Nova55Living › Fort Collins / Northern CO › Total Cost Comparison
All-in monthly estimates · Updated 2025
Larimer County’s ~0.56% effective property tax rate is well below the national median. Here is what each community actually costs per month when you add HOA fees, taxes, and insurance.
| Community | Home Price | HOA/mo | Tax/mo | Insurance/mo | Est. Total/mo |
|---|---|---|---|---|---|
| Sonders Fort Collins | $660K–$775K+ | Confirm | ~$308–$362 | ~$183–$242 | $491+ confirm HOA |
| Lakeshore at Centerra | ~$340K | Confirm (incl. exterior) | ~$112 | ~$75 (interior only) | $187+ confirm HOA |
| The Lakes at Centerra | $550K–$900K | $200–$250 | ~$257–$420 | ~$183–$317 | $640–$987+ |
| Pelican Lakes (Windsor) | Confirm | Confirm + club fees | Weld Co; confirm | Confirm | Confirm all layers |
| Community | Home Price | HOA/mo | Tax/mo | Insurance/mo | Est. Total/mo |
|---|---|---|---|---|---|
| Avenida at Centerra | ~$340K | Confirm | ~$112 | ~$125 | $237+ confirm HOA |
| Cottages at MacKenzie | avg ~$633K | Confirm | ~$249 | ~$158 | $407+ confirm HOA |
| Westlake Village | ~$310K | Incl. exterior | ~$98 | ~$75 (interior) | $173+ confirm HOA |
| Mirasol | ~$360K | Confirm | ~$121 | ~$133 | $254+ confirm HOA |
| Country Lake Villas | ~$350K | Confirm | ~$117 | ~$125 | $242+ confirm HOA |
Tax estimates use Larimer County ~0.56% effective rate; base county only (metro district overlays at Sonders and Centerra area will increase the bill). Insurance at standard Colorado rates. Verify all figures before buying.
Buyers 65+ who qualify for the Colorado Senior Homestead Exemption (10-year ownership) reduce their property tax by roughly $47/month on a $700K home, $28/month on a $350K home. On a fixed income, this is real money. The 2025 portability change means some in-state movers who previously disqualified may now be eligible sooner than expected.
Sonders Fort Collins and likely Avenida at Centerra carry Metropolitan District overlays that increase the effective tax rate above Larimer County’s base ~0.56%. The estimates above use the base county rate and will understate your actual bill until you verify the total mill levy for your specific parcel.