The Great NoCo Normalization: Why 70 Days on Market is Actually Good News

In the fast-paced real estate markets of Fort Collins and Loveland, the expectation of selling a home within 48 hours had become the norm until recently. However, as the median days on market extends to between 60 and 70 days, there’s a noticeable shift causing unrest among sellers. Yet, contrary to initial reactions, this slowdown might actually signal a healthier and more stable market environment.

A Shift from Emotional to Data-Driven Pricing

In 2021, the real estate pricing strategy was heavily influenced by emotional factors—sellers set prices based on what they felt their home was worth, often leading to inflated prices due to high demand and low supply. This often resulted in quick sales, but also a volatile market susceptible to sudden changes.

Fast forward to 2026, the scenario has evolved significantly. The market demands data-driven pricing, requiring a deeper analysis and understanding of market trends, comparative property values, and buyer behavior. This shift ensures that pricing is not only competitive but also realistic, aligning closely with true market value.

Why Longer Days on Market Can Be Beneficial

1. More Balanced Negotiations: With properties staying longer on the market, buyers and sellers engage in more thoughtful negotiations. This often results in deals that are fair and satisfactory, reflecting true market value rather than the result of hurried decisions.
2. Decreased Pressure for Buyers: Buyers have more time to make informed decisions, visit multiple properties, and secure financing without the pressure of making an immediate offer.
3. Quality Over Speed: Sellers attract serious buyers who are willing to pay a fair price for well-valued properties, rather than the frenzy of speculative investors looking for a quick flip.

Strategies for Navigating the New Normal

As a seasoned real estate advisor with over 16 years of experience in Northern Colorado, I recommend a few strategic approaches to thrive in this balanced market:

• Accurate Pricing: Leverage comprehensive market data to set a price that attracts genuine buyers while ensuring a fair return on your investment.
• Enhanced Marketing: Utilize high-quality photos, virtual tours, and targeted online advertising to reach a broader audience.
• Staging and Presentation: Invest in professional staging and minor home improvements to make your property stand out in the market.

Understanding the shift from a seller’s to a more balanced market is crucial for both sellers and buyers. Embracing this new normal not only prepares you for a successful transaction but also contributes to the overall health and stability of our local real estate market.

Contact Matthew Powell for Expert Real Estate Advice

For personalized advice and insights into the Northern Colorado real estate market, feel free to reach out. I am here to help you navigate these changes with confidence.