Real Estate Investing in Fort Collins, Colorado (80528)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80528 (Fort Collins, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 (80528)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80528 Fort Collins
ZIP 80528 in Fort Collins, CO carries a substantial set of headwinds. Home values near $647K and rents of $2,212/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $647K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80528 is substantial and deserves full respect.
Nearby ZIPs in Fort Collins have seen price recovery that 80528 has not matched. Larimer County data supports the view that the spread is structural rather than temporary.
Demographically, 80528 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.
Experienced landlords with local relationships tend to find 80528 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Fort Collins:
Property Strategy for 80528
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $400,794 | $2,010 | 3.6% | +4.0% | $200,397 |
| 3BR | $551,504 | $2,770 | 3.6% | +5.0% | $183,835 |
| 4BR | $739,270 | $2,950 | 2.9% | +5.4% | $184,817 |
| 5BR | $909,462 | — | — | +5.8% | $181,892 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80528 Compare?
| Metric | 80528 | Fort Collins | Fort Collins, CO | Colorado |
|---|---|---|---|---|
| Home Value | $646,581 | $577,037 | N/A | $535,778 |
| 5-Year CAGR | 2.7% | 3.0% | N/A | 4.9% |
| Avg Rent | $2,212 | $1,995 | N/A | - |
| Cap Rate | 2.7% | 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 80528 (Fort Collins, CO). Anonymous, moderated, never written by AI.
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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 | $646,581 |
| Monthly Rent | $2,212 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 80528
Population: 24,233
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 80528
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 3,962 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Fort Collins, CO?
Fort Collins, CO rentals go for roughly $2,212/mo a month. That puts gross yield in solid territory relative to $647K acquisition costs.
How should investors approach Fort Collins, CO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Fort Collins, CO. The numbers - $647K homes against $2,212/mo rents - support that play.
How quickly do rentals get leased in Fort Collins, CO?
Occupancy in Fort Collins, CO runs reliable with elevated vacancy. Well-priced units at $2,212/mo lease on reasonable timelines.
Does a duplex house hack pencil in Fort Collins, CO?
Fort Collins, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $647K price point reasonable to enter.
Is Fort Collins in CO worth investing in?
With a 3.0/5 investability score, Fort Collins, CO ranks as a solid market for rental property investors. Median prices of $647K and rents of $2,212/mo drive the underlying numbers.
You know 80528 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80528 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 80528 ranks in Fort Collins, CO
Every ZIP in this metro, ranked. Free.
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