This or That: The Old Town Effect on Fort Collins Real Estate

What officially constitutes “Old Town” is a little fuzzy, and the label is definitely stretched in the real estate world. That’s because very few things can have an impact on the price of a Fort Collins home as much as association with Old Town.

Officially there are two neighborhoods that carry the Old Town label: Old Town West (in gold on the map below) and Old Town Neighbors (in red on the map below). But you’ll hear some describe Old Town as extending several blocks north or west beyond these outlines. What everyone agrees on is that Colorado State University and City Park are hard stops for any claims to Old Town, but even then, listings will mention whether they are within walking or cycling distance of Old Town.

Here I compare two homes that on paper were almost identical – same bedrooms, same bathrooms, single garage, similar lot sizes. The home on 323 Whedbee is right in the Old Town sweet spot, by any definition (red pin on the map). The home on Myrtle (blue pin) is in City Park Heights (outlined in blue), also a highly desirable neighborhood but not as recognizable by name.

These homes are about 1.5 miles apart, 50 years apart, and when originally listed, $50,000 apart. Is that price difference the effect of having “Old Town” attached to your listing?

It’s not that simple. These two homes demonstrate that Old Town is about more than a price boost. Having lived in large cities previously, I’ve come to recognize Old Town as Fort Collins’ spot for people who value a life steeped in art, culture, and history. They’re active in the downtown scene, and they are willing and able to invest in upgrading older homes. They accept tradeoffs in exchange for historic character, walkability, and community identity.

Many buyers share these values, but not everyone can—or wants to—make them their top real estate priority. This is what I call the ‘Old Town effect’: paying a premium for lifestyle, history, and location, even when it means accepting practical compromises.

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: 323 Whedbee

Starting From The Outside

For this home, I started on the outside and worked my way in. I did this because the ~9,500 square foot lot is a major selling point. It’s huge by Old Town standards–so huge, in fact, that the listing agent explained the historic district technically allows up to five auxiliary dwelling units (ADUs) on a lot this size. That doesn’t mean you can start propping up sheds from Lowe’s or “tiny houses” to rent, but it does speak to significant potential beyond the main cottage.

The reality, though, is that this yard will require a major cleanup effort. There’s evidence a building was recently torn down—a perfectly rectangular spot of raised earth with no growth appears to have had a roof and walls over it at some point. In front of that, the garage showed no signs of ever having housed a car. It had pea gravel and mud floors, carriage-style doors that swing open, and what looks like particle board construction. It currently contains doors, some discarded furniture and other debris.

Still outside, the agent helped me to open the large, framed sheet-metal door to access the crawl space. This door seems clunky but, like an old root cellar door, it is a practical solution on a house of this vintage. That revealed concrete stairs down to a door that led to a room where I found the 4-year old water heater. Tucked well under the house was the furnace. I couldn’t reach it but it didn’t look ancient. I’d guess 2010s or so? Both were serviced in January, according to the agent.

Kitchen and Bathroom

Spanning the width of the house is an addition from the early 2000s that adds probably 25% of the home’s total square footage. It is accessed through the back door. Formica counters, a basic electric range and microwave, a white fridge, and cabinets that appear to be budget-conscious choices from that era. Some cabinet doors have glass fronts (a very early-2000s trend), and the tile work feels more Home Depot than heritage home. The washer and dryer are in the kitchen next to the fridge. I actually have found that to be convenient in my own homeowning history, but they might be better stacked or in some way disguised.

The bathroom—a 2000s remodel, if not addition—is accessed directly from the kitchen. It’s a tiny space with a linoleum floor, basic shower/tub combo, and simple vanity. Functional, and capable of being updated (or back-dated?) to blend better with the historical vibe that really is what adds value to this home.

Let’s face it, this is not why we came to 323 Whedbee in historic Old Town. But do not despair, retrophiliacs, the good stuff is coming.

From 2000 to 1900: The Heart of This Home

When one steps across the transition between the kitchen into the dining room, you’ve entered the the original 1900 house. You can feel the change.

The floors are the first thing you notice: original Douglas fir hardwoods in remarkable condition for their 125 years. These aren’t just pretty. They’re Rocky Mountain Douglas fir, likely harvested a few miles from here. These floors are a piece of Fort Collins history, and I hope whoever buys this home will treat them with the respect they deserve.

The dining room also features a built-in cabinet; painted white, with original glass replaced over the years. I imagine a family in 1900 storing their prized china or heirlooms here. The walls show the texture of 126 years of paint layers (I couldn’t help thinking of that old Seinfeld joke about rooms getting smaller as decades of paint build up). The ceiling is painted white with a decorative 3-inch border where it meets the walls.

An arched passageway leads to the living room, which has another built-in, this one a shelf with narrow ledges perfect for knick-knacks. All the windows have been replaced (thank goodness), but the wood frames remain. You can see the craftsmanship in these and the door frames under all the paint layers–perhaps something a skilled hand could restore?

Back To The Future: Sunroom Edition (Addition)

From the living room, we are, against our will, pulled back to the early 2000s. There’s a tiled entryway (about 4×4 feet) where the original hardwoods were removed, presumably when the house’s main entrance shifted. From there, you can enter an added-on sunroom that is the front entrance to the house.

I have mixed feelings about this room. On the one hand, it is a warm, inviting space that’s commonly added to Old Town cottages. But look closely and you’ll spot issues: the wainscoting-style ceiling is dipping in spots, and in one place there’s some sort of tape that’s been painted over. Potential leak problems? Maybe the woodwork in the original home provides a contrast that makes the woodwork on this sun room feel…I don’t know what. Less durable? Less crafty? Maybe just less.

So lets step back in time–oops I mean back inside–and look at the bedrooms.

Bedrooms From Another Time

The two bedrooms are small and charming, still with those Douglas fir floors, painted original wood trim, window frames and door frames, and (I estimate) 4-inch baseboards. One bedroom—I’d call it the primary—is accessed from the dining room and has a ceiling fan and one window. The closet is absolutely tiny: maybe 3 feet by 4 feet. The modern American wardrobe is going to have to be seasonally rotated through this closet so plan your storage space accordingly. You might be able to do what they would have done in 1900, and bring in a cabinet-style wardrobe.

The second bedroom, on the front corner of the house, has two windows with those beautiful original frames and only one logical spot to place a bed (your feet will be by a window). No ceiling fan in this room, though it might be cooler in summer with the extra window. The closet is similarly tiny but appears to open to the attic for extra storage.

And then there’s some weirdness: this bedroom has a second door—same beautiful style as the other bedroom doors, with an extra lock—that opens to… a wall. Specifically, the wall of that sunroom addition. Did this used to be the original entrance in 1900? I don’t know. It’s a pretty door, though!

History vs. HVAC

Sooooo…let’s talk about windows and that one ceiling fan. This house has no air conditioning! Summers in the 21st century, with all our concrete and black roofs and, yes, warming climate are hotter than they were in 1900. Thus Buyer beware–if this matters to you, check on whether the historic district will allow you to install AC. Also ask during the inspection whether it’s even feasible to install. For example, a whole-house fan might be another option to explore since there’s an attic.

It’s clear that at $575,000 you’re paying for the Old Town effect. But you’re also buying for what’s possible. It is truly gratifying to walk on those 125-year-old floors. Those door frames and bedroom doors allow you to imagine the warmth and character of the original home. My hope is that someone with the vision and budget to thoughtfully address those 2000s additions will reinvigorate this home’s 1900 bones.

THAT: 1126 W Myrtle

Boomers: They Knew How To Build

From the curb, this mid-century classic reminds me of what my Dad used to say about cars from the 1950s: “Things were just built better back then.” This home exudes a blend of modesty and sturdiness that hearkens from that era.

One enters directly into a large, open living space with decent, albeit not perfect, hardwood floors. The imperfection is related to the ~1/4 inch gap between the baseboard trim and the floor. As often was the case, this house sported thick, padded carpet for most of its existence. The carpets fortunately protected the floors, which can be spiffed up with a little TLC and new trim around the edges.

In fact, for a 75-year-old home, the intact hardwoods are a testament to how well this house was built. Throw in an era-inspired area rug and voila, you’ve got a perfect mid-century modern aesthetic.

Another detail I loved about this room was the way the ceiling curved down to the walls, rather than there being a 90 degree angle where they meet. This gives the room a softer, more comfortable feel. As one might have said in the 1950s, it was keen.

Growing up in the 1970s and 80s we often lived in houses of this era. In one there was a large, single-paned window that didn’t open, but which allowed natural light to brighten the room. With pride, my Dad called that a “picture window.” Apparently they were a mark of prosperity during the transition from war to peacetime. Myrtle has them in both the living room and the dining room.

Bed, Bath and Beyond

From the living room, you turn left into a short hallway with a built-in linen closet that made me think of Whedbee’s built in china cabinet. In homes this small, walls become usable space. I appreciate the pragmatism.

Next to the linen closet is the door to the bathroom. The bathroom itself is… ho-hum. There’s a really old vanity that needs replacement, and a basic insert shower. My instinct? Lean into the 1950s vibe and redo this in period-appropriate ceramic tile—the braver among us might even go for pink or green to honor the era.

From the bathroom you can go left or right into each of the two bedrooms. They’re about the same size, each with a closet. Currently there are no closet doors, which gives you a clear view of the closet dimensions: about 6 feet long and 2.5 to 3 feet deep. These are “apartment-sized” closets—bigger than Whedbee’s turn-of-century tininess, but still not generous by modern standards.

Like the living room, the replacement windows and hardwoods give the sense that these rooms have beautiful potential.

Let’s Eat!

From the living room, a wide, arched passage leads to the dining room. You still have those beautiful curved ceiling-to-wall transitions and wood floors here. This room is in direct view from the entrance, so these rooms work together for a pretty, light-filled space. There is a period-appropriate light fixture above where a dining table would be staged. As with the bathroom, I’d lean in to the period with a round table, and drapes with valances. From here one can go off to the right to enter the kitchen.

This kitchen is where some investment is needed: old linoleum floors, a coil-type electric stove with no hood or microwave, and cabinets that are possibly original, but painted white with doors that are a little uneven. One wall holds the sink, Formica-ish countertops, the dishwasher and basic upper cabinets.

But there’s a lot of space in the kitchen and it has tremendous remodel potential. There’s an open area by a window that could fit a small table. Or you could add a built-in breakfast nook—very period-appropriate for a 1950s home—with a bench on one side and chairs on the other.

The kitchen flows into what I’d call a mud room, where the washer and dryer are somewhat awkwardly placed. The dryer is positioned next to a cabinet in a way that prevents the cabinet from fully opening. This room is actually very convenient for moving between the attached garage and the kitchen. A place to hang your keys at the end of the workday; or to throw stuff into the dryer on your way out.

The Garage & Yard: Major Wins

I don’t think I’ve ever said this, but in this case the garage is a genuine highlight. It’s a proper 1-car garage with lots of shelving, an automatic opener, and possibly re-poured concrete. It has a door to the outside, which is how you get to the back yard.

And the yard…fantastic opportunities here! It stretches the length the full lot. On the far end of it there is a well-poured concrete pad, appears to be ready for a shed to be placed. You can see where there was a sidewalk at one point between the house and this concrete pad–it is overgrown with bushes that need to be removed, to make a nice, neat fencerow there.

There is, somewhat unfortunately, a white cap to the sewer lines (I presume) right in the middle of the yard. The realtor mentioned that the sewer laterals had been replaced. He wasn’t quite sure why, but I speculate that a sewer scope revealed cracks or obstructions. The present owner has done the next one a big favor by replacing those laterals. You can read more about the importance of sewer scopes in Fort Collins in another of my posts.

A small AC unit was visible against the back of the house–if it was more than 5 years old I’d be surprised. The realtor on site wasn’t sure of the age, but said that it and the furnace had recently been replaced. Next to the AC was access to the crawl space, smaller but similar in arrangement to what I saw at Whedbee. Also similarly, this door needs some attention. It is not completely sealed and looks very inviting if you’re a raccoon.

What Are The Real Differences?

History vs. Handy

The $26,000 price difference between these homes isn’t just about age or square footage—it’s about what comes with the Old Town label. Whedbee offers 125-year-old Douglas fir hardwoods, authentic historic character, and official designation in a City Landmark District.

That designation comes with more than just bragging rights. It comes with responsibilities that significantly impact what you can and cannot do with the property.

Any exterior changes require approval from the Fort Collins Historic Preservation Commission. The Commission reviews all exterior alterations to ensure they meet the Secretary of the Interior’s Standards for the Treatment of Historic Properties—the national standard for historic preservation. This process preserves Old Town’s character but limits your renovation freedom. You’ll need to submit plans and get a Certificate of Appropriateness before work can begin.

Myrtle offers similar space and lot size, but with mid-century bones that require less maintenance and less oversight. “No HOA” at Myrtle really means no HOA, whereas the Historic Preservation Commission might feel like an HOA on steroids–one that controls your paint colors, additions, window styles, and possibly even whether or how you add AC.

However, Myrtle isn’t exactly pure freedom. Fort Collins requires permits for major renovations anywhere in the City, especially if electricity, plumbing or gas are involved, inside or out. I discussed permits in my blog about things I wish I had known before moving to Fort Collins.

Additional Key Differences

• Lot improvements: Cleanup of Whedbee’s yard is going to incur costs, and maybe a professional service. Myrtle’s yard is move-in ready but could benefit from some TLC.
• The garages: Whedbee’s might not meet the definition of “garage” by some standards but Myrtle has an attached garage that meets the definition by any standard.
• Walkability: Whedbee is a 10 minute walk to downtown. Myrtle is about 20-25 minutes and requires crossing busy streets like Shields.
• Myrtle has AC, Whedbee does not.

Choose THIS (323 Whedbee) if you:

• Want walkability to downtown Fort Collins
• Value living in a historical district
• Can accept the trade-offs of historic living (small bedrooms, tiny closets, no AC) or have the budget to work within historic preservation guidelines to address them
• Are willing to work with the restrictions that come with making modifications in a historical district
• Can see (and afford) the potential in the big lot.
• Would delight in the humble-brag: “My Old Town house is over 125 years old!”

Choose THAT (1126 W. Myrtle) if you:

• Prefer mid-century modern over turn-of-century charm
• Want a slightly lower entry point with proximity to Old Town
• Value practical layout over historic quirks
• Prefer (potentially) easier systems and maintenance
• Appreciate City Park Heights proximity to CSU and City Park

Both Properties Offer:

• Walkability to downtown, restaurants, breweries, shops
• 2-bedroom, 1-bathroom efficiency
• Nice lot sizes (~9,500 sq ft) with yard space
• Opportunity to own in a highly desirable Fort Collins’ neighborhood (Old Town for Whedbee, City Park Heights for Myrtle)
• Character and charm (just different eras!)

There is one other thing these two properties have in common. Both are estate sales, with mature children managing the sale. That might create opportunities for buyers who can move quickly and are willing to assume a little more responsibility for updates and cleanup efforts.

Thinking About an Offer?

These Homes Are A Fit For…

I want to be honest about who might not be happy in either of these lovely homes.

In my opinion each of these is a tight fit for a family, especially one with multiple cars or whose kids might have a lot of sports gear, for instance. There just isn’t much room for stuff. Either might work for parents anticipating the need for a nursery, but I don’t see a family growing in either of these for the long term. The ADU potential at Whedbee (and maybe Myrtle?) might offer more flexibility where space is concerned, though.

By contrast, a couple, a single parent, a single person…either of these homes could be a lovely fit. If a home office is needed, you’d be down to one person again.

I also think either of these would be great AirBNBs (forgive me if that makes you bristle!). There might be restrictions on that for Whedbee, but without an HOA this would be an open opportunity for Myrtle. The proximity between CSU and downtown makes this a very real opportunity. I stayed in a historical AirBNB once that was the “carriage house” to the main house. It was lovely! Is that possible at Whedbee?

What To Ask If You Make An Offer

THIS, 323 Whedbee:

• When was the foundation last inspected?
• Has knob-and-tube wiring been completely replaced?
• What’s the status of the plumbing (galvanized pipes replaced)?
• Age of HVAC system?
• When was the roof last replaced?
• Where can I get information on the ADU process and restrictions?
• Where can I get information, or first hand accounts, about dealings with the Historic Preservation Commission, to understand what that might entail?

THAT, 1126 W Myrtle:

• When was the HVAC last serviced/replaced?
• Roof age and condition?
• Any foundation concerns?
• When and why were the sewer laterals replaced, and can I have that documentation? Any warranties to carry over?
• Electrical panel upgraded?

THIS and THAT:

• Both have an alley behind the property–is access allowed?
• Where is trash picked up (alley or front of house?)
• Utility bills?
• Any unpermitted work?

Want to Learn More About Old Town?

I’m working on a full Old Town neighborhood guide, but to be honest so much has already been written about Old Town that I am not sure what to contribute. Right now I’m thinking about:

• The different micro-neighborhoods within Old Town
• Historic district considerations
• The Pros and Cons that come with the premium.

Reach out—I’m always happy to share additional insights and to learn what you’d like me to cover!

And if you’re curious about other neighborhoods in Fort Collins, be sure to browse my neighborhood posts, and tell me which ones I should write about next!