July 2025 | Market Update

Northern Colorado Residential Market Report: Shifting Supply, Stable Prices, and New Opportunities

As we bask in the warmth of July, we’re reflecting on the real estate market from June 2025. Let’s dive into the numbers and trends that make Northern Colorado a dynamic and vibrant market. Home Sales on the Rise: In June, we witnessed an uptick in home sales in certain cities, showcasing the continued demand for properties: Fort Collins experiencing a 6% increase year over year, and Estes Park soaring with a staggering 63% rise, Boulder also enjoyed a healthy 12% increase in home sales, reinforcing its reputation as a desirable place to live. Some areas like Timnath and Longmont saw a modest decline of 6%, with Denver experiencing a slightly larger dip of 7%. Availability of Homes is Expanding: Good news for buyers! The number of homes available in Northern Colorado has substantially increased across the board. Estes Park leads the charge with an 82% rise in available homes, followed by Timnath at 66%, and the Denver Metro area up by 46%. This surge in inventory offers potential buyers a broader selection and more opportunities to find their dream homes. Notably, Larimer County saw an increase of 42% in available homes, with Weld and Boulder counties not far behind, up 26% and 35% respectively.  Inventory & Months of Supply Increasing: The months of inventory, an indicator of market balance, have increased by 25% across Northern Colorado and 40% across the Denver Metro. Interestingly, Windsor stands out with its inventory stability, maintaining a flat 3.6 months from last year. Stable and Slightly Rising Home Prices: When it comes to home prices, we’re seeing a trend of stability with slight increases in several areas. Berthoud leads with a 5% increase to $767,310 year over year, while Loveland is up by 3%, reaching $625,180. Larimer County also sees a 2% rise to $697,195. However, Fort Collins experienced a slight 1% decrease, bringing the average price to $709,382. Luxury Market Stability:  The luxury market remains largely stable, a testament to the enduring appeal of high-end properties in our area. Larimer County maintained its luxury sales volume, with 40 homes sold above $1.15M, echoing last year’s numbers. Weld County saw a slight increase, selling 18 luxury homes compared to 17 last year. However, Fort Collins noted an 11% decline in luxury home sales and a 27% drop in average luxury sales price. Make a Move: Whether you’re considering buying, selling, or simply curious about the market, Northern Colorado’s real estate scene offers  opportunities. Connect with us to explore how using our market expertise and any of our many proprietary tools (3 Phase Marketing Strategy, Private Exclusive Listings, Compass Collections, Compass One Dashboard)  can help you make the most of these dynamic market conditions. 

Market-Wide Overview: Inventory Up, Demand Normalizing, Prices Holding

Inventory growth remains the defining theme. Active listings across the broader Northern Colorado region increased by 30% year-over-year, with Boulder Valley, Larimer, Weld, and Jefferson counties all contributing. These gains reflect a loosening of the "rate lock" effect and seasonal shifts bringing more sellers to market.

Despite this influx of new listings, closed sales fell by 5%, suggesting that demand has softened under the weight of higher borrowing costs and a general return to pre-pandemic buyer behavior.

Price trends have remained stable across product types:

• Detached single-family homes increased 2% across the region, averaging $637,162

• Attached homes (condos/townhomes) showed minimal movement at +1%, now averaging $410,772

Months of inventory (MOI)—a key market balance indicator—rose to 3.85 from 3.25, showing that homes are no longer being absorbed as quickly. This shift provides leverage to buyers while still protecting sellers from significant price erosion.

In Focus: City-by-City Analysis

Estes Park
Estes Park saw the largest year-over-year jump in active listings of any city analyzed—up 61%. That supply increase has contributed to a notable rise in months of inventory (7.7), the highest of all cities reported. Despite the added competition, average prices for attached homes rose by 1% and detached homes remained relatively high at $868,170, showing the staying power of this mountain-adjacent second-home and vacation market.
Luxury Market Snapshot: At the $1,150,000 threshold, Estes Park’s luxury segment saw homes for sale rise 52% YoY to 44 properties, with MOI nearly doubling from 6.6 to 12.9 months. The average luxury sales price climbed 7% to $1,427,750, and the highest sale matched last year at $1.5M. This elevated MOI suggests that while luxury values remain strong, buyers have significantly more selection and negotiating room.

Loveland
Inventory surged 48% in Loveland, yet prices remained steady, with detached homes up 3% YoY and attached prices unchanged. MOI rose from 2.9 to 4.0, placing Loveland in a balanced-to-slowing zone. Despite the increase in supply, closed sales dipped only 3%, which may reflect steady local demand from both move-up buyers and those priced out of Fort Collins.
Luxury Market Snapshot: Loveland’s $1,150,000+ market saw homes for sale jump 81% to 65, with MOI almost doubling from 5.8 to 11.3 months. Average luxury pricing dipped 6% to $1,491,755, though the highest sale rose 41% to nearly $2.96M. This mix of higher supply and selective buyer behavior positions luxury Loveland as an environment for strategic offers.

Evergreen
A similar dynamic played out in Evergreen: inventory rose 42%, sales declined 16%, and MOI climbed to 5.3 months. Detached home prices remained strong—up 3% YoY to $1,265,445—but attached home prices held flat. Evergreen’s foothills appeal continues to attract luxury lifestyle buyers, but a slowdown in absorption suggests those buyers are proceeding more deliberately.
Luxury Market Snapshot: At the $2,400,000 threshold, Evergreen luxury homes for sale surged 61% to 37 properties. MOI rose from 7.4 to 12.8 months, while the average sales price jumped 57% to $5,316,667. The highest sale reached $10M—more than double last year’s top price—indicating that while transaction volume is modest, ultra-luxury demand remains alive at the very top of the market.

Timnath
These two emerging markets posted some of the most investor-friendly signals:
Timnath: Detached home prices rose 10%, attached up 7%, and inventory climbed 29%, creating meaningful opportunity amid a 22% drop in sales.
Luxury Market Snapshot: For properties above $1,150,000, Timnath’s luxury market saw a 29% drop in homes for sale to just 12, and MOI fell sharply from 6.0 to 2.4 months, signaling quicker absorption. However, the average luxury sales price decreased 38% YoY to $1,270,000, and the highest sale was also $1.27M. This is a rare case where luxury is moving faster but at lower price points than last year.

Berthoud
Berthoud: Detached prices increased 5%, inventory rose 21%, and MOI ticked up from 4.2 to 4.7 months.
Luxury Market Snapshot: Luxury listings ($1,150,000+) rose 47% to 53 homes, with MOI stable at around 11.8 months. The average sales price soared 84% to $3.8M, and the highest sale matched that number. While sales volume was low (just one closing in July), the price growth points to a concentrated but high-value buyer pool.

Fort Collins
Fort Collins remains a regional anchor. Inventory rose 27%, but sales held nearly flat at a 3% increase. Prices were stable, with detached homes up 1% and attached down 2%. This consistency suggests the market continues to benefit from its academic, medical, and remote-work employment base.
Luxury Market Snapshot: At $1,150,000+, Fort Collins saw a 16% drop in luxury inventory to 71 homes and MOI decrease from 6.6 to 4.7 months, indicating stronger absorption than in other cities. The average luxury sales price rose 3% to $1,582,959, with the highest sale at $2.85M. Luxury demand here remains steady, supported by lifestyle and employment stability.

Boulder
Still the most expensive city in the region, Boulder saw inventory increase by 21%, pushing MOI to 5.7 months. While attached prices remained flat at $629,478, detached homes climbed to $1,664,574, a 1% YoY gain. The market here remains healthy but increasingly favors informed buyers who are seeking quality and architectural significance over quick closings.
Luxury Market Snapshot: In the $4,000,000+ tier, Boulder’s luxury inventory rose 5% to 69 homes, while MOI held steady at a high 18.8 months. The average luxury sales price declined 23% to $5.05M, and the highest sale was $5.9M (down from $8.25M last year). The extended absorption time underscores a buyer’s market for those seeking top-tier architectural and land assets.

Segment Analysis: What the Data Means for You

For Legacy-Oriented Sellers and Buyers
In markets like Boulder, Evergreen, and Jefferson County, the fundamentals remain intact: high desirability, strong land values, and limited buildable land. Luxury data reinforces this—despite slower absorption (MOI often 12+ months in ultra-high-end tiers), pricing remains resilient, and record-breaking sales still occur. For families and individuals planning for generational wealth or estate transfers, this is a window to act strategically, leveraging the increased selection without fear of significant price erosion.

For Investors
The data signals compelling openings in both the traditional and luxury segments. In Timnath, Berthoud, Loveland, and Windsor, inventory is rising while average sales prices have increased or held steady. Luxury submarkets in Berthoud (+84% ASP) and Loveland (highest sale +41%) offer high-value plays with room for negotiation. Target areas with high MOI and strong YoY ASP increases—they point to growing interest that hasn’t yet peaked.

For Luxury Buyers and Sellers
Luxury-adjacent submarkets are returning to a more strategic pace. Evergreen, Boulder, and Berthoud report double-digit MOI, creating negotiating power for buyers. For sellers, success in this climate requires precise pricing, elevated presentation, and patience. The opportunity for buyers lies in combining choice, time, and more favorable terms without sacrificing quality.

For Relocation Clients
The growing supply in Fort Collins (+27% overall), Windsor (+13% overall), Longmont (+18% overall), and Loveland (+48% overall) extends into luxury tiers as well, offering newcomers more choice across budgets. Many luxury listings in these areas sit below Boulder’s ultra-high thresholds, delivering strong value alongside proximity to open space, cultural amenities, and employment hubs.

Summary: The Market Is Expanding, Not Cracking

Rising inventory does not signal distress in Northern Colorado—it signals opportunity. Sellers who had held back are returning. Buyers have regained time and choice. And prices, rather than falling, are holding steady or climbing modestly in key locations.

The market is no longer reactive—it’s intentional.

If you're planning to buy, sell, or invest, knowing where to act—and how to interpret the metrics—is more important than ever. We’re here to make sure you move with clarity.