Index, August 2026), down 1.0% from a year earlier. Homes that sold went under contract in a median 65 days, and 31% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 6 months of supply, sellers hold a slight edge. Lotvox scores all 8,489 homes in 80513 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 40.0% of the 245 sales that followed, against 20% by chance (scored Oct 14, 2026). Across Larimer County's 17 ZIPs with a Zillow value, the middle one is $561,580, so 80513 sits 8% above the county middle. Typical rent is $2,906 a month (Zillow Observed Rent Index, August 2026). Lotvox holds county assessor records for 9,145 properties in 80513.
Headline value data through August 2026. Each source below carries its own date.
Is 80513 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 80513 is a seller's market, narrowly. Homes went under contract in a median 65 days with 6 months of supply.
What do homes in 80513 sell for?
The typical home value in 80513 is $604,228 (Zillow Home Value Index, August 2026), down 1.0% in a year. County records put the median at about $240 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80513?
Lotvox's Turnover Index ranks every home in 80513 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 40.0% of later sales, against 20% by chance.
How does 80513 compare to Larimer County?
80513's typical value of $604,228 compares with a middle value of $561,580 across Larimer County's 17 ZIPs. Both are Zillow Home Value Index figures for August 2026.
Where does this 80513 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 80513 Berthoud, CO, data through August 2026, https://lotvox.com/fort-collins/zip/80513
Listings Flow Ladder — 80513
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Aug 31, 2026
the basin is fillingnet 15 listings/mo
Faucet — new listings
46/mo
141% of normal (33) · gushing
Basin — active listings
189
178% of normal (106) · high· baseline thin
Months of supply
6 mo
derived — not published at this grain
Drain — closed sales
31/mo
76% of normal (41)
Net — faucet minus drain
+15/mo
filling
Reading
current
as of 2026-08-31
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
43%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
24%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
18/mofall in the monthly rate (36%)— peak 49/mo (2025-06-30) to 31/mo now
26transactions that did not happen— summed monthly shortfall vs the same-month normal, over 7 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-08-31
Redfin market data (county + ZIP), via Lotvox. As of 2026-08-31. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (40 new, 164 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
48affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 12.5% correction for affordability
DOM: 75d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)25
Supply & Demand (20%)20
Buy vs Rent (15%)50
Cancellation Rate (10%)75
Days on Market (5%)75
Balanced market in 80513. List price is roughly fair — focus on condition and value. Payment burden: 31.9% of median income. Median days on market: 75. Renting is approximately 51% cheaper than buying (price-to-rent ratio: 18.1).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLESELLER SLIGHT
Market is holding steady with balanced conditions. Sellers hold a slight edge.
Turnover Index · Live in this ZIPBacktest: 40% of later sellers were already in the top 20% (random = 20%, 245 held-out sales) · 8,489 parcels scored nightly
in 6,096 · out 6,429 · Larimer County, CO (parent county of this ZIP)
active inventory
as of 2026-06-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from the most recent recorded sale per property in Larimer.
Current tiers · 12 months to Apr 26floor 10 sales/tier
2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$172k
$213
344
—
COUNTY · Larimer, CO
$250k–$500k
$439k
$294
138
28.9%
ZIP
$500k–$750k
$615k
$325
201
42.1%
ZIP
$750k–$1M
$870k
$403
55
11.5%
ZIP
$1M–$1.5M
$1.23M
$538
48
10.0%
ZIP
$1.5M–$2M
$1.69M
$607
127
—
COUNTY · Larimer, CO
$2M+
$2.85M
$730
21
4.4%
ZIP
All sales (the headline median)
$607k
$337
478
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 80513.
United States
West
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Apr 26 (5 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
This ZIP code crosses county lines. Property data shows Larimer (96%) and Weld (3.9%). County metrics below are shown separately for each county.
Larimer (96%)
Weld (3.9%)
ZIP 80513→2 counties
12-Month Direction
-9Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
36· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
34.3%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08
Price-to-rent
17.3x
neutral
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation14
+63.2%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
6 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-08-31
Insurance Risk
34/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.4%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0845d ago
Poverty Rate
10.2%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$91,364
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$556,492
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
No ZIP figure — this ZIP spans 3 counties
NOT DERIVED: this ZIP spans more than one county. Tenure by age is not published below county, and no single county rate applies here. Weighting by area would produce a number, not a measurement - area is a poor proxy for where households are. Each county's own figure is shown instead.
