This or That: Warren Shores Townhome or Single-Family Home?

One of my favorite things about Fort Collins is that a single neighborhood can offer a lot of variety. Apartments, condos, single family homes, retirement communities and other options can blend together for a cohesive community with shared amenities. Warren Shores is no exception, where two different types of homes were open on the same street, on the same day in February 2026.

Since they were walking distance from each other it was irresistibly convenient to visit both, and it was just as irresistible to compare what was on offer. The numbers look very similar, but as is always the case, they don’t tell the whole story. After visiting both homes twice, and talking to the listing agents, these homes appear suited for buyers with entirely different goals.

This or That: The Stats

Open House Visits

As is always the case, what you really want to know about a home, you can’t get from the curb and comps alone. In the end these homes come down to the priorities of the buyer.

THIS: 1028 Sailors Reef

A popular gag in cartoons from back in the day was for the lead character to arrive at a tiny tent in the remote reaches of the Sahara desert. They are stunned when they enter to see a huge palace overlooked by a Sultan, surrounded by his riches, food, and courtesans. The implications of the cartoons are cringey by today’s standards, but the reels of my childhood Saturday mornings came to mind with the surprise and wonder that 1028 Sailors Reef inspired.

The first surprise was light. From the curb you mainly see the garage, and observant arrivals will see that this is an “internal” townhome unit with both west and east-facing walls adjacent to other units. But once inside, light streams in through thoughtfully placed skylights on a slanted ceiling, big windows in the dining area and sliding glass doors onto a back patio. The effect was amplified by one of Colorado’s characteristically sunny winter days.

The second surprise was space. I’ve visited other townhomes on this street, and this is one of the coveted 3-level units with a main floor, a loft-style level with two bedrooms and two full bathrooms, and a lower level with another bedroom and full bath, laundry room and family room. It’s far more square footage than the outside suggests, just like the tents in those Saturday morning cartoons.

The original galley-style kitchen and dining room have been converted into a free-flowing space contiguous with the living room on the main floor. The remodeled kitchen has loads of cabinet and pantry space, albeit at the expense of countertop acreage that serious cooks might miss. The cook has been compensated, however, with a high-end gas range and ducted fume hood, deep white cabinets with modern black accents and stainless steel appliances.

The feeling of spaciousness was enhanced by white oak hardwoods across the main level and stairs, and the open hallway of the upper level, which gazes down onto the main level. That hallway has the full bath that would be used by guests staying in the room on the street-facing size of the house, while the primary bedroom at the other end faces the HOAs shared greenspace. It is big enough for a king sized bed and dressers, with a walk-in closet and a vanity with two sinks. Both bedrooms are carpeted and cozy.

The bathrooms have had some nice updates, especially to the vanities and floors. The polished concrete floors of the lower level are another artistic detail that gives this home a high-end feel. Even the laundry room has cool mosaic tiles. The third bedroom is carpeted, and is serving as a home office for the present owners.

One last wow-factor: the deck and patio. According to the listing agents, this setup pre-dates present HOA guidelines and probably could not be added today. It is a real distinction relative to other units, even having beautiful trees and a privacy fence. It also adds privacy for the family room, with windows that would otherwise face a shared greenspace.

THAT: 906 Sailors Reef

If the theme for 1028 Sailors Reef was light, the word I would use to describe 906 is flow.

The house has great circular flow around a central split staircase that stands like a lookout tower in the middle of the floor plan. The main entrance asks you to choose between the main living room to the left or, to the right, a room with a wall of shelves and double-glass doors that lead to a small deck on the front of the house. I call this the library.

You can pass through the library, past a half bathroom, to the galley-style kitchen with cabinets that seem inspired by the structure of the house itself. What might be a breakfast nook for some is an office space with a laundry closet for the current occupants. The nook has another set of glass doors going to the back deck that is cozily cloistered by one of the HOA-sanctioned privacy fences (you’ll notice the common pattern if you look around Warren Shores).

The alternative route to the kitchen would have been to head left upon entering, to the main living room. This inviting space also has glass doors to a deck on the side of the house, or a step down to a fireplace and reading area. The fireplace room has an entrance to the formal dining room that of course leads to the kitchen. But that deck from the living room extends the whole side of the house (facing west), and the dining room also has glass doors to this deck.

Now that we’re in the kitchen, we’ve closed the circle on the main floor. In case you lost count, there are FIVE entry/exit points on the main floor of this house.

There is one other space that branches off our circle. By the laundry closet is a door that enters one of your four bedrooms. From here a ladder goes up to a finished attic that just screams slumber party, so this bedroom could be great space for your surly pre-teen. How will you make sure they’re staying out of trouble? More on that later.

On the second level the primary bedroom is light and airy with its vaulted ceilings and–you guessed it–glass doors. Those lead onto a private deck that sits above that deck on the west side of the house. The other bedrooms on this floor are lovely, and one of them brings us back to that finished attic. I was delighted to discover that in the closet of the middle bedroom, there is a “secret” passage to that finished attic. Parents, this is how you’ll check on that slumber party!

There are carpets in most of the upstairs, except for this bedroom with the attic opening. The main floor is all beautiful hardwoods. The bathrooms are very nicely detailed with updated vanities, beautiful tiling in the showers, and again, a lot of light.

In spite of all the updates, there’s plenty of room to put your own mark on this place. If it were me, for instance, I’d move that washer and dryer to the main floor “bedroom” and make myself a killer pantry in the kitchen. There are lots of option for remote workers, using the library, the breakfast nook or the fireplace room.

Finally, distinguishing it from 1028, 906 Sailors Reef has a yard that is unusual for Warren shores. There is space to do your own thing, but it is also adjacent to common green space that is nice for walking the dog (or yourself). There are raised garden beds, three decks (four if you count the one off the primary bedroom). The “flow” of this home is not just through the rooms, it continues to the outdoor space that has been adapted for living.

THIS or THAT: The Real Differences

Beyond the price gap (now just $45,000 with 906’s reduction) and 213 square feet, here’s what really separates these homes:

Physical Space:

• 1028 is vertical—three levels stacked efficiently, with an interior focus and a private patio
• 906 is horizontal—a sprawling main-level-plus layout with multiple outdoor access points and 0.18 acres

Lifestyle Approach:

• 1028 is move-in ready, and also lock-and-leave convenient with high-end finishes, designer details, and zero yard maintenance. Lovely for entertaining a handful of guests for dinner, or a standing-room charcutier-type holiday party with neighbors. It’s easy.
• 906 offers creative potential both indoors and out, and invites the outside to be part of the daily living experience when the weather permits. Invite the whole neighborhood over (me included, please!) or host Thanksgiving.

Monthly Costs:

• 1028: $398/month HOA ($4,776/year) covers exterior maintenance, grounds, snow removal, structure maintenance
• 906: $237.50/month HOA ($2,850/year) covers management and some utilities, but you handle your own yard and exterior
• BUT plan on higher monthly utilities in 906, higher homeowners insurance, and full responsibility for repairs and upgrades of the outside, such as painting, landscaping, roof and gutter repairs.

Choose THIS (1028 Sailors Reef) if you:

• Want move-in ready with designer finishes and artistic details
• Prefer “lock and leave” simplicity with minimal maintenance
• Don’t want yard work, exterior painting, or snow shoveling
• Love the modern aesthetic (white oak floors, polished concrete, sleek cabinetry)
• Value that grandfathered private patio setup
• Want three full bathrooms (instead of 2.5)
• Prefer a more private, cozy outdoor space over a sprawling yard

Choose THAT (906 Sailors Reef) if you:

• Want a private yard for gardening, kids, or pets
• Need four bedrooms
• Love unique architecture and circular flow
• Want more square footage per dollar ($353/sq ft at reduced price vs $368)
• Prefer single-family home status over townhome
• Don’t mind updating the kitchen and adding personal touches over time
• Want lower HOA fees ($160/month savings)
• Appreciate quirky features (that secret attic passage!)

Both Properties Offer:

• Warren Lake access for paddleboarding, fishing, walking, and wildlife watching
• Warren Shores amenities including pool (for a modest fee, if you’re at 1028), tennis courts, and trails
• Two-car attached garage
• Walking distance to Warren Park
• Proximity to golf courses (Collindale and City Park Nine)

Thinking About an Offer?

The listing agents can be contacted through the links provided in the table, but here are some questions I would ask before making an offer on either of these properties:

THIS, 1028 Sailors Reef:

• What exactly is covered in the $398 monthly HOA fee?
• Are there any planned HOA assessments on the horizon?
• When was the HVAC last serviced/replaced?
• That grandfathered patio—any restrictions on modifications?

THAT, 906 Sailors Reef:

• What major updates have been completed in the last 5 years?
• What are the utility bills like?
• When was the HVAC last serviced/replaced?
• Any deferred maintenance I should budget for?
• When was the roof last replaced?

THIS and THAT:

• Any history of flooding or water intrusion?
• What’s the typical timeline for HOA approvals for updates, remodels, etc.?
• Are there rental restrictions if I need flexibility?

Read my post about Warren Shores to understand what makes it special.

Curious about other Fort Collins neighborhoods? Browse my neighborhood posts.

And if you’re considering homes in Warren Shores or anywhere else in Fort Collins, reach out—I’m always happy to share what I’ve learned from visiting dozens of open houses across the city.