Northern Colorado Real Estate | Northern Colorado & Denver Metro Area Market Report

REAL ESTATE IN PERSPECTIVE
Northern Colorado & Front Range | April 2026 | MCM Collective

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MARKET AT A GLANCE — KELLY McBARTLETT, PRINCIPAL & FOUNDER
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The Northern Colorado real estate market displayed a varied and active landscape in April 2026 as the spring selling season progressed. Our region, celebrated for its appealing lifestyle and robust community connections, continues to manage a complex market shaped by changing buyer trends and fluctuating inventory levels. The March data highlights diverse performance across primary markets, providing essential insights for buyers and sellers navigating this competitive terrain.

Regional metrics remained varied, indicating that market conditions are heavily influenced by specific local geographies. While certain areas are seeing positive signs of heightened buyer interest, others continue to see a downward trend.

Number of Homes Sold Flat. Across the region, the number of homes sold in April 2026 was within 50 total sales versus April 2025. Some areas saw increases in the number of homes sold: Loveland was up 12% to 141 homes sold, Windsor up 11% to 104 units and Longmont up 1% to 145 homes sold. Other markets fared slightly under: Fort Collins down 5%, Denver Metro down 2% and Timnath down a whopping 51% based on lower inventory levels with many new construction projects now finished.

Inventory Up in Most Cities. Offering buyers more selection, the number of homes available is up in most markets. Fort Collins is up 9%, Berthoud is up 7% and Loveland up 17% (driving higher sales levels in Loveland). Some markets are seeing a retraction, however: Timnath is down 9%, Windsor down 4% (exasperating its higher sales levels) and Boulder down 3%.

Months of Inventory Climbing. A delayed indication of how quickly homes are selling and how long current homes will stay on the market, the region is experiencing higher months of inventory. Berthoud is up 14% to 5 months of inventory, Estes Park up 2% to 5.9 months of inventory and Windsor up 3% to 3.4 months. A sign of a balancing market and a turn toward favoring sellers which has been wished for: Denver is flat versus this time last year at 3.18 months of inventory.

Average Sales Prices Stable and Increasing. Driven by the restriction of quality, refinished homes on the market, prices have mostly stayed stable despite lower sales paces. Fort Collins is flat versus this time last year, as is the Denver Metro Area. Many markets are up, however: Berthoud is up 3% year over year, Windsor up 5% and Longmont up 2%.

Sales Continue in the Luxury Market (top 5% of the market). The average luxury sales price across the region for the luxury section of the market rose by 6% to $1,911,455, driven by cities like Fort Collins which had 10% more sales this April vs last year, now to $1,764,809 on average. The number of closed homes was also up in Estes Park (up 200%) and Longmont (up 14%). Also, notable sales across the region happened in April: a record sale in Fort Collins at $4.1M, a $3,125M sale in Berthoud and a $10.3M sale in Denver.

Signs Point to Higher Sales Volume and Lower Inventory. Looking at the national data, the number of under contract listings is rising each week, now 10% up from this time last year. At the same time, inventory is only 1.2% up from this time last year. The pace of new inventory is flattening and will soon be under where it was at this point last year, all while sales are predicted to increase. With those indicators, seen both nationally and locally, buyers would be wise to make a move now before there is less inventory available. And, sellers considering selling, should be prepared for the market with fresh finishes, staging, refreshed landscaping, new paint and carpet so they are positioned to take advantage of a restricted market and maximize their value. At MCM Collective, we have access to multiple proprietary tools like 3 Phased Marketing Strategy and Compass Concierge, paired with market expertise, so we're ready to help you navigate your situation in this market from a position of strength.

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A MARKET IN DELIBERATE REBALANCE
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April's data arrives with the clarity that only a full spring cycle can produce. Across Northern Colorado and the broader Front Range, the picture is not one of contraction, nor of the frenzied acceleration that defined 2021 and 2022. What we are looking at, with precision, is a market in deliberate rebalance — one where the rules of engagement are being rewritten in real time, and where position, patience, and preparation will determine outcomes.

Nationally, the narrative is consistent with what we are observing locally. The National Association of Realtors reported a 3.6% month-over-month decline in existing-home sales for March. J.P. Morgan Global Research projects home prices to stall near 0% nationally in 2026. HousingWire's most recent data flags that while inventory is up 2.3% year-over-year nationally, absorbed listings have surged 17.5% — meaning the market is becoming more efficient at clearing supply, even as volume remains constrained. The key distinction here is one worth holding onto: liquidity is improving, but this is not a reset born of distress. It is a recalibration born of rate sensitivity, tempered demand, and a structural supply story that remains unresolved.

Here in Northern Colorado, that story has its own texture. Larimer County's active inventory is up 7% year-over-year, Weld is up 5%, and Fort Collins has grown by 9% — all of this while sold listings in Larimer are down 8% and Fort Collins down 5%. That gap between available supply and closed transactions is the defining condition of this market. It creates negotiating room for buyers. It creates pricing discipline requirements for sellers. And for investors, it signals that entry timing matters more than it has in years.

At the luxury threshold — $1.15M+ in Northern Colorado — we are seeing a divergence from the general market that warrants attention. Average sales prices in the luxury segment are up 6% year-over-year for the region, with Weld County posting an 18% increase in average luxury sales price to $2.1M. Simultaneously, new luxury listings are down 9% and closed sales are down 12%. The arithmetic is straightforward: fewer transactions, higher average values, and a tightening supply picture at the top of the market. This is not weakness — it is scarcity exerting its typical influence on price.

The attached and condo segment deserves particular attention from investment-minded clients. Across every market tracked in this report, attached product is declining in average sales price — ranging from 2% in Northern Colorado to 5% in Boulder Valley. Nationally, this aligns with elevated price-cut rates of approximately 36% of active listings in the mid-market. For investors considering attached product as an entry point or income vehicle, the current environment offers relative value — but pricing precision and location selectivity remain essential.

What to watch closely heading into summer: the mortgage rate environment. Fannie Mae's March forecast projects the 30-year fixed to reach 5.7% by year-end, and any move below 6% could unlock a meaningful wave of demand — particularly from move-up buyers who have been rate-locked into existing properties. When that happens, markets with constrained supply, like Fort Collins at just 2.5 months of inventory, will respond quickly. The window for buyer negotiation may be narrower than it appears.

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THE MACRO BACKDROP: REBALANCING, NOT RETREATING
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Understanding the Northern Colorado market requires anchoring it within the broader national conversation — one that in April 2026 is defined by several converging forces.

Inventory nationally stands at 1.23 million homes, up 4.2% year-over-year. Yet buyer demand, as measured by listing views, is up 32% year-over-year — a divergence that suggests engagement is running well ahead of transaction completions. The gap is largely attributable to rate sensitivity: with the 30-year fixed hovering just above 6% and inflation holding at 3.3%, many prospective buyers remain on the sidelines in a posture of watchful readiness rather than active commitment.

Median national list prices are down approximately 2% year-over-year — the most notable annual decline in over a year — though economists broadly characterize this as mean reversion from pandemic-era peaks rather than a structural correction. Price cuts remain elevated nationally at roughly 36% of active listings, reflecting sellers recalibrating expectations formed in a very different environment.

The luxury segment nationally tells a different story. Per Sotheby's International Realty's 2026 Luxury Outlook, the high-end market continues to outperform traditional real estate on both volume and value metrics. High-net-worth individuals, largely insulated from rate sensitivity by all-cash purchasing power, are driving demand — particularly for properties that accommodate multigenerational living, offer wellness amenities, and deliver privacy and security. Roughly $6 trillion in global wealth was transferred in 2025 alone, creating a new cohort of well-capitalized, cash-ready buyers entering the market. This structural demand story is directly relevant to every luxury market in our region.

Key National Indicators — April 2026:
- 30-Year Fixed Mortgage Rate: ~6.2% (projected to reach 5.7% by year-end per Fannie Mae)
- National Inventory: 1.23M homes | +4.2% YoY
- National Median List Price: -2.0% YoY | Price cuts elevated at ~36% of listings
- Existing-Home Sales (March): -3.6% month-over-month (NAR)
- Buyer Engagement: Listing views +32% YoY — demand present, conversion pending
- Luxury Market: Outperforming general market; cash buyers increasingly dominant

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REGIONAL MARKET DATA — ALL PRICE POINTS
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The following data reflects April 2026 performance across the four primary regional markets tracked by MCM Collective, benchmarked against April 2025. Average sales prices are calculated on a rolling 12-month basis.

HOMES FOR SALE

Northern Colorado: 3,072 (Apr 2026) | 2,897 (Apr 2025) | +6% YoY
Boulder Valley: 1,301 (Apr 2026) | 1,360 (Apr 2025) | -4% YoY
Denver Metro: 8,863 (Apr 2026) | 9,041 (Apr 2025) | -2% YoY
Denver Foothills: 1,787 (Apr 2026) | 1,752 (Apr 2025) | +2% YoY

Northern Colorado's 6% inventory expansion is the most significant supply-side shift in the region and stands in notable contrast to Boulder Valley's 4% decline. Denver Metro continues to tighten modestly at -2%, while the Foothills hold essentially flat. More inventory in Northern Colorado creates a more negotiable environment for buyers — though it also demands sharper pricing discipline from sellers.

SOLD LISTINGS

Northern Colorado: 1,110 (Apr 2026) | 1,133 (Apr 2025) | -2% YoY
Boulder Valley: 414 (Apr 2026) | 440 (Apr 2025) | -6% YoY
Denver Metro: 3,116 (Apr 2026) | 3,186 (Apr 2025) | -2% YoY
Denver Foothills: 844 (Apr 2026) | 759 (Apr 2025) | +11% YoY

Transaction volume is down across three of four regions — a reflection of the national pattern of high engagement but constrained conversion. The Denver Foothills stands apart with an 11% increase in sold listings, suggesting that the lifestyle premium associated with mountain-adjacent communities continues to attract committed buyers even in a deliberate market. Boulder Valley's 6% decline in closed sales, paired with its inventory contraction, points to a market where motivated sellers and qualified buyers are finding each other — but less frequently.

MONTHS OF INVENTORY

A balanced market is typically defined as four to six months of supply. All four regions remain below that threshold — which means that despite the moderated transaction pace, these are not buyer's markets in the classical sense. Northern Colorado sits at 3.15 months, marginally above last year but still structurally constrained. Boulder Valley has actually improved for buyers, moving from 3.9 to 3.6 months. The Foothills, at 2.6 months, remains the tightest regional market tracked — a consistent pattern that reflects persistent lifestyle demand and limited developable land.

AVERAGE SALES PRICE — SINGLE FAMILY (Rolling 12-Month)

Northern Colorado: $630,963 (Apr 2026) | $636,047 (Apr 2025) | -1% YoY
Boulder Valley: $1,065,774 (Apr 2026) | $1,088,648 (Apr 2025) | -2% YoY
Denver Metro: $782,646 (Apr 2026) | $779,580 (Apr 2025) | 0% YoY
Denver Foothills: $818,162 (Apr 2026) | $823,692 (Apr 2025) | -1% YoY

Single-family average prices across the region reflect a modest softening — the largest adjustment in Boulder Valley at -2%, though at $1.065M the market remains firmly premium. Northern Colorado at $630,963 represents an accessible anchor relative to peers, while Denver Metro holds essentially flat. The Foothills' $818,162 continues to reflect the value premium commanded by mountain-adjacency.

AVERAGE SALES PRICE — ATTACHED / CONDO (Rolling 12-Month)

Northern Colorado: $401,626 (Apr 2026) | $411,341 (Apr 2025) | -2% YoY
Boulder Valley: $544,100 (Apr 2026) | $575,572 (Apr 2025) | -5% YoY
Denver Metro: $466,415 (Apr 2026) | $480,200 (Apr 2025) | -3% YoY
Denver Foothills: $441,604 (Apr 2026) | $458,999 (Apr 2025) | -4% YoY

The attached and condo segment is undergoing the most pronounced price correction across all markets, ranging from -2% in Northern Colorado to -5% in Boulder Valley. For buyers and investors, the attached segment currently presents relative value — but the trajectory warrants monitoring, particularly in Boulder where the -5% YoY shift is the most significant of any price-point or segment in this report.

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CITY-SPECIFIC MARKET DATA — ALL PRICE POINTS
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The regional averages above smooth over meaningful variation at the city level. The following data illuminates where specific dynamics — inventory surges, pricing pressure, and transaction velocity — are most pronounced.

HOMES FOR SALE — BY CITY

Fort Collins: 521 (Apr 2026) | 479 (Apr 2025) | +9% YoY
Loveland: 375 (Apr 2026) | 321 (Apr 2025) | +17% YoY
Berthoud: 162 (Apr 2026) | 152 (Apr 2025) | +7% YoY
Windsor: 261 (Apr 2026) | 272 (Apr 2025) | -4% YoY
Timnath: 108 (Apr 2026) | 119 (Apr 2025) | -9% YoY
Estes Park: 144 (Apr 2026) | 145 (Apr 2025) | -1% YoY
Boulder: 614 (Apr 2026) | 636 (Apr 2025) | -3% YoY
Longmont: 342 (Apr 2026) | 334 (Apr 2025) | +2% YoY
Evergreen: 198 (Apr 2026) | 135 (Apr 2025) | +47% YoY
Denver Metro: 8,863 (Apr 2026) | 9,041 (Apr 2025) | -2% YoY

Loveland's 17% inventory increase is the most significant supply expansion among Northern Colorado cities, while Evergreen's 47% jump — from 135 to 198 homes — is the most dramatic shift in any tracked market. As a mountain community with historically tight supply, this represents a meaningful opening of availability. Timnath's 9% decline keeps that community among the most constrained in the region.

SOLD LISTINGS — BY CITY

Fort Collins: 233 (Apr 2026) | 246 (Apr 2025) | -5% YoY
Loveland: 141 (Apr 2026) | 126 (Apr 2025) | +12% YoY
Berthoud: 44 (Apr 2026) | 58 (Apr 2025) | -24% YoY
Windsor: 104 (Apr 2026) | 94 (Apr 2025) | +11% YoY
Timnath: 17 (Apr 2026) | 35 (Apr 2025) | -51% YoY
Estes Park: 25 (Apr 2026) | 24 (Apr 2025) | +4% YoY
Boulder: 128 (Apr 2026) | 154 (Apr 2025) | -17% YoY
Longmont: 145 (Apr 2026) | 144 (Apr 2025) | +1% YoY
Evergreen: 51 (Apr 2026) | 38 (Apr 2025) | +34% YoY
Denver Metro: 3,116 (Apr 2026) | 3,186 (Apr 2025) | -2% YoY

Evergreen's 34% increase in closings alongside its inventory expansion suggests the Foothills market is actively absorbing new supply — a constructive dynamic. Windsor's 11% increase in transactions, against a modest inventory contraction, hints at a tightly competitive submarket. Boulder's -17% decline in closed sales is more structurally meaningful given its larger sample size.

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MONTHS OF INVENTORY — BY CITY

Fort Collins remains the tightest market in Northern Colorado at 2.5 months — below even the already-constrained regional average of 3.15. Sellers there retain meaningful pricing leverage, and buyers face the most competitive conditions locally. Berthoud's 14% expansion to 5.0 months approaches balanced-market territory.

AVERAGE SALES PRICE — SINGLE FAMILY, BY CITY (Rolling 12-Month)

Fort Collins: $716,382 (Apr 2026) | $719,887 (Apr 2025) | 0% YoY
Loveland: $628,852 (Apr 2026) | $628,384 (Apr 2025) | 0% YoY
Berthoud: $782,306 (Apr 2026) | $757,585 (Apr 2025) | +3% YoY
Windsor: $715,306 (Apr 2026) | $683,475 (Apr 2025) | +5% YoY
Timnath: $870,761 (Apr 2026) | $922,141 (Apr 2025) | -6% YoY
Estes Park: $906,380 (Apr 2026) | $908,268 (Apr 2025) | 0% YoY
Boulder: $1,579,764 (Apr 2026) | $1,679,604 (Apr 2025) | -6% YoY
Longmont: $730,840 (Apr 2026) | $742,527 (Apr 2025) | -2% YoY
Evergreen: $1,220,927 (Apr 2026) | $1,247,922 (Apr 2025) | -2% YoY
Denver Metro: $782,646 (Apr 2026) | $779,580 (Apr 2025) | 0% YoY

Windsor and Berthoud posted positive YoY price growth (+5% and +3% respectively), suggesting that well-located, accessible communities continue to attract motivated buyers willing to pay forward. Boulder's -6% decline to $1.579M and Timnath's matching -6% adjustment reflect normalization from peak pricing rather than systemic concern. Fort Collins, Loveland, and Estes Park hold essentially flat — a sign of price discovery arriving at equilibrium.

AVERAGE SALES PRICE — ATTACHED / CONDO, BY CITY (Rolling 12-Month)

Fort Collins: $407,057 (Apr 2026) | $422,512 (Apr 2025) | -4% YoY
Loveland: $419,366 (Apr 2026) | $423,917 (Apr 2025) | -1% YoY
Berthoud: $458,538 (Apr 2026) | $475,668 (Apr 2025) | -4% YoY
Windsor: $424,485 (Apr 2026) | $450,646 (Apr 2025) | -6% YoY
Timnath: $644,083 (Apr 2026) | $485,047 (Apr 2025) | +33% YoY
Estes Park: $549,647 (Apr 2026) | $549,986 (Apr 2025) | 0% YoY
Boulder: $593,634 (Apr 2026) | $653,367 (Apr 2025) | -9% YoY
Longmont: $452,699 (Apr 2026) | $458,716 (Apr 2025) | -1% YoY
Evergreen: $717,973 (Apr 2026) | $641,613 (Apr 2025) | +12% YoY
Denver Metro: $466,415 (Apr 2026) | $480,200 (Apr 2025) | -3% YoY

Boulder's -9% drop to $593,634 is the sharpest condo correction among tracked cities. Evergreen's +12% gain in attached pricing, coinciding with strong inventory growth and increased closings, suggests buyers in that community are upgrading their space rather than compromising on it. Timnath's +33% increase is notable, though the limited transaction base in that submarket calls for measured interpretation.

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LUXURY MARKET DATA — REGIONAL
Thresholds: $1.15M+ Northern Colorado | $4M+ Boulder Valley | $2.4M+ Denver Metro & Foothills
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Luxury real estate nationally continues to operate by a distinct set of mechanics — insulated from rate sensitivity, increasingly driven by all-cash transactions, and shaped by a generational wealth transfer that is accelerating the pace of high-net-worth buyers entering the market. In Northern Colorado and the Front Range, that dynamic is visible in the data, though it arrives with important local nuance.

NEW LISTINGS

Northern Colorado ($1.15M+): 137 (Apr 2026) | 151 (Apr 2025) | -9% YoY
Boulder Valley ($4M+): 23 (Apr 2026) | 27 (Apr 2025) | -15% YoY
Denver Metro ($2.4M+): 130 (Apr 2026) | 145 (Apr 2025) | -10% YoY
Denver Foothills ($2.4M+): 29 (Apr 2026) | 27 (Apr 2025) | +7% YoY

New luxury listings are declining across three of four regions. The 9% drop in Northern Colorado, 15% in Boulder Valley, and 10% in Denver Metro collectively point to seller-side reluctance at the top of the market — consistent with the national pattern of high-net-worth owners electing to hold rather than list in an uncertain rate environment. The Foothills' 7% increase is the outlier, suggesting mountain-luxury sellers see current conditions as a viable window.

HOMES FOR SALE

Northern Colorado ($1.15M+): 350 (Apr 2026) | 353 (Apr 2025) | -1% YoY
Boulder Valley ($4M+): 94 (Apr 2026) | 71 (Apr 2025) | +32% YoY
Denver Metro ($2.4M+): 336 (Apr 2026) | 322 (Apr 2025) | +4% YoY
Denver Foothills ($2.4M+): 84 (Apr 2026) | 71 (Apr 2025) | +18% YoY

Boulder Valley's 32% expansion in luxury for-sale inventory — from 71 to 94 homes above $4M — is the defining inventory story of the luxury segment in this report. Paired with an 80% decline in closed sales, this creates significant negotiating leverage for qualified buyers at that threshold. The Foothills' 18% inventory expansion similarly creates openings for buyers at the $2.4M+ level.

CLOSED SALES

Northern Colorado ($1.15M+): 46 (Apr 2026) | 52 (Apr 2025) | -12% YoY
Boulder Valley ($4M+): 1 (Apr 2026) | 5 (Apr 2025) | -80% YoY
Denver Metro ($2.4M+): 55 (Apr 2026) | 55 (Apr 2025) | 0% YoY
Denver Foothills ($2.4M+): 9 (Apr 2026) | 6 (Apr 2025) | +50% YoY

Denver Metro's luxury segment closed April with exactly the same number of transactions as April 2025 — 55 — a remarkable stability given the macro environment. The Foothills' 50% increase in luxury closings underscores the continued momentum of that market. Boulder Valley's single closing at the $4M+ threshold, against 94 available homes, defines its current condition plainly: qualified buyers hold considerable leverage at that price point.

MONTHS OF SUPPLY

Boulder Valley at 26.9 months of luxury supply fundamentally repositions the dynamic between buyers and sellers in that market. Northern Colorado's 6.2 months represents a modest improvement and remains within a range that allows sellers to hold position with appropriate pricing. Denver Metro's improvement to 5.5 months is the most constructive luxury supply reading in the region.

AVERAGE SALES PRICE

Northern Colorado ($1.15M+): $1,911,455 (Apr 2026) | $1,796,078 (Apr 2025) | +6% YoY
Boulder Valley ($4M+): $6,200,000 (Apr 2026) | $6,760,000 (Apr 2025) | -8% YoY
Denver Metro ($2.4M+): $3,206,920 (Apr 2026) | $3,339,029 (Apr 2025) | -4% YoY
Denver Foothills ($2.4M+): $2,978,807 (Apr 2026) | $3,455,597 (Apr 2025) | -14% YoY

Northern Colorado luxury stands alone in posting positive YoY price growth — a 6% increase to $1,911,455 that reflects the relative scarcity of product at that threshold and the sustained lifestyle appeal of the Fort Collins–Loveland corridor. Denver Metro and the Foothills softening reflects both compositional shifts in which properties closed and broader mid-luxury price normalization.

TOTAL SALES VOLUME

Northern Colorado ($1.15M+): $83,476,400 (Apr 2026) | $93,602,625 (Apr 2025) | -11% YoY
Boulder Valley ($4M+): $6,200,000 (Apr 2026) | $33,800,000 (Apr 2025) | -82% YoY
Denver Metro ($2.4M+): $190,309,432 (Apr 2026) | $184,937,810 (Apr 2025) | +3% YoY
Denver Foothills ($2.4M+): $26,809,267 (Apr 2026) | $20,733,583 (Apr 2025) | +29% YoY

Denver Metro's luxury segment generated $190.3M in total sales volume in April — up 3% year-over-year — maintaining its position as the most liquid and highest-volume luxury market in the region. The Foothills' 29% volume gain reflects both higher average pricing and increased transaction count.

HIGHEST SALE

Northern Colorado ($1.15M+): $4,100,000 (Apr 2026) | $6,175,000 (Apr 2025)
Boulder Valley ($4M+): $6,200,000 (Apr 2026) | $7,600,000 (Apr 2025)
Denver Metro ($2.4M+): $10,311,500 (Apr 2026) | $10,184,000 (Apr 2025) | +1% YoY
Denver Foothills ($2.4M+): $4,087,000 (Apr 2026) | $4,890,000 (Apr 2025)

Denver Metro's top sale of $10,311,500 — essentially flat with last April's peak — signals that ultra-premium buyers remain active and committed. The presence and movement of these ceiling figures serves as a meaningful benchmark for sellers of distinctive assets.

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LUXURY MARKET DATA — CITY SPECIFIC
Thresholds: $1.15M+ across Northern Colorado cities | $4M+ Boulder | $2.4M+ Denver Metro & Evergreen
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CLOSED SALES & AVERAGE SALES PRICE — BY CITY

Fort Collins ($1.15M+): 11 closed | +10% YoY | Avg $1,764,809 | +9% YoY
Loveland ($1.15M+): 6 closed | -25% YoY | Avg $1,454,167 | -37% YoY
Berthoud ($1.15M+): 7 closed | 0% YoY | Avg $1,800,357 | -2% YoY
Windsor ($1.15M+): 2 closed | -67% YoY | Avg $1,315,000 | -24% YoY
Timnath ($1.15M+): 2 closed | -60% YoY | Avg $1,575,000 | -5% YoY
Estes Park ($1.15M+): 6 closed | +200% YoY | Avg $1,432,667 | -20% YoY
Longmont ($1.15M+): 16 closed | +14% YoY | Avg $1,480,737 | -11% YoY
Boulder ($4M+): 1 closed | -80% YoY | Avg $6,200,000 | -8% YoY
Denver Metro ($2.4M+): 55 closed | 0% YoY | Avg $3,206,920 | -4% YoY
Evergreen ($2.4M+): 4 closed | +300% YoY | Avg $3,295,500 | +27% YoY

Fort Collins leads Northern Colorado luxury with 11 closed sales at an average of $1,764,809 — up 9% in average price and 10% in volume. This is a constructive signal for sellers at the upper end of the Fort Collins market: demand at the $1.15M+ threshold is holding and rewarding pricing confidence.

Estes Park's +200% increase in luxury closings — from 2 to 6 — is the most remarkable transaction story in this dataset. A mountain community with historically episodic luxury activity is showing a meaningful uptick that warrants monitoring as a potentially emerging trend.

Evergreen's performance is equally noteworthy: four closings against one the prior year, with an average sales price of $3,295,500 — up 27%. For buyers and investors considering mountain-luxury entry, Evergreen's expanding inventory (+47%) combined with accelerating transaction activity presents an unusually clear window.

Longmont, with $23,691,797 in total luxury volume across 16 transactions, leads Northern Colorado cities on total volume — a function of strong transaction count at accessible luxury price points.

TOTAL SALES VOLUME & HIGHEST SALE — BY CITY

Fort Collins: $19,412,900 total | +20% YoY | Highest sale: $4,100,000 (+37% YoY)
Loveland: $8,725,000 total | -53% YoY | Highest sale: $2,200,000
Berthoud: $12,602,500 total | -2% YoY | Highest sale: $3,125,000
Windsor: $2,360,000 total | -77% YoY | Highest sale: $1,450,000
Timnath: $3,150,000 total | -62% YoY | Highest sale: $1,950,000
Estes Park: $8,596,000 total | +139% YoY | Highest sale: $1,750,000
Longmont: $23,691,797 total | +1% YoY | Highest sale: $1,963,750
Boulder: $6,200,000 total | -82% YoY | Highest sale: $6,200,000
Denver Metro: $190,309,432 total | +3% YoY | Highest sale: $10,311,500
Evergreen: $13,182,000 total | +410% YoY | Highest sale: $4,087,000

Fort Collins generated $19.4M in luxury volume this April — up 20% year-over-year. The highest close of $4.1M, up 37% from $3M the prior year, is a ceiling-setting transaction that expands the frame of what is achievable at the upper end of that market.

Estes Park's 139% volume increase, built on six transactions, signals a genuine reactivation of the mountain market at the luxury threshold. For legacy buyers and second-home investors considering mountain real estate, the data from Estes Park this April merits attention — not as a confirmed trend, but as a data point that warrants follow-through.

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WHAT THE DATA SUGGESTS — BY CLIENT PROFILE
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FOR BUYERS

The inventory expansion across Northern Colorado — particularly in Loveland (+17%), Fort Collins (+9%), and Evergreen (+47%) — creates a more navigable environment than the prior two years. Months of supply remain below balanced-market thresholds in most cities, but the directional shift is real. Fort Collins at 2.5 months and Longmont at 2.9 months remain the most competitive; buyers in those markets should be prepared to move decisively. The attached segment, down across every market tracked, offers relative value for buyers whose needs align with that product type.

Mortgage rate trajectory is the most important variable to monitor: any move below 6% will likely compress buyer negotiating windows quickly. Pre-approval positioning and earnest preparation now preserve optionality later.

FOR SELLERS

Pricing discipline is the single most consequential decision in the current market. With inventory expanding and transaction volume flat to declining, the margin for aspirational pricing has narrowed. The strongest outcomes in April — Fort Collins luxury at $1,764,809 average, Berthoud SF at +3%, Windsor SF at +5% — occurred where properties were positioned at or near their market value. Sellers in Fort Collins, Timnath, and Longmont retain meaningful leverage given constrained supply. Sellers in Boulder Valley, both at the luxury threshold and in the attached segment, should approach pricing with particular care given inventory expansion and softening demand.

FOR INVESTORS

The attached and condo segment nationally and locally is undergoing its most pronounced correction in recent years — which historically precedes entry windows for long-term hold strategies. Boulder (-9%), Windsor (-6%), and Fort Collins (-4%) condo averages are moving in a direction that rewards patient capital. At the luxury level, Evergreen's +410% volume surge and Fort Collins' +20% volume gain identify two markets where the luxury investment thesis may be strengthening. The broader regional inventory expansion gives investors more time to underwrite without the urgency of a peak cycle — use it.

FOR RELOCATING CLIENTS

Northern Colorado offers one of the most compelling relocation value propositions on the Front Range: single-family pricing at $630,963 (versus $1.065M in Boulder Valley and $782K in Denver Metro), sub-3.2-month inventory that signals a stable and functioning market, and a lifestyle profile — outdoor access, university presence, community scale — that increasingly draws buyers from coastal and metropolitan markets. For clients evaluating a move into the region, April's data suggests that the window between manageable competition and renewed urgency may be shorter than it appears, particularly if rate conditions improve in the second half of 2026 as forecast.

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THE INFORMED ADVANTAGE
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The April data, read carefully, points to a market that is neither forgiving of complacency nor punishing of preparedness. The conditions that have defined Northern Colorado real estate over the past several years — constrained supply, sustained lifestyle demand, pricing resilience at the upper end — remain structurally intact. What has shifted is the pace and the precision required to navigate them well.

The clients who will be best positioned heading into the summer cycle are those who have used this period of deliberate rebalance to deepen their understanding, sharpen their criteria, and align their timing with market reality rather than market sentiment. That is precisely what this report is built to support.

As always, we welcome the opportunity to take any of these data points from the page into a direct conversation about your specific situation. No two properties — and no two clients — are the same, and the most valuable analysis is always the one that accounts for both.

— Kelly McBartlett, Principal & Founder, MCM Collective

Data reflects April 2026. Average sales prices are rolling 12-month figures. All data sourced from regional MLS. Luxury thresholds represent the top 5% of all residential transactions. This report is for informational purposes only and does not constitute investment, legal, or financial advice. Real estate markets are dynamic — no outcome is guaranteed.