Last updated: June 2026  ·  Data window: trailing 24 months (sales on/after 2024-06-01)  ·  Loveland / Larimer County, CO

Loveland CO Land Prices Per Acre — 2024–25 Data

What Is Land Worth
Per Acre in
Loveland, CO?

Public county records show a median of $38,224 per acre across 25 qualified vacant-land sales in the Loveland / Larimer County area (trailing 24 months). Actual value for any parcel depends on zoning, utilities, entitlement, and location — read on to understand the drivers and request a parcel-specific breakdown.

Median: $38,224/acre 25 vacant-land sales Larimer County, CO Source: Public county records Trailing 24 months
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Local Market Snapshot

What Does County-Record Data Show for Loveland Land Prices?

The figures below are descriptive statistics compiled from public Colorado county assessor and clerk filings for Loveland / Larimer County. They are real recorded transactions — not estimates, models, or opinions.

Vacant Land

$38,224

Median sale price per acre

25 qualified sales · trailing 24 months

Vacant Land Sales Volume

25

Qualified recorded transactions

Loveland / Larimer County area

Commercial / Retail / Office

$538,560

Median sale price per parcel

153 qualified sales · typical range $320K–$1.3M

Commercial Volume

153

Qualified commercial transactions

Retail · office · commercial parcels

Source & Caveat: Public Colorado county records (county assessor and clerk filings), aggregated. Trailing 24 months (sales on/after 2024-06-01). Figures are descriptive statistics from recorded transactions, not appraisals or opinions of value. Individual properties vary widely. The $38,224/acre figure is the median of 25 sales; outliers in either direction — driven by parcel size, zoning, entitlement status, and utility availability — are common. Do not treat this figure as an appraisal for any individual parcel.

What Moves the Number

What Drives Raw-Land Value in Loveland, CO?

The $38,224/acre median is a midpoint across a wide spectrum. These six factors explain most of the gap between a parcel trading at $5,000/acre and one trading at $150,000/acre.

Zoning & Land Use Classification

Agricultural (A) zoning in unincorporated Larimer County is the baseline — and typically yields the lowest per-acre values. Once a parcel is annexed into the City of Loveland and rezoned residential or commercial, allowable density and intensity jumps dramatically, often multiplying value. Mixed-use and planned development overlays carry additional premiums.

Entitlement Status

Entitlement is the process of securing government approvals — rezoning, subdivision plats, special use permits — that legally authorize a specific development. Entitled land commands a significant premium over raw land because the buyer inherits approved plans and avoids entitlement risk. The more complete the entitlement package, the more the seller is typically paid for that de-risked future.

Utility Availability

Land with water, sewer, gas, and electric service at the boundary is far more valuable than land requiring expensive infrastructure installation. In Loveland, water is the most critical factor — Colorado water rights are legally separate from land title and must be secured independently, adding both cost and complexity to any development plan. Proximity to Loveland Water and Power service territory matters.

Road Access & Visibility

Parcels with direct frontage on U.S. Highway 34, U.S. Highway 287, or Interstate 25 carry commercial-development premiums. Interior parcels accessible only via easement or dirt county road trade at a discount. Legal access — verified in a title search, not just physical drivability — is essential; parcels with access disputes are often unmarketable until resolved.

Location Within Loveland

The East Loveland growth corridor, Centerra retail district, and parcels near Boyd Lake State Park or the U.S. 34 / I-25 interchange typically trade at higher per-acre values than rural Larimer County parcels of comparable acreage. Proximity to employment centers, retail services, and amenity corridors drives buyer demand and price competition.

Parcel Size, Shape & Topography

Smaller entitled lots near development corridors often trade at higher per-acre prices than large raw agricultural tracts. Very large parcels (100+ acres) frequently command lower per-acre prices unless entitlement or mineral/water rights add value. Irregular shapes, steep slopes, floodplain encroachment, or wetland constraints reduce net developable area and depress effective per-acre pricing.

Loveland Market Context

Where Does Loveland Land Fit in Northern Colorado?

Loveland, Colorado area landscape

Loveland

Colorado

Larimer County · Northern Front Range

Northern Colorado's Front Range Growth Corridor

Loveland sits at the southern edge of Larimer County, roughly 45 miles north of Denver and 15 miles south of Fort Collins on the U.S. 34 / I-25 corridor — one of Colorado's fastest-growing subregional markets.

Key location factors that influence land value in and around Loveland:

  • Direct I-25 access at the U.S. 34 and U.S. 402 interchanges drives commercial demand
  • Centerra lifestyle and retail district is a major employer and retail anchor in East Loveland
  • Boyd Lake State Park and Horseshoe Lake recreation corridor add amenity premiums nearby
  • Berthoud, Windsor, and Fort Collins represent adjacent competitive land markets
  • Loveland Water and Power service territory boundaries affect utility availability and cost
  • City of Loveland annexation policy shapes what is developable at what density
  • Larimer County zoning applies to unincorporated parcels outside city limits
  • Thompson School District is a factor in residential land developer underwriting

How to Get an Estimate

How Do You Get a Parcel-Specific Land Value Estimate in Loveland?

The $38,224/acre county-record median is a useful benchmark, but it is not a valuation of your parcel. Here is the methodical path to a defensible parcel-specific figure.

1

Gather Your Parcel Identifiers

Collect the Larimer County Assessor Parcel Number (APN), the legal description from your deed, and the current mailing address. The APN is the master key to all public records: assessed value history, zoning confirmation, ownership history, and sales data. The Larimer County Assessor's online portal allows free APN lookups by address.

2

Confirm Current Zoning & Annexation Status

Zoning is the most powerful driver of value, so confirming it is the first analytical step. Contact the City of Loveland Planning Division (for parcels inside city limits) or Larimer County Planning (for unincorporated parcels) to confirm the current zone district, any pending rezoning applications, annexation agreements, or overlay districts that may affect allowed use and density. Do not rely on assessor zoning codes alone — they lag official zoning records.

3

Check Utility Availability & Water Rights

Contact Loveland Water and Power or the applicable water and sanitation district to get a utility availability letter. For parcels outside municipal service area, determine the cost and feasibility of well and septic. Separately, verify what water rights — if any — convey with the parcel. In Colorado, water rights are administered independently through the State Engineer's office and may be the most valuable (or most limiting) attribute of a rural parcel.

4

Review Title, Easements & Encumbrances

Order a preliminary title report from a Colorado title company. Review for access easements (or lack thereof), utility easements, conservation easements, deed restrictions, covenants, and any liens or encumbrances. Conservation easements, in particular, permanently restrict development rights and can dramatically reduce market value relative to an otherwise comparable parcel.

5

Identify Comparable Sales from County Records

Pull recorded arm's-length sales of comparable parcels from Larimer County Clerk & Recorder filings. Good comparables match your parcel in: general location (within 5–10 miles), zoning classification, gross acreage range (within 50%), utility access status, and entitlement stage. The narrower and more recent the comparable set, the more defensible your value estimate. Colorado's public records are accessible through the Larimer County Assessor's comparable sales tool.

6

Apply Adjustments for Parcel-Specific Factors

Once you have a comparable sales set, adjust each comparable's per-acre price up or down to reflect differences in: size (smaller parcels often command higher $/acre), road frontage quality, floodplain coverage, topographic constraints, entitlement stage, and utility status. This adjusted grid is the basis for a supportable per-acre value conclusion. For legal, lender, or eminent domain purposes, a licensed Colorado appraiser must prepare a formal appraisal — this process yields an informed estimate, not a certified value.

7

Submit a Parcel Inquiry for a Data-Backed Summary

Colorado Land Use can compile available county-record comparables, zoning context, and location factors specific to your Loveland parcel and provide a written data summary. Use the form below to submit your parcel address or APN. This is an independent research summary, not a licensed appraisal, but it provides a documented starting point for negotiations, listing decisions, or further due diligence.

Frequently Asked Questions

Loveland CO Land Prices Per Acre — Questions Answered

Real questions from landowners, buyers, and developers researching Loveland vacant-land values.

Public county records show a median sale price of $38,224 per acre across 25 qualified vacant-land transactions in the Loveland / Larimer County area over the trailing 24 months (sales on or after 2024-06-01). Individual parcels vary widely based on zoning, utilities, access, and entitlement status.
The $38,224/acre figure is a median — the midpoint of recorded transactions. Raw agricultural land on the urban fringe often trades below this median, while smaller, entitled, utility-served lots near Loveland's growing developments can trade well above it. Always request a parcel-specific analysis.
Zoning is the single biggest lever on raw-land value. Agricultural (A) zoning in unincorporated Larimer County typically yields the lowest per-acre prices. Residential or commercial zoning — especially after annexation into the City of Loveland — can multiply per-acre value several times over because the allowable use density and development intensity is much higher.
Entitlement is the process of obtaining government approvals (rezoning, subdivision plat, special use permit) that legally authorize a specific development. Entitled land commands a premium over raw land because the buyer inherits approved plans and avoids entitlement risk — the possibility that approvals could be denied or delayed.
Yes, significantly. Land with water, sewer, gas, and electric service at the boundary — or within easy extension distance — is far more valuable than land requiring expensive infrastructure installation. In Loveland, water availability is especially critical; Colorado water rights are separate from land title and must be secured independently.
Proximity to U.S. Highway 34, Interstate 25, and the East Loveland growth corridor typically supports higher land values. Parcels adjacent to established commercial nodes, the Centerra retail district, or along the Boyd Lake / Horseshoe Lake recreation corridor carry locational premiums compared to rural Larimer County parcels with similar acreage.
Raw land has no utilities, approvals, or legal subdivision in place. Improved land has had some investment — grading, road access, utility stubs, or conceptual plans. A platted lot has been legally subdivided, recorded with the county, and usually has infrastructure commitments. Each stage of improvement typically adds to per-acre (or per-lot) price while reducing total acreage.
Yes. The same county-record dataset shows 153 qualified commercial/retail/office sales with a median of $538,560 per parcel (typical range $320,000–$1,300,000). Commercial parcels are usually smaller in acreage but priced much higher per square foot due to higher income potential.
The figure is a descriptive statistic drawn from 25 qualified recorded transactions in public Colorado county assessor and clerk filings (trailing 24 months, sales on or after 2024-06-01). It is not an appraisal or opinion of value. A sample of 25 means individual data points can move the median; treat it as a market benchmark, not a precise valuation of any single parcel.
Typically yes — smaller parcels (under 5 acres) that are close to development often trade at a higher per-acre price than large raw agricultural tracts, because buyers pay a premium for developable scale. Very large parcels (100+ acres) frequently have lower per-acre values unless they carry significant entitlement or mineral/water rights.
At minimum: verify current zoning and any pending annexation or overlay districts with the City of Loveland or Larimer County; confirm water and utility availability and cost to extend; check for easements, covenants, and access rights in the title; review the FEMA flood map for the parcel; and request a current comparable-sales analysis from a qualified local professional.
Submit the parcel address or APN through the inquiry form on this page. Colorado Land Use will review available county-record comparables, zoning context, and location factors specific to your parcel and respond with a data-backed summary.

Ready to Know What Your Loveland Parcel Is Worth?

Submit your parcel address or APN and receive a county-record data summary specific to your land.

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Get a Parcel-Specific Estimate

Request a Loveland Land Price Data Summary

Provide your parcel details and Colorado Land Use will compile relevant county-record comparables, zoning context, and location factors. This is an independent research summary, not a certified appraisal.

Colorado Land Use is an independent research resource. Submissions are used only to prepare your data summary. This is not a licensed appraisal service.

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