Two Markets, One Front Range

Market Pulse: Flat-ish Prices, a Clear Split, and ~7% Rates

Metric	Number	Source
Boulder County single-family median sale	$809,950	CAR, August 2026 (−3.0% YoY)
Boulder County attached median sale	$417,500	CAR, August 2026 (−12.6% YoY)
Longmont single-family median sale	$599,500	LBAR / CAR city stats, July 2026
30-year fixed mortgage rate	~7.00%–7.04%	National averages, mid-September 2026

Boulder County single-family and attached homes are not the same market. CAR’s August 2026 update put the single-family median sale at $809,950 (−3.0% year over year (YoY)) and townhouse/condo at $417,500 (−12.6% YoY), with DOM of 58 vs. 82, months of supply near 3.3 vs. 5.3, and sale-to-list about 98.6% vs. 97.3%. Only price and bid against the same property type, or you will compare a house to a condo and get the price wrong.

Longmont remains the lower-priced single-family option for many buyers. July CAR showed a single-family median sale of $599,500 (+5.2% YoY), DOM around 43, and attached supply near ~5 months; Realtor.com’s August snapshot put median list near $597,000, median rent about $1,675 (−4.3% YoY), and sale-to-list near 99%. Buyers at entry prices and investors who need lower asking rents year over year should start with Longmont numbers, not a Boulder County blend.

South Boulder has few homes for sale. Realtor.com (August 2026) counted 58 homes for sale (−13.3% YoY), with median list $997,000, median sold $1,097,500, median rent about $3,400 (+13.5% YoY), and sale-to-list near 100%. Small sample sizes can swing results. Rely on recent closed sales of the same property type. Rates still set payment math (30-year fixed about 7.00%–7.04% mid-September 2026); focus on monthly payment, not list price. Weld and Larimer CAR August single-family medians were $499,900 and $601,695, both well below Boulder County’s ~$810K. Weigh commute and jobs, not price alone.

CAR / Multiple Listing Service (MLS) figures exclude most for sale by owner (FSBO) listings and not all new construction. Listing medians are not the same as sold medians.

Takeaway: Treat single-family and attached as separate markets, and judge any address against its own price range, DOM, and sale-to-list, not a county average.

Spotlight: Southwest Longmont vs. South Boulder

Southwest Longmont has no official MLS label, so we use named areas (Realtor.com listing bands, mid-2026): Upper Clover Basin ~$797K, Lower Clover Basin ~$995K, Prospect New Town ~$639K (HOA-heavy), and Quail ~$449K. City asking rents are down year over year (roughly $1.7K).

South Boulder has fewer listings and higher prices. Named areas (Realtor.com listing bands): Table Mesa South ~$1.06M, Martin Acres ~$971K, Frasier Meadows ~$525K, Tantra Park ~$477K. School attendance areas often discussed include Fairview / Boulder High. Verify with the Boulder Valley School District (BVSD).

Takeaway: Shop by named area, not city label. Quail and Prospect are not Lower Clover Basin, and Frasier Meadows / Tantra Park are not Table Mesa.

How to Read a 2026 Comp

A 2022 sale is not today’s comps (comparable sales). Whether you’re pricing, bidding, or estimating rent:

1. Sale-to-list: Boulder County single-family closed near 98.6% of list in August; Longmont near 99%; South Boulder near 100%. If your home is still at last spring’s ask and is not selling, lower the list price before DOM rises further.
2. Days on market: Roughly 40–60 days for many single-family named areas is common; attached often takes 70–80+ days. Compare the same property type.
3. Price per square foot (sqft), same property type: Don’t mix a Clover Basin ranch with a Table Mesa two-story, or a condo with a detached home.
4. Concessions: Denver-metro July data showed seller credits in about 63% of sales (typical ~$9,750 / ~1.7% of price, per CAR). Ask what the buyer paid after credits.
5. What not to lean on alone: A Zestimate, a peak-2022 sale, or one outlier in a small South Boulder sample.

Next step: Pull three closed comps from the last 90 days in the same named area, same property type. Note sale-to-list, DOM, and concessions. If your list price is higher than all three recent sales and the home is not clearly better, lower the list price or expect a longer wait.

Takeaway: Three recent closed comps of the same property type beat any Zestimate or 2022 peak, and sale-to-list plus concessions tell you what buyers actually paid.

Watch List

• Fall inventory: Homes priced above recent sales often see longer DOM; last year’s price gains are not today’s list price.
• 1st & Main (Longmont): Longmont Urban Renewal Authority (LURA) tax increment financing (TIF) agreements mid-August; garage, bus station, and related work expected to start around Sep/Oct 2026.
• Condo / HOA financing: Fannie Mae / Freddie Mac project-eligibility rules (as of early August) may shrink the qualified buyer pool for some associations. Review HOA financials, reserves, and insurance before you bid or list.
• Weld / Larimer entry prices: Single-family medians near $500K (Weld) and $602K (Larimer) vs. Boulder County ~$810K. Useful for investors comparing tradeoffs; more on commute and jobs next time.

Takeaway: Before you list, bid, or buy a townhome or condo this fall, check that your price matches recent sales, confirm HOA financing eligibility, and compare the Weld/Larimer price gap to Boulder County.