Real Estate Investing in Fort Collins, Colorado (80526)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80526 (Fort Collins, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Fort Collins, CO (80526)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80526 Fort Collins
This part of Larimer County is not an easy win. The 80526 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 80526 is durable only for operators who understand what they are buying. A $542K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 80526 and stronger Fort Collins ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 80526 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 80526 is an operator game, not a passive one. From a cash-flow lens, entry prices of $542K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Fort Collins:
Property Strategy for 80526
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $214,829 | $1,470 | 4.9% | +4.2% | $214,829 |
| 2BR | $335,624 | $1,660 | 3.6% | +4.4% | $167,812 |
| 3BR | $507,833 | $2,290 | 3.2% | +4.9% | $169,278 |
| 4BR | $584,667 | $2,430 | 3.0% | +5.3% | $146,167 |
| 5BR | $716,488 | — | — | +5.5% | $143,298 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80526 Compare?
| Metric | 80526 | Fort Collins | Fort Collins, CO | Colorado |
|---|---|---|---|---|
| Home Value | $542,393 | $577,037 | N/A | $535,778 |
| 5-Year CAGR | 3.3% | 3.0% | N/A | 4.9% |
| Avg Rent | $2,085 | $1,995 | N/A | - |
| Cap Rate | 3.0% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80526 (Fort Collins, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80526 (Fort Collins, CO)?
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Property managers serving Larimer County
Manage rentals here? List your business →Armadillo Properties offers property management, rental listings, and sales services in Copperas Cove, Killeen, Harker Heights, and Kempner. summary from their website
Dimensions Realty and Management is a full-service real estate company providing property management and brokerage services in Northern Colorado, including Fort Collins. summary from their website
Faith Pro LLC is a Northern Colorado Property Management Company. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $542,393 |
| Monthly Rent | $2,085 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 Rent Trends
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 80526
Population: 44,423
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 80526
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 770 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I house hack in Fort Collins, CO?
Fort Collins, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $542K price point reasonable to enter.
How deep is the rental pool in Fort Collins, CO?
The tenant pool in Fort Collins, CO is solid, supported by local employment and population fundamentals. Rents of $2,085/mo are well-absorbed by the market.
How much should I expect to pay for a home in Fort Collins, CO?
Expect median prices around $542K in Fort Collins, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Are landlord laws favorable in Fort Collins, CO?
Fort Collins, CO operates under CO law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How much do tenants pay in Fort Collins, CO?
Expect rents around $2,085/mo per month in Fort Collins, CO. With home values at $542K, the yield math works out to reasonable levels for rental investors.
You know 80526 now. You don’t know where it ranks.
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How 80526 ranks in Fort Collins, CO
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