If you want more space, newer homes, and a quieter feel near Fort Collins, Severance should be on your radar. You might be weighing a brand‑new home, a small acreage for projects and animals, or a move that still keeps you close to work and everyday services. In this guide, you’ll get a clear picture of prices, neighborhoods, acreage options, and the public projects shaping Severance in 2026 so you can plan with confidence. Let’s dive in.
Why Severance is growing
Severance is one of Northern Colorado’s fastest-growing small towns, with an estimated 11,554 residents as of July 1, 2024. That steady growth reflects demand for newer homes, access to regional job centers, and a small‑town pace. The town sits about 10 miles east of Fort Collins and roughly 7 miles north of Windsor, which keeps commute times practical while offering a more open, semi‑rural setting.
Public investment is also part of the story. The town’s capital program funds road work, water and wastewater capacity, and trails and parks. That infrastructure supports both new-home communities and small-acreage neighborhoods over time.
Market snapshot for 2026
Price trackers do not always agree on a single number for Severance. In early 2026, national portals reported medians generally in the mid‑$400k to mid‑$500k range for Severance proper. For example, Realtor.com showed a median around $545,900, while Redfin tallied something closer to $477,000, and Zillow’s home‑value index sat near the $490,000 range. Use these as directional markers and verify current figures with the local MLS at offer time.
Inventory is higher than the tight conditions of 2020 to 2021, and days on market have lengthened in some months. Regional forecasts call for more balanced conditions in 2026 compared with the recent seller‑heavy years, which can benefit buyers who value selection and negotiation room.
New builds and master‑planned options
Severance leans new. You will find several active communities, a steady pipeline of quick‑move‑in homes, and a range of floorplans that fit entry, move‑up, and multi‑gen needs.
Hidden Valley Farm by Meritage Homes
Hidden Valley Farm continues to deliver new single‑family product with pocket parks and trails. Meritage lists floorplans and quick‑move‑in homes, with pricing that has commonly landed from the mid‑$400ks to the low‑$600ks depending on size and finishes. You can review current availability and standard features on the builder’s page for Hidden Valley Farm to compare plans and timelines.
Tailholt and the Cottages at Tailholt
D.R. Horton’s Tailholt filings include smaller‑lot homes and cottage‑style product in town. Late‑2025 examples included 3‑bedroom cottages around 1,400 to 1,500 square feet priced in the low‑to‑mid $400ks. Exact pricing and incentives change month to month, so ask for a current spec list and any closing‑cost or rate‑buydown offers.
Other active builders
Beyond the volume builders above, you will see activity from LGI and smaller regional or local builders in and around Severance. Availability rotates quickly, so combine a builder’s website with up‑to‑date MLS searches to spot upcoming releases and completed specs.
Smart steps for new‑construction buyers
- Compare each builder’s standard inclusions, structural options, energy features, and warranty.
- Ask about current incentives in writing, including any preferred‑lender requirements.
- Confirm whether the home is in a metro district or special district, and request the current mill levy and fee schedule.
- Verify anticipated build timelines and whether utilities or off‑site improvements could affect occupancy.
Acreage and rural‑style properties
If you want elbow room, Severance and the north Windsor corridor include 1 to 5‑plus acre sites and custom‑home neighborhoods like Soaring Eagle Ranch. Buyers often choose acreage for privacy, outbuildings, or hobby uses, with pricing that varies widely based on improvements, irrigation or water rights, views, and whether a water tap is included. Recent examples in the area have shown raw or lightly improved lots from the low‑to‑mid $100ks up to the $400ks, with finished custom homes reaching well above the town’s median prices.
Before you write an offer, confirm the basics that drive value on land:
- Water: Is there a paid water tap, or are you planning a well? If a well, what are the rules and depth expectations? If on public water, what are current tap fees?
- Sewer: Is the lot on sewer, or will you need a septic system? If septic, confirm soils and setbacks.
- Irrigation: Some communities or HOAs offer non‑potable irrigation water. Understand allocations, season timing, and any costs.
- Utilities and access: Verify electric, gas, and roadway maintenance, plus any easements that shape building envelopes.
Also review hazard context. Weld County’s hazard mitigation annex for Severance outlines drought, flood, and extreme‑temperature risks, which helps you plan for drainage, insurance, and site design.
Infrastructure shaping what gets built
Public projects often determine where homes and acreage become practical. Severance’s adopted capital improvement program provides helpful visibility into what is moving forward.
- Road access and safety: Work includes Harmony Road expansion and new traffic signals at key intersections like East Harmony and Tailholt. Better access typically boosts daily livability and long‑term value.
- Utilities and capacity: The town has budgeted for wastewater treatment investments, a joint regional water treatment project, a southern waterline loop, and meter upgrades. These upgrades support additional rooftops and can affect timing for new phases.
- Trails and amenities: Great Western Trail crossings and paving, park projects, and community‑center investments are funded items that enhance lifestyle and connectivity.
Water supply and long‑term capacity
Water is the defining factor for Northern Colorado growth, and Severance is no exception. In 2022, the town limited new residential permit intake while addressing treatment and supply bottlenecks. That history matters if you plan to build on vacant land without confirming utility availability.
Regionally, the Northern Integrated Supply Project is moving through design and early construction work after a 2024 to 2025 legal settlement and participant contributions. As the project advances, it supports long‑term water planning for participant communities, including Severance. Timelines and costs can influence tap fees and development pacing, so it is wise to ask for the latest updates when you evaluate projects and budgets.
Utilities and build timing
The town’s budget outlines wastewater plant planning, meter upgrades that support digital reading, and waterline loops that improve reliability. These are positive long‑term investments. In the short term, large utility projects can create phasing or connection limits while work is underway. If you are buying new construction or land aimed at near‑term buildout, ask the builder and the town about any timing windows to avoid surprises.
Severance vs. Windsor vs. Fort Collins
You may be deciding among several Northern Colorado options. Here is how Severance stacks up in value and lifestyle.
Price and value
- Windsor: A larger market with amenities like lakes and golf neighborhoods. Early‑2026 snapshots showed median sale prices in the $620k to $640k range depending on the measure used.
- Fort Collins: The regional job and culture hub. Medians clustered in the mid‑$500ks in early 2026, with wide variation by neighborhood and product type.
- Severance: Generally positions between the two for many new single‑family homes, with the bonus of small‑acreage opportunities in the area. High‑end custom acreage can trade well above all three medians.
Remember that national portals use different methods and time frames. If you are making a pricing decision, confirm the most recent MLS data for the exact sub‑area and product you care about.
Lifestyle and commute
- Severance: Small‑town, semi‑rural character, newer homes, and quieter streets. Limited in‑town retail and services compared with larger neighbors.
- Windsor: More established suburban amenities with retail, parks, lakes, and golf options.
- Fort Collins: A full urban center with Colorado State University, employers, restaurants, entertainment, and transit.
Severance’s location about 10 miles from Fort Collins and 7 miles from Windsor keeps daily commuting workable while giving you a different pace and lot pattern.
Buyer and landowner checklist
Use this quick list while you research, tour, and write offers in Severance:
- Price check: Use the local MLS for current median price and absorption in your segment. Treat national websites as broad context only since their methods differ.
- New construction: Get the builder’s standard features, options, warranty, and any incentives in writing. Ask for sample contracts before you commit.
- Metro districts: Confirm whether a home sits in a metro or special district. Request the current mill levy, fee schedule, and how those charges appear on the tax bill.
- Water and sewer for acreage: Verify water rights or tap status, irrigation programs, and whether you need a well and septic. Confirm soils and setbacks for septic approval.
- Town projects and fees: Call planning or public works to ask about any active moratoria, current impact and tap fees, and the timing of capital projects that affect your parcel.
- Hazard review: Check flood or other hazard exposures and determine insurance and mitigation needs.
Next steps
Whether you want a low‑maintenance new home, more land for projects, or a long‑view investment, Severance offers a mix that is hard to find this close to Fort Collins. With 15‑plus years of transactional experience, an MBA in Real Estate and Finance, and hands‑on construction and development background, I can help you compare communities, evaluate acreage, and navigate builders and districts with clarity. Ready to explore Severance on your terms? Connect with Seth Hanson for a plan that fits your goals.
FAQs
What is Severance’s current population?
- The U.S. Census Bureau estimates Severance’s population at about 11,554 as of July 1, 2024, reflecting rapid growth since 2020.
What are typical Severance home prices in 2026?
- Early‑2026 snapshots from national portals showed medians from the mid‑$400ks to mid‑$500ks, with differences by source; verify current figures with the local MLS before offering.
Which new‑home communities are active in Severance?
- Hidden Valley Farm by Meritage Homes is active with a range of plans and quick‑move‑ins, and Tailholt filings include cottage‑style and smaller‑lot product; ask builders for current availability and incentives.
Can I find 1 to 5‑acre properties near Severance?
- Yes, the Severance and north Windsor area includes small‑acreage neighborhoods and ranchettes; confirm water taps or well plans, septic requirements, irrigation, and utilities before you buy.
How do water projects affect building in Severance?
- The town previously limited permits in 2022 due to treatment and supply constraints, and the regional NISP project is advancing after a 2024 to 2025 settlement, which supports long‑term capacity planning.
How far is Severance from Fort Collins and Windsor?
- Severance is about 10 miles east of Fort Collins and around 7 miles north of Windsor, keeping commutes manageable while offering a quieter setting.
