The story of this market
The typical home in ZIP 80532 sells for about $572,000, or $283 per square foot.
Prices are up +3.3% from a year ago, so sellers still have some momentum. Homes take about 49 days to sell. HUD's fair market rent for a two-bedroom is $2,600 a month.
ZIP 80532 — Glen Haven
The housing market in 80532 is characterized by low inventory and unique geographic constraints that limit turnover. While prices remain elevated, the market faces challenges related to wildfire risk and accessibility, leading to a cautious outlook for potential investors.
This ZIP is best suited for those seeking rural, mountainous living and outdoor enthusiasts, rather than traditional commuters or urban-focused buyers.
Median prices moved up 3.3% year over year.
Homes spend a median of 49 days on market with 4.8 months of supply — a fast-moving market.
25% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 6.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 80532, Larimer County CO
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
The area faces significant wildfire risk common to the mountainous terrain of Larimer County, necessitating careful insurance planning.
Economic momentum is tied to the broader Fort Collins and Larimer County region, with limited local development due to the rural, mountainous nature of the ZIP.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Colorado) — Statutory Agricultural Land Reclassification and Improvement Valuation: Under C.R.S. § 39-1-102(1.6)(a)(I), up to two acres of land directly underlying a residential improvement on agricultural parcels are segregated and assessed at residential rates (6.80% / 7. State (Colorado) — Senior and Disabled Veteran Property Tax Homestead Exemption: Exempts 50% of the first $200,000 of actual market value of the qualifying primary residential parcel from property taxation (a maximum actual value deduction of $100,000). State (Colorado) — Colorado Split Residential Property Tax Assessment Rate Structure: Imposes annual ad valorem property taxes determined using a bifurcated assessment rate system. Assessed Value = Actual (Market) Value × Assessment Rate. Beginning for tax years 2025/2026, residential property is assessed at 6.
Commuting requires travel through mountainous corridors toward the Fort Collins employment core, often involving significant drive times.
The area is defined by its proximity to the Big Thompson Canyon, offering extensive access to hiking, fishing, and outdoor recreation in the surrounding national forest lands.
The rental market is characterized by limited inventory and tenant stability concerns, with rents often estimated via regional fair-market benchmarks.
The economy is primarily supported by the broader Fort Collins metropolitan area, which features a mix of higher education, technology, and manufacturing sectors.
Transportation is heavily reliant on private vehicles due to the rural, mountainous geography of the area.
Development is highly constrained by topography and land-use regulations in the canyon area.
Larimer County Assessor manages property valuations based on annual market analysis.
Parcels are subject to various special districts including fire protection and school district levies.
Property insurance premiums are elevated due to high wildfire risk exposure in the canyon environment.
Data retrieved from US Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Estes Park Ride-A-Kart4.65.6 mi
- Fun City4.36.9 mi
- Clueology Rooms4.918.5 mi
- Time Emporium Escape Rooms: Estes Park4.96.1 mi
- YMCA of the Rockies - Estes Park Family Resort and Cabins4.110.1 mi
- The Mishawaka4.616.7 mi
- Della Terra by Wedgewood Weddings4.78 mi
- Sweet Heart Winery & Event Center4.615.7 mi
- Fort Collins Senior Center4.519.8 mi
- Beaver Meadows Visitor Center4.68.4 mi
- Estes Park4.96.5 mi
- Fall River Visitor Center4.78 mi
- Estes Park Aerial Tramway4.76.8 mi
- Many Parks Curve Overlook4.910.6 mi
- Totally 80's Pizza & Museum4.819.7 mi
- The Taffy Shop4.96.6 mi
- The Birch Ruins4.76.4 mi
- Estes Park Museum4.76.1 mi
- Stanley Home Museum and Education Center4.96.5 mi
- Estes Park4.96.5 mi
- Lily Lake4.811.2 mi
- Lumpy Ridge Trailhead4.85.2 mi
- Estes Park / Rocky Mountain National Park KOA Holiday4.45.6 mi
- Moraine Park4.910.4 mi
- Lake Estes Marina4.45.6 mi
- Inlet Bay Marina4.316 mi
- Carter Lake Marina Inc4.314.2 mi
- Estes Park 18-Hole Golf Course4.46.8 mi
- Estes Park Ride-A-Kart4.65.6 mi
- Lake Estes 9-Hole Golf Course4.36.1 mi
- Cascade Creek Mini Golf and Golf Simulator by Trackman4.75.7 mi
- Safeway46.2 mi
- The Country Market of Estes Park4.57.9 mi
- Stanley Village4.56.1 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Provides primary recreational access for fishing and scenic views.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.