Berthoud Housing Market Report (Updated Monthly)
Berthoud runs 6.2 months of single-family supply — the only corridor town above the six-month buyer's-market line, and the only one that loosened this year. Its median then fell $132,500 in one release on 26 sales, the construction-mix artifact this report warns you not to price off.
Last updated: August 2026. Figures are single-family sold data for the town of Berthoud, from the Colorado Association of REALTORS Local Market Update (data from IRES, the Front Range MLS): the latest release is July 2026, stamped current as of August 5 (the August update publishes in early September).
Berthoud carries 6.2 months of single-family supply — the only town in the footprint above the six-month buyer's-market line, and the only one that loosened over the past year, from 4.6 (CAR/IRES, July 2026). Where Longmont and Loveland run under three months, Berthoud is the one town where the buyer, not the seller, holds the leverage; Boulder sits between them at 4.5, unchanged this month. And there's a second thing that makes Berthoud different, which July demonstrated better than any argument we could write: its month median fell from $722,500 in June 2026 to $590,000 in July, in a single release, on 26 sales, while the year-to-date line barely moved. That is a construction-mix artifact, not a market event, and it is why this report gives you the level and refuses to quote an appreciation rate.
What's the Berthoud median, and why won't you quote a change?
Berthoud single-family sits in the mid-$600Ks: about $635,000 year to date through July 2026, with a much higher average near $758,068. ⛔ We are not going to give you a July month figure as a level. Twenty-six homes sold, below the roughly 30-sale floor we hold for quoting a monthly median at all, and you can see why in the numbers themselves: June 2026 printed $722,500 and July 2026 printed $590,000. The town did not gain and then lose a hundred and thirty thousand dollars in thirty days. A different handful of new builds closed.
That gap between the year-to-date median and the average, roughly $123,000, is the same tell: new construction pulling the top of the market up. Berthoud is a small, build-heavy town where roughly a third of the homes went up in the 2010s. With samples this thin and a stock this varied, the median moves on which houses happened to close, not on whether values rose or fell. Lead with the year-to-date level, every time.
Read those figures the way we compile them: single-family, sold, town of Berthoud, and note why we won't turn that median into a rate.
Two numbers we won't publish for Berthoud
Every figure here is single-family, sold, for the town of Berthoud, from the Colorado Association of REALTORS Local Market Update, built on IRES MLS data and published free each month. Medians, averages and percent-of-list all exclude seller concessions.
First, no Berthoud appreciation rate, and in July no month median either. Twenty-six single-family homes sold in July, below the roughly 30-sale floor we hold for quoting a monthly level, in a stock that is roughly half new construction. The median tracks the construction mix, not value: June 2026 printed $722,500, July printed $590,000, and the year-to-date line moved $10,000. We publish the year-to-date level (mid-$600Ks) and point you to the FHFA repeat-sales index for a real value read. Second, no months-of-supply figure for the $800K–$1.2M band. The move-up product here is new construction that trades well above the $635,000 year-to-date median, in the upper tail of the distribution, which behaves differently from the town aggregate. Both take a direct IRES pull; ask us to run yours.
Is Berthoud a buyer's or a seller's market?
A buyer's market, and the only town moving that way. Berthoud single-family supply sits at 6.2 months, up from 4.6 a year ago. Under roughly three months favors sellers and over six favors buyers, so Berthoud holds above the six-month line for a second consecutive month — and the direction is the real story: it loosened over the year while Boulder, Longmont and Loveland all tightened.
| Single-family, July 2026 | Berthoud | Loveland | Longmont | Boulder |
|---|---|---|---|---|
| Median, year to date | ~$635,000 | $527,750 | $610,000 | $1,300,000 |
| Months of supply | 6.2 (from 4.6) | 2.8 | 2.7 | 4.5 |
| Direction | looser | tighter | tighter | tighter |
| Days on market | 69 | 59 | 47 | 68 |
Colorado Association of REALTORS Local Market Updates, data from IRES, single-family, sold, July 2026. Town-level figures, not band-level. Medians shown year to date, because Berthoud sold only 26 homes in the month; the Berthoud figure is a level, not a rate (see the data note). Longmont and Loveland are within 0.1 months of each other on supply — one cluster, not a ranking.
For a prepared buyer, that leverage is real. In a 6.2-month market with builders carrying standing inventory, you can push on price, on a rate buydown, on closing credits and upgrades, everything except the one cost you can't negotiate, which is the metro-district debt mill (below). If you must sell your current home to buy, though, solve that timing first: even here, a contingent offer is weaker than a clean one. The buy-before-you-sell playbook and bridge loan vs. sale contingency walk the options.
The tax the price doesn't show: the metro-district mill
Most new Berthoud communities are financed through a metropolitan district, which repays its infrastructure bonds with a debt mill levy on your property tax, on top of the county, school, town, fire, and library mills every home pays. In the district serving Heron Lakes and TPC Colorado it runs on the order of 80 mills, close to as much again as every other taxing authority combined, and it doesn't appear in a home's price or a town median. It's also the one number in a new-build deal nobody can negotiate. Read the service plan and check the parcel with the Larimer County Assessor; the Berthoud market and neighborhood hub explains the mechanics.
The honest take
Berthoud is the corridor town where the numbers most reward a careful buyer and most punish a lazy one. The good news is real: it is the only town in the footprint above the six-month buyer's-market line, and a prepared buyer has leverage here that Longmont and Loveland buyers have lost. The trap is equally real. The Berthoud median is a construction-mix number, not a value, so pricing off it, up or down, is guessing; and the move-up product is new construction that carries a metro-district debt mill the sticker never shows. So use the leverage, refuse the median, and price the mill for the specific lot before you fall for the model home. That's the whole Berthoud game.
We won't publish a band number or a fake appreciation rate. We will build your comp set.
A hand-built comp set at your price and product, plus the metro-district mill for the specific parcel. That's the honest answer to what a Berthoud home is worth to own.
Frequently asked
What is the median home price in Berthoud?+
Use the year-to-date figure: $635,000 through July 2026, in the mid-$600Ks, with a much higher average near $758,068 (Colorado Association of REALTORS Local Market Update, data from IRES). ⛔ Do not use the July month median of $590,000. Only 26 single-family homes sold in July, below the roughly 30-sale floor at which we will quote a monthly level at all, and the month figure moved $132,500 from the $722,500 printed in June 2026 on that sample. We publish the level, not a year-over-year change, on purpose: Berthoud is a small, build-heavy market, so the median tracks which new homes happened to close, not whether values rose or fell. The move-up band trades above the median, in new-construction communities.
Why won't you give a Berthoud price appreciation rate?+
Because it would be noise dressed as a number, and the last two releases prove it. In a town where roughly half the housing stock is new construction and only a few dozen homes sell a month, the median moves on the construction mix: June 2026 printed $722,500 and July 2026 printed $590,000, a swing of $132,500 in one month on 26 sales, while the year-to-date line moved from $645,000 to $635,000. Nothing about the town changed in between. The gap between Berthoud's year-to-date median ($635,000) and its average ($758,068) is that same new-build skew in a single figure. For a real read on value, use a repeat-sales index like the FHFA House Price Index, never a small-town median.
Is Berthoud a buyer's or a seller's market?+
A buyer's market. Berthoud single-family carries 6.2 months of supply and is the only town in the footprint that loosened over the past year, from 4.6 (CAR/IRES, July 2026). Under three months favors sellers and over six favors buyers, so at 6.2 Berthoud sits above the six-month line for a second consecutive month, while Boulder holds at 4.5 and Longmont and Loveland run under three. Homes took about 87 days to go under contract in July, though that average rests on the same thin 26-sale month; the year-to-date figure is 75 days. A prepared buyer holds real leverage here.
What is a metro district and does it affect my Berthoud taxes?+
Most new Berthoud communities are financed through a metropolitan district, which repays its infrastructure bonds with a debt mill levy on your property tax, on top of the county, school, town, fire, and library mills. It can materially raise the total rate and runs for decades, and it doesn't show up in a home's price or a town median. Read the service plan and check the parcel with the Larimer County Assessor before you buy; the Berthoud market and neighborhood hub explains the mechanics.
How often is this report updated?+
Monthly, at this same URL, with a refreshed last-updated date. The figures come from the Colorado Association of REALTORS Local Market Update for Berthoud, built on IRES MLS data and published roughly four weeks after month end.
Sources & data notes
- All Berthoud, Loveland, Longmont and Boulder figures: Colorado Association of REALTORS Local Market Update, single-family, sold, July 2026, stamped current as of August 5, 2026, published free each month by the Loveland-Berthoud Association of REALTORS, built on IRES MLS data. Berthoud · Loveland · Longmont · Boulder. Berthoud: median $635,000 YTD (the $590,000 month figure is withheld as a level — 26 sales, below our ~30-sale floor); average $758,068 YTD; 75 days YTD; 6.2 months of supply (from 4.6 a year ago); 195 sales year to date; 98.6% of last list price YTD; inventory 166.
- Why no year-over-year on the Berthoud median, and why no July month figure. At 26 single-family sales in July — below the ~30-sale floor — in a roughly half-new-construction stock, the median tracks construction mix, not value; June 2026 printed $722,500 and July $590,000 while the year-to-date line moved from $645,000 to $635,000. We publish the year-to-date level and use a repeat-sales index for value, the FHFA House Price Index (Fort Collins/Loveland metro). The median-to-average gap ($635K vs $758.1K year to date) is the new-build skew.
- Basis matters. These are single-family figures; Berthoud townhome/condo is a separate, very thin market. Medians, averages, and percent-of-list exclude seller concessions. "Percent of list price received" (98.1%) is against the last list price, after reductions, not the original.
- Months of supply is inventory divided by trailing-twelve-month average pending sales (ShowingTime); over six favors buyers, under three sellers. Berthoud at 6.2 sits above the six-month line for a second consecutive month and is the only town in the footprint whose supply rose year over year.
- Metro-district debt mill: new Berthoud communities are financed through metropolitan districts whose debt levy is charged on top of the base mills; in the Berthoud-Heritage district (Heron Lakes / TPC Colorado) it runs on the order of 80 mills for 2026 collection (Berthoud-Heritage Metropolitan District No. 6 adopted 2026 budget, about 82.7 mills; the full breakdown is in the Berthoud hub). Verify the specific district and service plan per parcel with the Larimer County Assessor. See the Berthoud hub.
- What we do not publish: a Berthoud appreciation rate, or a months-of-supply/median figure for the $800K–$1.2M band. Both require a direct IRES broker pull, so we leave that figure blank rather than manufacture one.
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See also: the Berthoud market and neighborhood hub · the buy-before-you-sell playbook · bridge loan vs. sale contingency · what a move-up budget buys across the corridor. External: CAR Local Market Update, Berthoud (IRES data) · Larimer County Assessor.
Daniel Hsieh is a licensed Colorado real estate broker with True North Boulder, brokered by eXp Realty. Market figures are month-old MLS data and are not a valuation of any specific home; verify any number against current IRES or county data before acting. This report is general market information, not lending, tax, or legal advice; confirm your specifics with your lender, CPA, or attorney.
