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Greeley, CO housing market
Housing market indicators
| Indicator | 2022 | 2023 | 2024 | 2025* | Change | 2022 | 2023 | 2024 | YTD |
|---|---|---|---|---|---|---|---|---|---|
| Median Listing Price per Square Feet | $208 | $214 | $216 | $217 | 7.2% | 2.9% | 0.9% | 0.5% | |
| Active Listing Count | 758 | 833 | 1,004 | 1,441 | -0.5% | 9.9% | 20.5% | 43.5% | |
| Median Days on Market | 61 | 62 | 63 | 54 | 52.5% | 1.6% | 1.6% | -14.3% | |
| Share of listings with price increase | 2.3% | 1.9% | 2% | 1.4% | |||||
| Share of listings with price decrease | 14.4% | 18.9% | 18.3% | 22.2% | |||||
* last available value
Home prices
Short term housing supply drivers
Long term housing demand drivers
Long term housing supply drivers
Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED
Housing market overview
Greeley, CO MSA Overview and Included Areas
- The Greeley Metropolitan Statistical Area (MSA) covers Weld County, Colorado, with a 2024 estimated population of 369,745 across 10,321 km².
- Key cities/towns include Greeley (county seat and largest city), Evans, Firestone, Frederick, Windsor, and smaller areas like La Salle, Eaton, and Ault.
- Geographic regions: Northern Front Range urban core around Greeley-Evans; eastern rural/agricultural Weld County plains; southern growth corridor near Fort Collins-Loveland MSAs; western suburban extensions into growing exurbs.
| Area | City/Town | Population | Density | Income | Quality of Schools | Crime Level | Property Tax (%) | Comments |
|---|---|---|---|---|---|---|---|---|
| Urban Core | Greeley | 116,105 (2025 proj.) | 2,235/sq mi | Median $68,650 | GreatSchools 4-8/10 | Moderate-high | 0.5-0.7% | University town, agribusiness hub, rapid growth |
| Urban Core | Evans | ~22,000 | High urban | Low-median $55,000 | GreatSchools 3-7/10 | High | 0.6% | Working-class, industrial proximity to Greeley |
| Southern Corridor | Firestone | ~20,000 | Medium-high | High $95,000+ | GreatSchools 6-9/10 | Low | 0.5% | Suburban commuter to Denver/Fort Collins |
| Southern Corridor | Frederick | ~15,000 | Medium | High $100,000+ | GreatSchools 7-9/10 | Low | 0.5% | Family-oriented, energy sector ties |
| Eastern Plains | Eaton | ~10,000 | Low rural | Median $70,000 | GreatSchools 5-8/10 | Low | 0.55% | Agricultural, small-town feel |
| Eastern Plains | Ault | ~3,000 | Low | Low $60,000 | GreatSchools 4-7/10 | Moderate | 0.6% | Rural farming community |
| Western Exurbs | Windsor | ~35,000 | Medium suburban | High $110,000+ | GreatSchools 7-10/10 | Very low | 0.5% | Affluent growth area, near Fort Collins |
To view all table columns, please open this table on a laptop or desktop screen.
Citizens: Income and Education
- MSA median household income around $75,000, with Greeley at $68,650; per capita $30,195 in city core.
- Income disparity: Urban core low-median ($55k-$70k), southern suburbs high ($95k+).
- Education: 25-30% bachelor's degree or higher in Greeley (UNC influence); MSA average 20-25% college grads.
- Young population: Median age 32.5 in Greeley; 25% under 18, 30% 25-44 years.
- Hispanic/Latino 27% MSA-wide, higher in Greeley (40%); drives workforce in ag/manufacturing.
- Birth rates rising in Weld County, supporting long-term population stability.
Key Economic Sectors
- Agriculture and food processing: Largest employer, meatpacking (JBS), dairy; Weld County top ag producer.
- Energy: Oil/gas extraction, renewables; northern Front Range fields.
- Manufacturing and logistics: Distribution hubs due to I-25/I-76 access.
- Higher education: University of Northern Colorado (UNC) anchors 10,000+ students.
- Healthcare: Growing facilities, top-rated regional hospitals.
- Emerging: Entertainment district ($1.1B), potential airport commercial flights.
Housing Buying Market: Supply Drivers
- Zoning openness: Weld County permissive in rural/eastern areas; Greeley urban core restrictive but easing for multifamily.
- Regulatory strictness: Moderate; faster permitting than Denver metro, but water rights constrain large developments.
- Construction workforce: Available local labor from ag/manufacturing transitions; costs 10-15% below Front Range averages.
- Land availability: Abundant cheap farmland for conversion; 65,000 rural residents signal expansion potential.
- New builds: 5,000+ units annually, focused on single-family in suburbs.
- Challenges: Infrastructure lags in eastern plains; skilled labor shortages for high-end projects.
Housing Buying Market: Demand Drivers
- Net migration positive: Only CO MSA with 2025 gains vs pre-2020; affordability pulls from Fort Collins (26% migration drop there).
- Growing industries: Energy rebound, logistics boom from e-commerce; UNC expansion.
- Population surge: MSA to surpass Fort Collins by 2026 (385k vs 382k); +100k gap by 2050.
- In-migration: Families from Denver seeking lower costs; Hispanic workforce growth.
- Declining: None major; ag stable, no sharp sector losses.
- Median home price $450k-$500k, 20% below Fort Collins, fueling spillover demand.
Key Challenges on the Housing Market
- Affordability gap: Rapid price rises (15% YoY) strain low-income core residents.
- Inventory shortage: Demand outpaces supply by 20%; urban core waits 3-6 months.
- Water scarcity: Ag-to-residential shifts limited by senior water rights.
- Infrastructure strain: Schools overcrowded in Greeley/Evans; roads lag I-25 corridor growth.
- Crime in core: Greeley/Evans higher rates deter families to suburbs.
- Labor mobility: Workforce tied to ag/energy, slow to construction shifts.
- Regulatory hurdles: County approvals slow for large subdivisions.
Investment Potential Differences Between Geographic Areas/Regions
| Area | Appreciation Potential | Risk | Key Drivers |
|---|---|---|---|
| Urban Core (Greeley/Evans) | Medium | High | Entertainment district, UNC growth; crime, density risks |
| Southern Corridor (Firestone/Frederick) | High | Medium | Commuter demand from Denver, low crime, top schools |
| Western Exurbs (Windsor) | High | Low | Affluent in-migration, infrastructure investments |
| Eastern Plains (Eaton/Ault) | Low-Medium | High | Ag stability, cheap land; water/infra limits |
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