Most Greeley sellers want to know exactly what their home will sell for before they put it on the market. The median sale price for all homes in Greeley, CO, recently hit about $423,158, but a single city-wide number doesn't tell the whole story.

Depending on who you ask, your home has three different values: what the tax assessor says it's worth, what a lender's appraiser calculates, and what a buyer will pay today. The right number to use depends on your goal: pricing a listing, appealing a tax bill, or arranging a loan.

Key takeaway

For a list price you can defend in Greeley, start with a comparative market analysis built from recent sales of your own property type, not the Weld County assessor's figure or a city-wide price per square foot. Homes here close near full list price, so an optimistic number usually costs you weeks on the market rather than a lower offer. Use the assessor's value for taxes and protests, and expect a lender appraisal only once a buyer's loan is involved.

Who this guide is for

You own a home in Greeley and are deciding which value to trust before you list it, refinance, or challenge your tax valuation.

What is a Greeley home worth right now?

Greeley homes of every type close at about 99% of list price, but the median time on market runs from 58 days for single-family homes to 100 days for condos. A valuation that's too high costs a Greeley seller months rather than dollars, and the fix is valuing by property type instead of trusting the assessor's number or one city average.

The all-homes median sale price saw a 2% year-over-year dip recently. A valuation you pulled a year ago is probably high today, so pull fresh numbers before making a move. You can review current market trends to see how these timelines shift over the year.

Greeley home values at a glance

These recent figures break down the market by property type, though the condo and townhouse numbers rest on small samples and should be treated with caution.

  • All homes (90 days ending 2026-09-30, 308 sales): median sale price $423,158, down 2% year over year; median 61 days on market; 99% sale-to-list; 17.5% sold above list; 4.6 months of supply; 466 homes in inventory; median $180 per sq ft
  • Single family (90 days ending 2026-09-30, 256 sales): median sale price $433,534, down 2.6% year over year; median 58 days on market; 99.1% sale-to-list; 19.8% sold above list; 4.5 months of supply; 376 in inventory; median $180 per sq ft
  • Condo (90 days ending 2026-09-30, based on 23 sales, so treat with caution): median sale price $284,471, down 6.7% year over year; median 100 days on market; 98.5% sale-to-list; 4.3% sold above list; 3.6 months of supply; 27 in inventory; median $207 per sq ft
  • Townhouse (90 days ending 2026-09-30, based on 17 sales, so treat with caution): median sale price $370,004, up 7.2% year over year; median 76 days on market; 99.3% sale-to-list; 5.9% sold above list; 6 months of supply; 34 in inventory; median $171 per sq ft

Which home valuation do you need?

To set a list price, go to the comparative market analysis and property type sections below. If a loan is involved, such as a buyer's mortgage, your refinance, or a home equity line, the lender appraisal section explains that process.

When you think your tax bill rests on a value that's too high, jump to the Weld County assessor and property tax sections. And if you own a condo or townhouse rather than a detached house, read how property type changes your home's value before you use any per-square-foot shortcut.

Three types of property valuation in Greeley

The three numbers people call "value" answer entirely different questions about your property. Mixing them up is exactly how sellers overprice their listings or overpay on their annual taxes.

Each number serves a specific purpose, and using the right one keeps your sale or tax appeal on track.

Weld County assessor's actual value

Weld County sets an "actual value" for property taxes on a two-year reassessment cycle. For the 2025-2026 reappraisal, the actual value assigned to residential property is based on sales and market data collected from January 1, 2023, through June 30, 2024. Your Weld County tax value is therefore based on a past data collection period, not this season's sales.

This number exists to spread the tax burden across the county, not to price a current real estate sale. Look up your property on the Weld County Assessor's site and check the square footage, basement finish, and the data period the value is based on. This valuation lags the market and usually isn't based on an interior inspection, so it can sit well above or below what a buyer will pay today.

Lender appraisal

A licensed appraiser hired through the buyer's lender values the home after a contract is signed. If you're refinancing, your own lender orders this report. The appraiser uses closed comparable sales to confirm the home is worth the loan amount.

If you're refinancing, ask your lender for the appraisal fee and who orders it before it's scheduled. What you give up is control: the report arrives after you've agreed on a price, and the seller doesn't pick the appraiser. A low appraisal can reopen negotiations or require the buyer to cover the gap in cash.

Comparative market analysis (CMA)

An agent prepares a CMA to help you set a list price by comparing recent closed sales and active competition of the same property type nearby. They adjust the suggested price for condition, finished basements, lot size, and water source, since comparing a city water tap to a well changes the home's appeal. Jamie Eklund at P23 Realty can prepare a CMA to help you compare selling costs with a grounded number.

A CMA built from same-type sales is what keeps a Greeley listing near the median days on market instead of drifting for months. The catch is that a CMA is an opinion, and it's only as good as the sales chosen. Ask whoever prepares yours which sales they used, the sale dates, and whether each was the same property type as yours.

How property type changes your home's value

Different home types carry distinct values per square foot in Greeley. Condos currently hold the highest median price per square foot at $207, the single-family median matches the city-wide figure, and townhouses come in at $171.

For illustration only: a 1,400-square-foot condo valued at the single-family median comes to $252,000, while the condo-specific figure gives $289,800, a gap of $37,800. These figures are based on 23 recent condo sales, but they show why you shouldn't rely on a blended city average. For a condo or townhouse, ask the HOA for current dues and any pending special assessment, since buyers price both into their offers.

Attached homes don't all move in the same direction. Recently, condo median prices dropped 6.7% year over year (based on 23 sales), while townhouses went up 7.2% (based on 17 sales). Condo owners shouldn't assume last year's price still holds, and townhouse owners shouldn't assume a recent gain guarantees a fast sale.

How pricing affects time on market in Greeley

Accurate pricing matters because buyers here rarely overpay. Recently, only 19.8% of single-family homes and 4.3% of condos sold above list price. Roughly four in five single-family sales didn't beat their asking price.

A list price above the comparable sales on the hope of a bidding war rarely pays off. The likelier result is a price cut after weeks of showings. If you've had no offers within about a month at your current price, ask for an updated CMA rather than waiting for the market to catch up to your number. Owners preparing for a transaction can review the steps for selling a home in Greeley, CO.

How your assessed value affects property taxes

Your property tax bill comes from a specific formula: the assessor's actual value multiplied by the residential assessment rate, multiplied by the local mill levy. For tax year 2026, Colorado residential property is assessed using two separate rates: 6.8% of actual value for local-government mill levies (after a 10% reduction applied to the first $700,000) and 7.05% of actual value for school-district mill levies.

That assessed value is then multiplied by the combined mill levies for your specific tax area, which includes the city, school district, county, and any special districts. If you believe the assessor's actual value is too high, you can protest it. For real property, owners may appeal their 2026 valuation between May 1, 2026, and June 8, 2026. Confirm the protest deadline printed on your Weld County notice of valuation before filing.

Greeley property valuation FAQs

How much does a home appraisal typically cost in Colorado?

For 2026, Colorado's single-family home appraisal fee ranges from $800 to $1,000. Manufactured homes run $850 to $1,150, and two-to-four unit multi-family properties cost $1,000 to $1,300. Ask your lender for the exact fee and confirm who pays it before the appraiser is scheduled.

What are the annual property taxes on a typical Greeley home?

Property taxes depend on the assessor's value, not the sale price, and the specific tax area. For example, if the assessor valued a home at the recent all-homes median, the local-government assessed value would be around $25,897 (using the 6.8% rate after a 10% reduction) and the school assessed value would be roughly $29,832 (using 7.05%). Multiplied by a sample combined mill levy of 85.616 (38.001 local and 47.615 school), the annual tax would be approximately $4,771.

Do property taxes go down when you turn 65 in Colorado?

Yes, qualifying seniors can reduce their taxable value. Colorado's Senior Property Tax Exemption reduces the actual taxable value of a qualifying residence by 50% of the first $200,000 of value. To qualify, an applicant generally must be 65 or older as of January 1 and must have owned and occupied the property as a primary residence for at least ten consecutive years. Apply through the Weld County Assessor by the stated deadline.

What is the city tax in Greeley, Colorado?

The combined 2026 sales tax rate for Greeley is 7.01%. This consists of the 2.9% Colorado state rate plus a 4.11% Greeley city rate. Some Greeley ZIP codes within special taxing districts carry a higher combined rate of 8.4%. The city's share of property tax is part of your local mill levy.

Who is exempt from paying property taxes in Weld County?

Property owned by the United States, the State of Colorado, and any political subdivision is exempt, along with property used for religious purposes, strictly charitable purposes, and private non-profit schools. Qualifying seniors can get a partial exemption, as covered above. Titled manufactured homes valued at $28,000 or less are also exempt.

How does Weld County compare with other Colorado counties on property taxes?

County mill levies vary widely across the state. Current certified mill levy figures by county and taxing district are maintained through the Colorado Department of Local Affairs' mill levy database. You can review the Division of Property Taxation's annual reports to see exactly how Weld County's certified levies compare to the state's highest and lowest counties.

How often does Weld County reassess home values?

Weld County conducts its reappraisal on Colorado's two-year cycle, using sales and market data collected from January 1, 2023, through June 30, 2024, for the current 2025-2026 period. The assessor is prohibited from using any appraisal data after June 30, 2024, for this current cycle.

Is now a good time to sell a home in Greeley?

Greeley currently holds 4.6 months of supply for all homes, with single-family at 4.5 months, condos at 3.6 months, and townhouses at 6 months. This represents a roughly balanced market where buyers have choices. Because of that balance, pricing to the comps matters more than timing the market, so weigh your own move timeline.

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