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Fort Collins 80528 is in Larimer County, CO, part of the Fort Collins Metro. The typical home value in Fort Collins 80528 is $639,971 (Zillow Home Value Index, September 2026), down 0.9% from a year earlier. Homes that sold went under contract in a median 52 days, and 34% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 3 months of supply, sellers hold a slight edge. Lotvox scores all 8,228 homes in 80528 with county records every night with its Turnover Index; in a held-out test, the top fifth of scored homes accounted for 20.5% of the 302 sales that followed, against 20% by chance (scored Oct 25, 2026). Across Larimer County's 17 ZIPs with a Zillow value, the middle one is $552,670, so 80528 sits 16% above the county middle. Typical rent is $2,146 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 8,580 properties in 80528.
Headline value data through September 2026. Each source below carries its own date.
Is 80528 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 80528 is a seller's market, narrowly. Homes went under contract in a median 52 days with 3 months of supply.
What do homes in 80528 sell for?
The typical home value in 80528 is $639,971 (Zillow Home Value Index, September 2026), down 0.9% in a year. County records put the median at about $209 per square foot (computed Jul 26, 2026).
Who is likely to sell in 80528?
Lotvox's Turnover Index ranks every home in 80528 by how likely it is to sell, from county deed and parcel records, scored nightly. In a held-out test its top fifth held 20.5% of later sales, against 20% by chance.
How does 80528 compare to Larimer County?
80528's typical value of $639,971 compares with a middle value of $552,670 across Larimer County's 17 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 80528 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, 80528 Fort Collins, CO, data through September 2026, https://lotvox.com/fort-collins/zip/80528
Listings Flow Ladder — 80528
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is drainingnet -6 listings/mo
Faucet — new listings
33/mo
82% of normal (41) · trickle
Basin — active listings
116
99% of normal (117) · low· baseline thin
Months of supply
3 mo
derived — not published at this grain
Drain — closed sales
39/mo
84% of normal (46)
Net — faucet minus drain
-6/mo
draining
Reading
current
as of 2026-09-30
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.
10%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
16%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.
20/mofall in the monthly rate (34%)— peak 59/mo (2026-06-30) to 39/mo now
57transactions that did not happen— summed monthly shortfall vs the same-month normal, over 9 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.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. 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 (22 new, 94 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
46affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
34.6%
stretched
Days on market
52
daily
Price cuts
34.3%
of active
Valuation
+8.3%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
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 13.3% correction for affordability
DOM: 94d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)50
Days on Market (5%)100
Balanced market in 80528. List price is roughly fair — focus on condition and value. Payment burden: 32.5% of median income. Median days on market: 94. Renting is approximately 98% cheaper than buying (price-to-rent ratio: 23.8).
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: 20.5% of later sellers were already in the top 20% (random = 20%, 302 held-out sales) · 8,228 parcels scored nightly
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
+8.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$693,000
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%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Arapaho Bend Natural AreaEagle View Natural AreaFossil Creek Reservoir Natural AreaFossil Creek Wetlands Natural AreaHarmony ParkKarel Drehle Park+7 more
Trails8
Carpenter Road TrailCattail Flats TrailHeron Loop TrailMail Creek TrailPoudre River TrailSandpiper Trail+2 more
Recreation & aquatics3
Body Balance Wellness StudioIntegrity Sports ArenaPtarmigan Country Club
Venues & culture3
CinemarkColorado Front RangeNumerica Corporation
Dining & cafés25
Another Broken Egg CafeAspen Leaf CafeAustin's American Grill - HarmonyBroadcom CafeteriaCheba HutDC Oakes Brew House+19 more
Land & water20
Beaver PondBig Bass PondBoxelder ditchCache la Poudre RiverCormorant PondDuck Lake+14 more
Getting around2
Groome Transportation (formerly Green Ride)WKR Airport
Weekend range10
Barr Lake · state park40 mi
Boyd Lake State Park · state park4 mi
Cache La Poudre Wilderness · wilderness area26 mi
Comanche Peak Wilderness · wilderness area35 mi
Eldorado Canyon State Park · state park43 mi
Indian Peaks Wilderness Area · wilderness area40 mi
Kodak · state recreation area7 mi
Lory State Park · state park11 mi
Rocky Mountain National Park · national park38 mi
St. Vrain State Park · state park23 mi
Straight-line distance from the ZIP centroid (USGS PAD-US).
4,866 ft above sea level elevation · USGS 3DEP17 protected / open-space parcels · USGS PAD-USFort Collins: incorporated/founded 1864; named after William O. Collins · Wikidata
in 6,096 · out 6,429 · Larimer County, CO (parent county of this ZIP)
active inventory
as of 2026-07-01 · 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
$407k
$290
156
30.1%
ZIP
$500k–$750k
$590k
$286
210
40.5%
ZIP
$750k–$1M
$850k
$317
87
16.8%
ZIP
$1M–$1.5M
$1.15M
$377
44
8.5%
ZIP
$1.5M–$2M
$1.69M
$607
127
—
COUNTY · Larimer, CO
$2M+
$3.63M
$633
12
2.3%
ZIP
All sales (the headline median)
$582k
$301
518
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 80528.
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.
ZIP 80528→Larimer County, COPop: 374,387
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
34.6%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
24.9x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation14
+63.2%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
3 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
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 · 2026-0855d 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: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
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
7.7% in 2023
of owner-occupied homes have a householder 75 or older
