MARKET SNAPSHOT — Key Investor Metrics
Fort Collins asking rents — Zillow shows average rent at $1,980 as of March 31, 2026, up 2.6% year over year, which supports stable renewal conversations even as tenant price sensitivity stays real. Source
Loveland asking rents — Zillow shows average rent at $1,859 as of March 31, 2026, up 3.9% year over year, a sign that rent resilience remains better than many owners may expect heading into peak leasing season. Source
Windsor asking rents — Zillow shows average rent at $2,349 as of March 31, 2026, up 0.6% year over year, suggesting rents are still positive but growing more slowly than Fort Collins and Loveland. Source
Fort Collins listing supply — Realtor.com shows 1,024 homes for sale, up 10.48% year over year in March 2026, with homes selling at about 99% sale-to-list, which points to a more negotiable acquisition environment than owners saw in tighter years. Source
Greeley listing pace — Realtor.com shows 546 active listings in April 2026, up 2.23% year over year, while median days on market rose to 45 days, up 15.38%, which suggests a slower resale cycle and more room for inspection and repair negotiations. Source
Loveland home values — Zillow reports average home value at $500,792 as of March 31, 2026, down 1.8% year over year, with homes going pending in around 35 days, which is a reminder that hold performance still matters more than near-term appreciation assumptions. Source
Greeley rents — Realtor.com shows median rent at $1,400/month in April 2026, up 0.36% year over year, indicating a flatter rent picture than Larimer County markets and a need for sharper unit-level pricing discipline. Source
Mortgage rates — Freddie Mac’s 30-year fixed-rate mortgage averaged 6.30% as of April 16, 2026, which still keeps financing expensive enough that many households remain renters longer than they would in a lower-rate cycle. Source
HANDYMAN / MAINTENANCE CHECKLIST — Seasonal Priorities
Book spring HVAC service now — ENERGY STAR recommends annual pre-season cooling checkups in spring, before contractors get backed up and before small issues become June emergency calls. Source
Clear condensate drains and inspect cooling components — DOE notes clogged drain channels can cause shutdowns or water damage, and bent condenser fins can reduce airflow and efficiency right as cooling demand rises. Source
Test irrigation and backflow devices — Loveland requires annual testing for commercial, multi-family, and dedicated irrigation backflows, and Windsor requires annual certified testing for business and industry devices; this is the right window to confirm compliance before heavier watering starts. Loveland Source Windsor Source
Clean gutters and rooflines — CSU Extension recommends keeping gutters and roofs clear of debris, at minimum in spring and fall and after major wind events, because debris buildup raises ignition risk and can also worsen drainage problems. Source
Trim back branches near structures — CSU Extension advises maintaining 5 feet of clearance from the structure and keeping branches at least 10 feet from stovepipes and chimneys, which helps reduce wildfire exposure before hotter, windier weather arrives. Source
LEGAL & TENANT LAW UPDATE — What Owners Must Know
Fort Collins rental registration remains mandatory: The City of Fort Collins states that, as of January 1, 2025, most long-term rentals with leases of 30 days or more must be registered, and fines may apply for noncompliance. Owners with property in city limits should verify registration is current before the busy spring leasing period. Official source
HB26-1196 is still under consideration: The current reengrossed bill would require landlords to comply with court redaction rules for personal identifying information and include certain information in rental applications. It has not become law as of this draft date, but it is worth watching because it could affect screening and filing workflows. Official source
Colorado enacted a narrow security-deposit exception, not a broad reset: SB26-054 creates an exception to the two-month security deposit limit only for certain post-closing occupancy agreements, with an effective date of January 1, 2027. For ordinary residential rentals, this is not a general change to current deposit practice. Official source
INSURANCE TIP OF THE MONTH — Provided by Summit Insurance
Vacancy can change coverage faster than many owners expect. Some landlord policies reduce or exclude certain types of coverage after a property has been vacant for a set period, so a longer turnover, renovation, or delayed lease-up is worth reporting to your insurance agent early. It is also smart to confirm whether vandalism, water damage, and liability protection stay the same during vacancy, because those are often the areas where surprises show up.
Vacancy can change coverage
RISK ALERTS — Seasonal or Emerging Risks
Larimer County wildfire restrictions remain active — Larimer County imposed fire restrictions in unincorporated areas below 9,000 feet effective March 25, 2026 through May 5, 2026 because of above-normal temperatures, lightning, and windy, dry conditions. Owners with rural or fringe-area assets should pay attention to vegetation, tenant fire rules, and vendor work that could create ignition risk. Source
Colorado severe weather season is about to step up — The National Weather Service says Colorado’s tornado threat increases rapidly in May through August, and its April awareness materials also highlight hail, damaging wind, lightning, and flash flooding as recurring spring and summer threats. Owners should expect higher roof, siding, and exterior claim exposure as we move into May. Source
Wildfire readiness is operational, not theoretical — Larimer County’s Wildfire Partner Program is offering home ignition zone assessments and mitigation support, reflecting an active local push toward pre-loss resiliency. For owners in higher-exposure areas, this is a good month to document defensible-space work before summer conditions harden. Source
LOOKING AHEAD — What Investors Should Expect Next Month
• More severe weather exposure — May usually marks a sharper jump in Colorado tornado, hail, wind, and lightning risk, so exterior inspections and tenant communication matter more next month. Source
Cooling-system vendors will get busier — ENERGY STAR recommends spring cooling checkups before summer demand spikes, so owners who wait into late May or June should expect less scheduling flexibility. Source
Irrigation and backflow compliance activity will keep building — Municipal spring startup requirements and annual testing rules mean next month is a practical deadline window for common-area irrigation systems and multifamily backflow devices. Loveland Source
Windsor Source
Wildfire mitigation moves from optional to time-sensitive — Larimer County restrictions already run into early May, and local wildfire-prep programs are active now, so owners with edge-of-town or foothill exposure should expect more emphasis on debris removal, vegetation clearance, and contractor coordination. Larimer Restrictions
Wildfire Partner Program
We’re watching the local market, seasonal risk, and compliance changes closely so owners can make cleaner decisions before small issues turn into expensive ones. If you have questions about your property, reply and we’ll help you work through them. If you want a rent review or would like Summit Insurance to review your portfolio coverage, we can coordinate that as well.
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