Kim Carmichael - Northern Colorado Homes

02/28/2026

Check out this beautiful home in Fort Collins I just listed!

Private oasis on 1.5 serene acres just minutes from Old Town Fort Collins.

This 3 bed, 3.5 bath home blends luxury, nature, and total seclusion. Hidden from the road, it feels like your own peaceful retreat while still being walkable to nearby amenities. Inside features cherry hardwood floors, travertine tile, and a chef’s kitchen with premium Wolf appliances and built-in Miele coffee system.

The outdoor space is next level: massive stone patio, built-in grill and smoker, multiple fire pits, and a heated saltwater pool/hot tub for year-round enjoyment

Bonus features include an attached climate-controlled garage, detached 2-car garage, edible gardens, orchard, chicken coop, and stunning views overlooking a horse farm.

Colorado living at its finest: privacy, luxury, and land all in one rare Fort Collins property. DM me to schedule a private showing before it’s gone.

Discover your private oasis on 1.5 serene acres just minu...

12/15/2025

Thought you should know...

Northern Colorado condo & townhome owners:

This is one of those “why didn’t anyone tell me this sooner?” kind of things 👀

A special assessment is NOT the same as an HOA raising monthly dues.

It’s a one-time charge that happens when a big repair comes up and the HOA doesn’t have enough money in reserves or their master insurance policy doesn’t fully cover the loss.

That’s where special assessment coverage aka loss assessmemt coverage can step in and help. This is an addition to your personal insurance policy, not the HOAs policy and can potentially save you thousands when that unexpected HOA bill shows up.

Unfortunately this comes up often in Fort Collins and Northern Colorado condos and townhomes, especially in older communities or after major weather events.

To be honest, it is coming up more across the country because of how expensive things have gotten, especially roofs and exterior work that is part of the HOAs responsibility, but ultimately falls on the homeowners collectively if there is not enough money.

It doesnt have to be scary.

You might never need it.

But being prepared in case is just smart homeownership.

If you own a condo or townhome, it’s worth checking your policy before you need it.

Follow .carmichael.co for real Fort Collins & Northern Colorado real estate tips that actually help you protect your home and investment.

12/10/2025

My parents were here to celebrate the holidays a little early and have been to Fort Collins quite a few times over the years, so we decided to try out some smaller local off the beaten path spots and a new coctail bar:

1. Nuance Chocolate

Must-visit for chocolate lovers and is one of the few true bean-to-bar chocolate makers across the country, crafting all of their bars and truffles from ethically sourced cacao beans roasted and ground right in Old Town Fort Collins.

🍫 What makes it special:

Small-batch, single-origin chocolate with nuanced flavors you can taste — think citrus notes, deep caramel, and complex profiles you don’t get in mass-produced brands.

You know I love my hot chocolate, so try the French-style hot chocolate with a half bar of chocolate (yes, it's worth the calories) for a sweet family treat.

2. Equinox Brewery

Local mid-town Fort Collins brewery with a relaxed, welcoming vibe. No TVs, just great beer (or mocktails if thats more your vibe) and live music on weekends.

🍻 What makes it special:

Seasonally rotating beers on 18 taps that appeal to a variety of palates — from crisp ales to richer brews and a mango sour I got to try this weekend!

Outdoor beer garden space makes it a great stop in good weather, and families can sip while kids enjoy the fresh air

3. Sugar Salt Sand

Big flavors, beach-vacation energy, and cocktails that do not play. It’s the spot when you want something fun, colorful, and totally different from the usual FoCo lineup.

🍹What makes it special:

It was my first time here and we got margaritas and frozen coctails - their Pina Colata was the best and worth trying on the outdoor patio come summertime! Happy hour all day on Mondays

What is your favorite spot in Fort Collins?

12/01/2025

Best decision I ever made.

A good friend recently asked me about getting my real estate license. She asked me if I regretted it and I said the opposite.... I wish I would have gotten it at 18.

Instead of drowning in student loan debt from a career that I loved the idea of, but in reality was focused on insurance companies > patients.

I could have been helping people accomplish their dreams of homeownership earlier and educating people on what it actually takes to buy a home.

We cant take back the past and being a physical therapist has shaped who I am for sure, but it is interesting to think about what would have happened if I chose another path.

Just really grateful for the opportunities this career has given me, the people I have gotten to help and new people I continue to meet because of your referrals.

I am so grateful for you 🩷

11/13/2025

Helping out a few different clients and friends, so if you know anyone looking for a rental, please let me know:
- Huge Fort Collins basement apartment with separate walkout - fully remodeled and you will be the first one to live here! At 1632 square feet, 2 bedrooms and 1 bath, this space is perfect to be in the heart of Fort Collins! $1650/month. Message me for pictures and I can get you in touch with the owner
- Private Fort Collins home to yourself and bring your dogs to enjoy the large, private backyard! 4 beds, 3.5 baths and just under 2800 square feet - you can either sublease for 6 months or sign an 18 month lease, totally up to you. $3,000/month. Message me for details
- Private room for rent in Windsor - perfect for a traveling nurse or someone looking for a 3-6 month lease. One bedroom in a 2 bedroom first floor condo with shared bathroom and small backyard and front patio! $1,000/mo. Message me to set up a tour!

11/04/2025

Prices have leveled off. After years of nonstop growth, Larimer and Weld County home prices are flat to slightly down from their 2022 peaks.

Inventory is finally up. Homes are sitting longer, giving buyers leverage and room to negotiate again.

Rates have dipped. Mortgage rates are back in the high 5's, which is the most affordable they’ve been in a year.

Sellers are motivated. With fewer bidding wars, buyers are getting credits, repairs, and closing costs covered. Sellers are coming to terms with this reality like we haven’t seen in years.

If you’ve been waiting for the right time, this is it. Northern Colorado hasn’t offered this kind of buying power since the mid-2010s.

Want to see what kind of opportunities are out there right now in Fort Collins, Loveland, or Windsor? Send me a message and I’ll show you what’s possible.

I also have a free first time homebuyer class next Tuesday, Nov 11th at 6pm. Message me for details

11/04/2025

Come join my free online First Time Homebuyers Class next Tuesday at 6pm. Whether you are ready to buy now or in 12-18 months, it's always good to learn about the process now: https://www.eventbrite.com/e/first-time-home-buyer-class-tickets-1962556682869

10/24/2025

5.875%....

That is todays rate for first time homebuyers with excellent credit.

Still not good enough for you?

You can buy it down for more money that you put down or we can negotiate the seller to help buy down your rate, but we are under 6% with no extra cost to you without you having to do anything.

Getting the best deal - that is where I come in with negotiations!

It is a team effort between you, me and whoever you choose to partner with us as your lender.

We might not like it, but figuring out the $$ part is a big part of buying a home and actually will make you feel more comfortable, and empowered on your journey.

The end of 2025 or beginning of 2026 could be the perfect time to buy if you have been thinking about it for awhile but havent been able to make the numbers work.

Did you know that for every 1% in interest rate decrease you as a buyer gain 10% more buying power?

Looking for detailed numbers on your situation?

Comment "Interest rates" and I will set you up with a few of my lender partners to see who is a good fit