Fort Collins 80524

Fort Collins North · Larimer County, CO · 16,846 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

30affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

43.3%

severe

Days on market

daily

Price cuts

32.7%

of active

Valuation

-0.6%

vs assessor

Look up an address

/100

mixed

stable · balanced · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Balanced Market

Needs 30.7% correction for affordability

DOM: 121d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)90

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)75

Cancellation Rate (10%)75

Days on Market (5%)100

Balanced market in 80524. List price is roughly fair — focus on condition and value. Payment burden: 42.7% of median income. A 18% price correction needed to reach 30% affordability threshold. Median days on market: 121. Renting is approximately 99% cheaper than buying (price-to-rent ratio: 23.9).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

Turnover Index · Live in this ZIPBacktest: 31% of later sellers were already in the top 20% (random = 20%, 467 held-out sales) · 14,155 parcels scored nightly

How the score works Accuracy by ZIP Farm territory available · Tier A $299/mo

Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/fort-collins/zip/80524?utm_source=embed&utm_medium=backlink">Fort Collins 80524 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$589,726

▾ 0.7% YoY

Days on market

daily · zip_data

Median rent

$2,034

ZORI

Investor score

36/100

cash-flow lens

Active listings

209

90-day

Valuation3 lenses, different anchors

vs assessor

-0.6%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$586,100

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+63.2%

County-wide market — the widest, slowest signal.

Larimer+63.2%

Weld+68.1%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$215

Price-to-income7.0×

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How 80524 ranks in CO

percentile vs all CO ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

65SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.0 mo

Days on Market67d

Inv vs History-5.4%

Listing Density13.0/1k

Market dynamics

Price cut %32.7%

Momentumstable

LeverageBALANCED

Months of supply2

Sales (90d)0

Investment analysis

Median rent$2,034

Price-to-rent23.9

Est. cap rate2.7%

Buy vs rentfavors renting

Livability

Walk score13

Transit score1

Bike score—

Historical trends

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Price bandsmix-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

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$190k	$142	37	4.1%	ZIP
$250k–$500k	$442k	$298	269	30.1%	ZIP
$500k–$750k	$577k	$314	348	38.9%	ZIP
$750k–$1M	$848k	$428	96	10.7%	ZIP
$1M–$1.5M	$1.17M	$513	87	9.7%	ZIP
$1.5M–$2M	$1.70M	$452	21	2.3%	ZIP
$2M+	$2.98M	$445	36	4.0%	ZIP
All sales (the headline median)	$561k	$321	894	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 80524.

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 (3 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.

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Larimer County contextmacro · jobs · debt · migration

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 (97.8%) and Weld (2.2%). County metrics below are shown separately for each county.

Larimer (97.8%)

Weld (2.2%)

ZIP 80524→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 Burden37

37.6%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.053x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation14

+63.2%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand10

3.6 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

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

Near national averages

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Near national averages

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Higher than many comparable counties

Home Value (ZHVI)$546,460

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