Tag: Fort Collins Real Estate

Welcome to 2026

Welcome to 2026. Fall 2025 was an interesting one for real estate in Northern Colorado, well all of 2025 was interesting. Last year brought us one of the strongest buyers markets we have seen in a long time. Many were saying it was the strongest buyers market in over seven years. Sellers wanting or needing to sell in in the market had to do more than price their home right. Often, the only way to get a buyer to write a contract on the home was to price below comparable sales and offer closing costs too. Buyers in the market in the fall of 2025 did not feel the sense of urgency. The buyers looking to buy were showing they wanted to feel like they were getting a deal. If the home was not a deal, they would continue to look.

Lack of urgency

The lack of urgency from buyers explained why homes were sitting on the market longer. This also explained why price reductions across all price ranges were common. Interest rates for mortgages remained stubbornly steady in the 6.25% to the 6.5% range. Some buyer had the mindset that the rate for a mortgage should be below 6%. If they were there, they were going to wait until they did drop to that point. The feds adjusting short term interest rates can have little affect on mortgage rates. However, buyers feel that if he feds reduce rates, it means that mortgage rates should fall too.

Supply and demand

As we start the new year in Larimer and Weld counties, we have approximately 1,200 active, listings on the market, per county. It is important to compare that number to get an understanding of what that number means. In 2022, inventory in Northern Colorado was at an all time low. We were seeing only 350 active, available homes for sale, in each county. As an additional comparison, we were in the financial crisis of 2008, we had double the number of homes for sale that we do now. So we have inventory climbing but still much lower than in the peak of the mortgage crisis. We seem to be sitting right in the middle. The most important things is demand. It does not matter how much is on the market, as much as it matter what the demand is for what is there.

Predictions

Beginning in January or starting in March, we will be moving into what is typically our strongest demand time of year. It will be interesting to see what buyer behavior will be for 2026. Homes in many price ranges were selling at 97 to 98% if asking price in December of 2025. As demand picks up this spring what should we expect? Zillow is projecting just over a one percent increase in median prices nationally, over the next year. The National Association of Realtors is predicting over two percent increase in median prices. These are modest national projections. Northern Colorado does not always follow national trends. We should expect as we move into the new year that prices will start to climb, January through June. Then as demand slows prices have tendency to slow their movement upward. This is based on historical data.

2026 is a new year filled with questions and predictions. We will all have to wait and see what will really happen.

Financing your land purchase

There can be challenges in financing your land purchase. Why you ask? The bottom line is banks don’t love dirt. Lending institutions can be surprisingly cautious when lending on raw land. A vacant property produces no income and offer very little collateral. For these reasons, lending institutions see it as a high-risk investment.

So, what does a loan look like on raw land? In order to obtain a loan on a piece of raw land, you could expect to make a large down payment, for one thing. That down payment can be as much as 35 to 50% of the cost of the land. Furthermore, the loan on a piece of land is typically not for a term of 30 years, like the mortgage on a home. The term that can be expected is typically five to 15 years. The approval process can take longer than expected also and the interest rate on the loan tends to be higher than for home loans. So, how is a buyer to make this all work if they want to purchase land? There are other options available.

Construction loan

What are options for purchasing raw land with a loan? One option, if you plan on building a home on on the property soon, is to take out your construction loan for the package of the land and home. The first draw from that loan would be to purchase the land. For the seller of the land, this would look like a cash transaction that would be able to close quickly and also not require loan approval or appraisal. If you do not plan on building on the land right away, what are other options?

Community bank

Another options is to work with a local credit union or community bank for your loan on the land. These institutions understand the regional markets better than large national banks and are more willing to take the risk on raw land. They also are often more flexible with terms on the land loans they provide.

Seller financing

An additional option is seller financing. This type of financing can streamline the process and bypass the banking process entirely. No need to have an appraisal or loan approval. This option also gives both parties room to negotiate terms that are desirable for both. Be aware that not every seller of land is able to provide seller financing. The seller must own the property free and clear of a mortgage and be willing to remain involved in the process for the agreed upon period of the seller financing.

Financing your land purchase is not as simple as financing for a home. You cannot just call up the bank that holds the mortgage on your home and ask for another loan. There are options available, but the terms on a land purchase will be different than those on a home loan. Going into the process knowing things will be different and allowing time for finalization of your financing you can be successful in getting a loan on your land purchase.

What is a seller to do in today’s market

You are a seller and you have felt the market softening. What is your best approach to get your home sold? What should you do to stay competitive and a avoid sitting on stale listing? Remember that it is still a solid time to sell your home. Here are some suggestions to get your home sold in the market today.

Price realistically

Prepare your home

One of the most important things that you can do to sell your home in today’s market is to price your home realistically. Gone are the days when you could aggressively overprice your home and you will still get an instant bidding war. Today it is important to price your home right. That does not mean price it in hopes of having room to negotiate. Inventory is rising and that room to negotiate may mean the difference between getting an offer and sitting on the market.

Another way to make sure your home sells is to prepare your home for sale. Buyers are drawn to home that are move in ready and clean. The basics matter. Be sure that you have your home staged with quality, professional photos and you have curb appeal. A strong first impression can really bring a quick offer.

Know your market

Because our market is a bit soft, it is very important to know your market. In some price ranges and some neighborhoods, homes are still moving fast. In others, they linger. Make sure that your agent knows the market and can educate you on what to expect and can help you navigate the nuances of the market. Make sure your agent has enough experience that they have seen this type of market before. Then let your agent be your guild for pricing, marketing and timing strategies.

Don’t panic

Just because buyers are gaining some leverage, this does not mean that as a seller you are at a disadvantage. Adjusting to this new reality does not mean giving up value. Well prepared, fairly priced homes are still selling. The market is not suddenly favoring buyers. The reality is more nuanced. We have had a strong sellers market since 2016. Today the market is more of a transitional market. Sellers need to adjust expectations. It is not realistic that you will get multiple offers that push the value over asking price.

Whether you are buying or selling do not count on the headlines to provide you with an accurate picture of the real estate market in your area. Contact an agent that can educate you on local trends and understand the intricacies of your specific market.

How is the market?

This is one of the most frequently asked questions of real estate agents. Everyone wants to know what the market is like. Is the current market favoring sellers or buyers? In our current market, in Northern Colorado, buyers are more likely to get concessions from sellers than we have seen in the past. This is because inventories are rising. It seems like every day the number of new listings coming on the market is exceeding the number of homes that have gone under contract. When the market has more homes for sale than the demand, buyers may be able to get concessions. These can be paid closing costs, mortgage rate buy-downs. It is possible that the buyer can choose what is most important in their situation and get the seller to provide that concession.

What is a concession?

What is the definition of a concession? A concession is when a seller gives the buyer some extra help to purchase the home. This extra help is typically more than just reducing the price of the home. Another way to say it is: a concession occurs in order to reach a compromise and close a deal.

Builders are offering help to buyers too

Builders are sellers too, and they can also offer concessions to buyers. They like to call their concessions, incentives. These incentives, that a builder can offer, can include upgrades or appliances that are not usually included. An example would be a builder that includes the fridge, washer and dryer as apart of the sale. Another incentive that can be offered is with closing costs and /or mortgage rate buy-downs. A builder is willing to offer concessions or incentives in order to avoid sitting on inventory. Inventory that is sitting and not selling is costing a builder every month.

Concessions can make a difference

For buyers, getting any of these incentives or concessions included can be a big deal. Especially if the buyer is on a tight budget. These concessions can save on the monthly payment for a buyer or help reduce the upfront costs associated with the purchase of a home.

The market is not in trouble

This isn’t a sign of trouble in the market, it is rather, an opportunity for buyers. Concessions do not always mean a big discount. While more sellers are compromising on price, that is not always what they do to make a sale happen. Sometimes it is as simple as the seller paying for repairs, leaving appliances behind or helping with closing costs. These small things for the seller, can make a difference in a buyer being able to purchase their home or not.

Embarrassing moments in Real Estate

We can all enjoy a smile from time to time. How about a blog post about embarrassing moments. This should be fun. An embarrassing moment can happen anytime. Here are some of the top, memorable embarrassing moments that I have had in the twenty seven years that I have been a realtor.

Keys, lockboxes, getting lost and more

  1. Embarrassing moment number one! I just can’t get the key to work in the door. If you can’t get the key to work in the door, guess what, you can’t show the house. I hate when this happens. One of the things that my clients count on, is a realtor that can open the door for them. Well, sometimes it is not that easy. When this happens, sometimes I ask my client to try the key and see if they can get it to work. Often times they can. That only adds to my embarrassment. But at least we got in the house.
  2. Another embarrassing moment is when you are not able to find the lock box. You look on the door. You look on the gas meter and all of the other places you usually find the lock box and you cannot find it. Then, what usually happens to me is my client finds it some place I did not look. Guess what, this is another one of those embarrassing moments.
  3. Animals can lead to more embarrassing moments. The showing instructions for the house are simple. Don’t let the cat out. The embarrassing moment occurs when you are standing in the snowy backyard and you realize that the sliding glass door did not get close completely. The cat discovers it too and decides that now is a great time to explore the backyard. It is no fun chasing a strange cat around a snowy backyard. Good news the cat was captured and put back in the house.
  4. Getting lost can certainly be another embarrassing moment. Imagine you are following me around in your car while we look at property. I simply cannot find the house. It doesn’t happen much these days with GPS, but it can still happen. I have even had GPS give me the wrong directions. This, for me, is another embarrassing moment.

Through all of these embarrassing moments I have learned that you have to have a sense of humor. You also have to be able to laugh at yourself. Embarrassing moments can be bonding moments with you clients. They remember the moment and you!

    Moving with Pets

    Moving can be a stressful time. It is stressful for everyone in the household from adults, kids, and even pets. How do you make the process easier for your furry, feathered or scaly friend? As humans we can use our brains and adjust emotionally to the disruption that is involved in a move. Our pets do not have that ability. Pets do not understand why we are putting things in boxes. This makes process is difficult for them. Fortunately animals are pretty resilient. What should you do to make it less stressful?

    How do you make this stress free?

    Our pets are creatures of habit and find comfort in routine and familiarity. One helpful tip to make the transition to a new home easier for your pets is to make sure that you take your furry friend to the new house for a visit, before the move. Let your pet spend time in the new environment, sniff things out and inspect the new place. Create a special place for your pet that has familiar toys and maybe even their bed. Each time they come to the new house they can find comfort in the new surroundings knowing that there are familiar things there too. All of this will help them feel more comfortable come moving day!

    Moving day has arrived

    Make sure that you have a plan for your pet for moving day. Careful planning can make all of the difference. It is best that your pet not be there during the moving process. Moving day is chaotic. Make sure that they have a safe environment for moving day. Make sure that you have your pet’s food, water, medications, toys and bedding with you so that your pet can settle in without interruption. Cats will need to be placed in a secure room, like a bathroom so that they can gradually get use to the new surroundings. Birds and retiles need special care to ensure that their cages and terrariums are secure and temperature controlled. Small pets like rabbitWhat do you do after moving day to make the new place home for your pet?

    Moving is complete

    After moving day anticipate possible behavior changes in your pet. Your animal may have a decreased appetite, hiding, aggression or other unusual habits. Recognize the signs and provide extra love and attention to help your pet adjust to the new home. Moving with pets can be stressful. Make sure that you take the time to make it as easy on your pet as possible. Home should be a sweet place for everyone.

    What I Look For in My Real Estate Clients

    Real Estate agents often discuss what they bring to the table. However, today I want to discuss what I look for in my real estate clients.

    Buyers


    Pre-qualification
    One of the first things I look for in my real estate clients is that I expect them to be prequalified for a home loan prior to taking them out and showing them property. This means that if we find a home they fall in love with, they are able to make an offer without having to go through the motions with a lender. It also means they know their price range and we don’t waste time looking at things they either can’t afford, or aren’t comfortable making payments on. Of course cash paying buyers are great, but for everyone else, make sure you get prequalified. A couple of fantastic lenders we recommend are Dave Armstrong and Shanna Keller.

    Navigating Negotiating
    Based on the market this can mean a number of things. However, in our current hot sellers market this means someone who is willing to do what needs to be done to get an offer accepted. We are really good at our jobs and don’t need practice writing offers on homes substantially under list price, especially the first few days on the market. Our clients also need to be ready to compete. We have a number of tools in our belt to help you get your offer accepted. Unfortunately, you will likely be competing with other buyers and have to deal with a fast paced market. Be ready to make a decision, because as they say, if you have to sleep on it, you won’t be sleeping in it.

    Real Estate Awards and Mission Statement

    Sellers

    Willingness to negotiate
    What I look for in my real estate clients when they are sellers is being prepared to negotiate. In a hot market as a seller it is easy to disregard the process. In Colorado we first negotiate price at time of contract, and then condition at time of inspection. We recommend you don’t market your home in As-Is condition, as this will reduce the amount buyers are willing to pay. This also means that you may have to make a few repairs before you can close. In most cases where buyers have offered substantially over asking price, they aren’t trying to make that money back in repairs. As a seller, take the win and do the right thing. You will sleep better when it is all said and done.

    Marketing Mindset
    While the market is hot for sellers right now that doesn’t mean you can fool the market into buying your property if you haven’t taken the right steps. This means preparing your home for sale in order for it to show in the best light. This is the reason we have professional grade photos of your home produced. We also need to price your home correctly. Overpricing your home will only lead buyers to stray away from it, and cost us marketing time. A house that isn’t priced correctly on day one will likely have to undergo price reductions, often resulting in a much lower sales price.

    If you have what it takes we would love to work with you. Contact us today to start the real estate process with us, whatever your needs may be.

    Fort Collins Hidden Neighborhoods

    Here’s one of the best kept secret in the area. There are some special Fort Collins Hidden Neighborhoods. North East Fort Collins, East of I-25 is a special area.  I frequently have buyers say, “I don’t want to live East of I-25.”  Here are some great neighborhoods that they are missing out on by saying that, Clydesdale Park and Estates, Serratoga Falls, Vista Bonita and Trails at Vista Bonita.  These neighborhoods are located East of I-25 just off Highway 14.   The location makes for easy commuting.  It also makes it quick and easy to get to almost anywhere in Fort Collins using I-25 as your main street. Each one of these neighborhoods is unique and special in their own way. 

    Vista Bonita one of Fort Collins Hidden Neighborhoods

    Vista Bonita was first built in the 1970’s. The neighborhood was finally completed in the mid 2000’s with the last section being named “Trails at Vista Bonita.”  Both of these neighborhoods share Baker Lake.  This lake is 13 acres, in the center of the neighborhood.  Residence use the lake for swimming, fishing, and non-motorized boats.  Moreover, the neighborhood is also known for their amazing Fourth of July celebration, highlighted by a great fireworks display. People love the neighborhood because it is quiet, close to everything and love the wildlife and the feeling of being away from it all.  Walking trails are also a big part of the neighborhood. 

    Clydesdale Park and Clydesdale Estates

    Just across Highway 14 from Vista Bonita is Clydesdale Park and Clydesdale Estates. This neighborhood was developed by Stoner in the early 2000’s. The unique style of the exterior elevations of the homes makes them have a “Colorado Style.”  The estates section of the neighborhood has large lots the Park section is known for the walking paths through the neighborhood and the small ponds that attract ducks and geese.  Additionally, views can be amazing from this neighborhood.  The undeveloped lots went to the bank during the financial crisis and the final lots were built out by Journey Homes and Richmond.  

    Serratoga Falls

    Serratoga Falls was intended to be a high end neighborhood when it was developed.  Home prices in 2007-2008 were to start in the $700,000’s and go up from there. Then the down turn in the housing market occurred and homes in that price range were not being built and people were not building custom homes. Today the neighborhood has a nice mix of homes and is delightful with extensive landscaping and open space throughout.  The mountain views from the neighborhood can be breathtaking. 

    No matter what you have in mind when you say HOME….there is something to meet your needs in North East Fort Collins.  Go explore and you just might find HOME! Contact Us for assistance in finding the neighborhood that best meets your needs.

    A Northern Colorado Housing Bubble 2022?

    Will there be a Northern Colorado housing bubble 2022?

    This is a question that I am frequently asked. Articles like this one from the Denver Post seem to be published every week. But just what would a Northern Colorado housing bubble 2022 look like? A housing bubble is a temporary period of time that is characterized by high demand and low supply. This causes a boost in pricing. A housing bubble can be caused by a combination of low interest rates, economic prosperity and easy access to credit.

    So, what is the concern with a housing bubble?

    The concern is when speculators enter the market. This causes a boost in demand over and above “real” buyer demand. Speculators can be investors from out of the area and even fix and flippers. This causes an already tight market with limited supply to have even higher demand, pushing housing prices even higher. The price of housing, like any good in a free market is driven by the law of supply and demand. When the demand increases the price goes up. When the price of housing is going up faster than expected, many people fear that a Colorado housing bubble is about to burst and prices are going to come crashing down.

    Is that the case in 2022? I would say that this is not likely. I see some major differences between 2022 and our last housing crisis.

    What are the major differences?

    1) Mortgage lending practices that brought down some of the major banks and mortgage companies during our last financial crisis have led to many regulatory changes. Federal regulators have new stricter requirements of borrowers and new requirements of lending intuitions. The Consumer Financial Protection Bureau was created to enforce these new regulations. Because of this the housing market is safer than it was 15 years ago.

    2) In 2007 and 2008 the market in many parts of the country was flooded with foreclosure homes. This caused falling prices of homes. The pandemic has caused mass unemployment. However, the forbearance programs have allowed homeowners to postpone their monthly payments without penalties. Many of those unemployed homeowners resume their mortgage payments as they again become employed, avoiding foreclosure.

    3) One of the major differences between the housing crisis and the pandemic is that homeowners today have EQUITY in their homes. This could prevent a Colorado housing bubble 2022 Equity is the difference between the current market value of your home and the amount that you owe on your mortgage. As prices have rises your equity increases too. During the housing crisis many home owners had the amount of their home value less than what they owed on the home.

    No one can predict what will happen for sure but it is not likely that there is a Northern Colorado housing bubble in 2022. Low interest rates and demand have certainly driven prices up in 2022. You can always contact us for a free market analysis to find out where you stand. In the meantime hold on for the ride to see where we go for the rest of 2022.

    So, What’s it like to live in the Landings?

    About The Landings

    What’s it like to live in the Landings? The Landings is a collection of 400 residences made up of a mix of single family homes, townhomes and condo units. It is located in Mid-Town Fort Collins near foothills mall and the Max bus line. This makes for easy access to shopping, dining out, or attending a movie at the nearby theater. The central location also means excellent access to other parts of town making for a short commute no matter where you work. Midtown Fort Collins also seems to have less traffic than other areas like the Harmony Corridor as once you people are here they have reached your destination, rather than passing through on their way to somewhere else. 

    Warren Lake

    One major thing that sets the Landings apart from other neighborhoods is Warren Lake. Warren Lake is a 141 Acre irrigation reservoir that supplies water for many City of Fort Collins properties. The Landings holds surface rights to the lake which allow for recreation access for swimming, sailing, canoeing, paddle boarding or low horsepower electric motor watercraft. There is also some outstanding fishing in the lake because it is stocked with some regularity. The lake features a surrounding trail as well as several greenbelts along the periphery.

    Community

    There are many community gatherings that take place next to and on the lake. These include a chili cook off, a sailboat race regatta in the summer and a 4th of July parade. The lake attracts many different forms of wildlife and there are frequent bald eagle sightings. Additionally, many other charismatic fauna call the area around Warren Lake home. These include owls, wood ducks, cooper’s hawks, golden eagles, pelicans and cormorants just to name a few. The area is also part of the City of Fort Collins Sustainable Neighborhoods Program.

    Amenities

    There are many other amenities within the Landings. Two separate tennis court locations one of which has lines for pickleball. There is also a pickleball set so that you can borrow to try your hand at the sport. Additionally, the pool is a common gathering place for the children and their parents as they look to cool off in the summer. The neighborhood is a friendly and active one because most people wave at passers by, and many people get outside to recreate either, walking, biking, or playing on the lake in the summer.

    Want to Call The Landings Home?

    What’s it like to live in the Landings? After reading all that we hope it is clear that the Landings is a great neighborhood to call home. If you would like more information, or a personalized tour of Fort Collins including this and other neighborhoods that may be of interest to you please contact us and we would be happy to be of assistance.