January 25’ - Listing Spotlight
If I told you that a Fort Collins restaurant closed its doors in 2024 so that it could open again in 2025 would you go check out that restaurant when it re-opened? I make this point, because that is pretty much the story of the Old Town market in January of 2025. Of the 9 homes that were listed this January, only 2 had not previously been listed at some point in 2024. While some listings have had a redemption story in 2025 with offers finally coming in, others still remain the unvisited restaurant looking for customers. I’ve always felt that it is a good strategy to list a home in the first 2 quarters of the year, as buyers still look for homes throughout the holiday season, but just aren’t as committed to make a home purchase happen. 2025 is a fresh start in many ways, with much of the interest rate uncertainty seeming to just be a reality, consigning buyers to realize that an interest rate “deal” is not likely right around the corner if they just wait longer. Instead, buyers are finding ways to tap in equity, either their own or through gracious relatives to combat the affordability factor. That being said, I don’t think we have even seen the start of fresh, new inventory in the market, so I expect to see a continual climb of listings through February and into March, which will really set the tone for the spring market. Stay tuned for more as the year progresses, but in the meantime, here is an overview of what hit the market this month and my thoughts on each property.
326-328 N Grant Ave, Fort Collins, 80521
Listed by Max Sepulveda, Kittle Real Estate
List Price: $500,000
Sold Price: Pending (12 days to offer)
Difference: $TBD
This rental property spent a decent amount of time on the market last fall at $525,000. A price reduction to $500K and better timing in the season (especially with the next buyer being able to capture the ideal rental market) made this a quicker under contract than previous efforts.
427 N Grant Ave, Fort Collins, CO 80521
Listed By Bivian Mercado, St Noco Realty
List Price: $525,000
Sold Price: Active (As of 02/11/2025)
Difference: TBD
Oooof!! This property started at $599,000 back in March of 2024, and is still working on getting an offer. I worry that the amount of work that a buyer might put in will quickly put this out of reach of a majority of interested parties and could quickly escalate the price to a point where it doesn’t make sense. While the potential of an accessory dwelling unit might be possible on paper, I don’t know that new rules changes the overall “floor area ratio” which is dictated by the lot size in Fort Collins. Being as this is a smaller lot (for Old Town Standards) that may really limit whether an ADU is truly a viable economic exercise on this lot.
1410 Laporte Ave, Fort Collins, CO 80521
Listed by Jovi Tarango, Resident Realty
List Price: $575,000
Sold Price: Withdrawn (As of 02/01/2025)
Difference: TBD
This looked like a decent opportunity at the price in Old Town, but unfortunately this home only spent 2 weeks on the market before being withdrawn. Sometimes life situations change sale conditions, so we will see if this one comes back on the market again later on this year. At the time it was listed, it really was the only show in town at the price, which I thought may have served it well if it was on a little while longer.
816 Maple St, Fort Collins, CO 80521
Listed by David Toll, The Real Estate Workshop LLC
List Price: $695,000
Sold Price: Active (As of 02/11/2025)
Difference: TBD
The recent sale next door is likely acting as a gateway for the pricing and sale of this particular home. It is a smaller footprint (2 bed, 2 bath, 882 SQFT) for the price. I do see some really nice features in this home (wood floors for a classic charm, peaked ceilings in primary bedroom, and great location). I don’t think that the photos do the home quite the justice it may deserve, so I wonder if this home would have a better online view to showing conversion if it were staged and professionally photographed. I think it may need that to truly attract showings at the price, but it is also a potential opportunity for a buyer if it spends too much time on the market…..could be good for getting seller concessions or a lower price.
1317 Laporte Ave, Fort Collins, CO 80521
Listed By Emily Heinz, Downtown Real Estate Brokers
List Price: $750,000
Sold Price: Active (As of 02/11/2025)
Difference: TBD
This home is another that has had a long listing history stretching back to June of 2024 when it was listed as a FSBO for $950,000. The current listing is much more inline with pricing and professional marketing, so I don’t see much wrong on that aspect. In fact, when this home was relisted in January, it did originally go under contract in quick fashion, but the buyer needed to sell a home that they couldn’t get closed, so it is back on the market. At least this time it is professionally marketed by an agent that knows her stuff, in a good price range, and at a time of season that I think it will still get sold.
119 N Shields St, Fort Collins, CO 80521
Listed by Julie Mote, Kittle Real Estate
List Price: $1,493,000
Sold Price: Available (As of 02/011/25)
Difference: TBD
One of many homes that was on the market in 2024 that is trying its luck again in early 2025. This one originally came on the market in August of 2024 at a price of $1,499,000. It progressively did some $1K price cuts to show up in buyers feeds, but never went under contract. I do worry that perhaps this property was over-improved for the location on Shields st, and now may have a harder time getting a suitable buyer at the price. The house itself is gorgeous, so I can only imagine that many buyers are saying some version of “if only this were on X street instead of Shields I would totally go for it!”
924 W Mountain Ave, Fort Collins, CO 80521
Listed by Emily Heinz, Downtown Real Estate Brokers
List Price: $1,595,000
Sold Price: Pending (8 days to offer)
Difference: TBD
This is perhaps the best possible example of timing being everything in the market. This is an amazing home in an awesome location on Mountain Ave, but when it was listed at the same price last July it just didn’t get any bites. The sellers removed the home from the market back in late August (likely with the idea of trying again in the spring market). Here we are in January after a period of time through the holidays when current inventory starts to look stale, and this relisted home is under contract in less than a week! A well played strategy is paying off for these sellers.
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224 Canyon Ave 628, Fort Collins, CO 80521
Listed by Greg Roeder, LIV Sotheby's Intl Realty
List Price: $1,895,000
Sold Price: Pending (32 days to offer)
Difference: TBD
While the timing history of this property isn’t quite as exceptional as the previous listing on Mountain Ave, this home has had similar success with relisting in the new year. This luxury property was originally listed in October of 2024 for $1,995,000, and had a few price reductions as it neared Christmas before being withdrawn from the market just before the end of the year while it was priced at $1,950,000. A fresh price and a fresh new year resulted in this going under contract, and despite the fact that it still took 32 to receive an offer, this will be a positive win for the seller and broker alike.
