Nova55Living › Fort Collins / Northern Colorado
Northern Colorado offers something rare: genuine mountain-town lifestyle within 60 miles of Denver, Larimer County property taxes among the lowest in the country (~0.56% effective), and a growing 55+ community scene anchored by Sonders Fort Collins and Lakeshore at Centerra. The inventory is smaller than Phoenix or the Villages — but what exists is solid, and the lifestyle trade-off is real.
Get Expert Help Finding Your Community~375 homes planned · 225 acres · Bridgewater Homes + Thrive Home Builders · $660K–$775K+ · Single-story ranch plans only · Richards Lake access · Learning Center, Flourish Park, Serene Park · 5 miles from Old Town Fort Collins · NOT age-restricted (age-targeted; welcomes all ages)
280 condos · Loveland, CO · $300Ks · Built 2002–2014 · Lake and mountain views · UCHealth Medical Center of the Rockies nearby · Largest community in Northern CO 55+ market
~154 homes · Gated · Loveland, CO · $300Ks · Formally age-restricted 55+ · New construction · Closest to a purpose-built 55+ community in the Loveland/Centerra corridor
Lake-front resort setting · $550K–$900K · HOA $200–$250/mo · Houts Lake and Equalizer Lake · Lake Club pool, fitness · Non-motorized boating on Houts Lake · Verify both HOA and metro district costs
83 homes · Fort Collins, CO · avg ~$633K · Built 2006–2016 · Formally 55+ age-restricted · Single-family and attached options · Established neighborhood
56 homes · Loveland, CO · $300Ks · Built 1977–1989 · Formally 55+ age-restricted · Most affordable formally restricted option in market
52 homes · Loveland, CO · $300K–$400Ks · Formally 55+ age-restricted · Single-family · Quiet resale community
23 homes · Loveland, CO · $300K–$400Ks · Gated · Built 1984–1993 · Smallest formally restricted community in market
Windsor, CO · 27-hole golf course · Waterfront restaurant · Private clubhouse · Lake kayaking and paddleboarding · Resort lifestyle without age restriction
Most communities in Northern Colorado are age-targeted (marketed to 55+ buyers, but open to any age) rather than age-restricted (legally require at least one resident per home to be 55+). Sonders Fort Collins, Lakeshore at Centerra, The Lakes at Centerra, and Pelican Lakes are all age-targeted — any buyer can purchase there. Avenida at Centerra, The Cottages at MacKenzie Place, Westlake Village Townhomes, Mirasol, and Country Lake Villas are formally 55+ age-restricted. This distinction matters for HOA enforcement and long-term community demographics.
Larimer County’s median effective property tax rate is approximately 0.56% — below both the Colorado median and well below the national median of 1.02%. The same statewide formula applies: (market value − $55K) × 6.7% assessment rate (2025 standard) × local mill levy. The Senior Homestead Exemption (50% of first $200K actual value, 65+, 10-year ownership) reduces this further.
| Scenario | Home Value | Est. Annual Tax | After Senior Exemption |
|---|---|---|---|
| Sonders (typical) | $720K | ~$4,032 | ~$3,472 |
| Lakeshore at Centerra | $350K | ~$1,960 | ~$1,400 |
| The Lakes at Centerra | $700K | ~$3,920 | ~$3,360 |
| Cottages at MacKenzie | $633K | ~$3,545 | ~$2,985 |
| Westlake Village (est.) | $320K | ~$1,792 | ~$1,232 |
Estimates use Larimer County ~0.56% effective rate. Metro district overlays at some Centerra-area communities may add to the bill. Verify with Larimer County Assessor.
Full Larimer County Tax Guide →
Starting in 2025, Colorado allows residents who moved within the state between January 1, 2020 and December 31, 2024 to re-qualify for the Senior Homestead Exemption. Previously, any in-state move forfeited the exemption permanently. This is significant: if you sold your Colorado home to buy at Sonders or Avenida at Centerra, you may now be eligible to apply sooner than previously thought.
UCHealth Poudre Valley Hospital (Fort Collins) and UCHealth Medical Center of the Rockies (Loveland) serve the Northern Colorado market. Both are UCHealth system facilities. Loveland’s Medical Center of the Rockies opened in 2009 as a regional medical center with Level II Trauma Center capabilities — directly adjacent to the Centerra area communities.
Compare all communities or get the real numbers:
Total Cost Comparison →Sonders vs. Lakeshore at Centerra →Get Expert Help →