Larimer County Housing Market Update: July 2026 — What Buyers & Sellers Need to Know"

Larimer County Real Estate Market Update — July 2026

If you're buying or selling in Fort Collins, Loveland, Estes Park, or anywhere else in Larimer County, the July 2026 numbers tell an interesting story: it depends entirely on what you're buying or selling. Single-family homes are picking up speed, while townhomes and condos are cooling off. Here's what the official data shows and what it means for you.

What Happened in the Larimer County Housing Market in July 2026?

In short: single-family homes sold faster and in bigger numbers, while townhome/condo activity slowed. According to the Colorado Association of REALTORS®' Local Market Update, Larimer County single-family homes saw 494 sales in July 2026, up 18.5% from July 2025, while the townhouse/condo segment saw 101 sales, down 1.9% year-over-year.

Single-family median sale price rose to $600,000 (up 1.7% from $590,000 a year ago), and the average sale price climbed to $705,854 (up 2.5%). Townhouse/condo median price held essentially flat at $399,900, just below the $400,000 mark from July 2025 — though the average sale price rose 7.4% to $436,640, likely reflecting a shift toward higher-end condo sales rather than broad price appreciation.

Year-to-date through July, the county has logged 2,848 single-family sales (+5.0%) against 4,487 new listings (-0.4%), and 588 townhome/condo sales (-6.8%) against 1,060 new listings (-11.4%).

Are Single-Family Homes Selling Faster in Larimer County?

Yes — and inventory is getting tighter. Single-family inventory dropped 10.9% year-over-year, from 1,598 homes for sale in July 2025 to 1,424 in July 2026. Months of supply — a key gauge of market balance — fell from 4.3 to 3.6. Generally, under 4 months of supply starts to tilt a market toward sellers, since buyers have fewer options to choose from.

Homes are still taking a bit longer to go under contract than last year: 67 days on market in July 2026 versus 65 in July 2025, a modest 3.1% increase. But sellers are still capturing strong value, receiving 98.8% of list price on average — down only slightly from 99.1% a year earlier.

Is Now a Good Time to Sell a Single-Family Home?

For single-family sellers in Larimer County, the conditions are trending favorably. Sold listings are up nearly 19% year-over-year, inventory is shrinking, and prices are still climbing, even if modestly. With months of supply down to 3.6 (and well below the 5-6 month mark that typically signals a balanced-to-buyer's market), well-priced single-family homes are moving with less competition from other sellers than they were a year ago.

That said, days on market ticking up slightly is a reminder that pricing still matters. Homes priced realistically from day one are the ones seeing the fastest, cleanest sales.

Why Are Townhomes and Condos Cooling Off?

The townhouse/condo segment is softer across nearly every metric. Sold listings are down 1.9% for the month and 6.8% year-to-date. Days on market climbed to 89 days in July 2026, up from 82 a year ago — an 8.5% increase, and noticeably longer than the single-family market's 67 days. Sellers in this segment are also receiving a slightly smaller share of list price: 98.4%, down from 98.7%.

New listings in this category also fell sharply, down 11.4% year-to-date, which suggests owners of townhomes and condos are choosing to hold rather than list into a softer market. Median price for the year-to-date period is actually down 2.6% from $420,000 to $409,000, one of the more notable declines in this report.

Even so, it's not all bad news for this segment: inventory of homes for sale dropped 21.3% year-over-year, and months of supply fell from 5.5 to 4.5. Fewer competing listings could help stabilize pricing and pace in the months ahead, even if demand hasn't caught up yet.

Is It a Buyer's or Seller's Market in Larimer County Right Now?

It depends on the property type. With 3.6 months of supply, the single-family market is leaning toward sellers — traditionally, 6 months of supply is considered balanced, and anything meaningfully below that favors sellers. The townhouse/condo market, at 4.5 months of supply, sits closer to balanced, giving buyers a bit more negotiating room, longer time to decide, and a better shot at concessions than in the single-family segment.

How Do Mortgage Rates Fit Into This?

Mortgage rates remain a factor for both buyers and sellers weighing their next move. As of early August 2026, Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 6.69%. Rates in the high-6% range continue to affect affordability, particularly in the condo/townhome segment, where buyers are often more rate-sensitive and have less room to absorb higher monthly payments. That sensitivity may help explain why entry-level, rate-exposed segments like condos are cooling faster than the single-family market.

What Does This Mean for Fort Collins Specifically?

Fort Collins is one of the largest markets within Larimer County, and its trends generally track closely with the countywide numbers above, though local city-level reports have shown Fort Collins' own median single-family price running somewhat higher than the countywide figure — a reflection of its mix of neighborhoods, new construction, and proximity to Colorado State University. If you're buying or selling in Fort Collins proper, use the countywide trends as your baseline, but talk with a local agent about how your specific neighborhood is tracking, since pricing and pace can vary block by block.

Larimer County Market at a Glance — July 2026

Source: Colorado Association of REALTORS®, Local Market Update for Larimer County, July 2026.

Frequently Asked Questions

Is Larimer County a buyer's or seller's market in 2026? It's split by property type. Single-family homes are leaning toward a seller's market, with months of supply down to 3.6. Townhomes and condos are closer to balanced, at 4.5 months of supply, giving buyers slightly more leverage in that segment.

What's the median home price in Larimer County right now? As of July 2026, the median single-family sale price is $600,000, and the median townhouse/condo sale price is $399,900, according to the Colorado Association of REALTORS®.

How long are homes taking to sell in Larimer County? Single-family homes are averaging 67 days on market, while townhomes and condos are averaging 89 days, as of July 2026.

Is it a good time to sell a condo in Fort Collins or Larimer County? Condo and townhome sellers face more competition for buyer attention right now, with days on market up 8.5% year-over-year and prices roughly flat. Pricing strategically and presenting the home well matter more in this segment than they did a year ago.

Will home prices keep rising in Larimer County? Single-family prices are up modestly year-over-year (+1.7%), supported by tightening inventory. Townhouse/condo prices are essentially flat to slightly down year-to-date. Continued price movement will likely depend on mortgage rates and how much new inventory comes to market in the second half of the year.ble above, styled to match your brand. Alt text: "Larimer County real estate market stats July 2026"

Sources

1. Colorado Association of REALTORS® — Local Market Update, Larimer County, July 2026 (report provided by user, current as of August 5, 2026)
2. Fort Collins Board of REALTORS®, referenced as a contact for detailed local statistics
3. Freddie Mac Primary Mortgage Market Survey — 30-year fixed rate average, August 2026

Ready to Sell in Larimer County?

Wondering what your home is worth in today's market — whether it's a single-family home riding this seller-friendly wave or a condo that needs the right pricing strategy to stand out? Get a free, no-obligation home value estimate from Seed Property Group and find out exactly where you stand.

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