Demographic Profile
Key Observations
Population
Housing
• The Eastside and Westside neighborhoods contribute
to 13 percent of Fort Collins’ population. In 2014,
the Eastside neighborhood had 3,947 people and
the Westside neighborhood had 7,561 people. Both
neighborhoods are similar to the city as a whole despite
the impact of the college student population.
The combined population of the Eastside and Westside
neighborhoods decreased between 2000 and 2014 by 368
people.
While population has decreased in the Eastside and
Westside neighborhoods since 2000, the number of
households has increased by 142.
• The Eastside and Westside neighborhoods have
declined in population over the past 15 years despite
an increase of 142 households. This decline is attributed
to a decrease in the average size of households,
particularly in the Westside neighborhood.
• The percent of renter occupied units is over 60
percent in the neighborhoods, compared to 48 percent
city-wide. The proximity of the two neighborhoods to
Colorado State University has a significant impact on their
demographic profile. Over 30 percent of residents are
college students, both undergraduate and graduate.
Table 1: Population, 2000-2014
Eastside
Westside
Combined
City of Fort Collins
2000
3,841
8,035
11,876
Table 5: Households, 2000-2014
2010
3,851
7,446
11,297
2014
3,947
7,561
11,508
125,015 143,986 149,567
Change 2000-2014
Total
Ann. %
0.2%
106
-0.4%
-474
-0.2%
-368
1.3%
24,552
Source: ESRI; Economic & Planning Systems
Table 9: Income, 2014
A third of the population in the 2014
combined neighborhoods
are
in college.
Eastside
Table
2: Population
Population
Age,
2014
$52,115
Average
Household
Income
Table
3:
Enrolled
in School,
2012
Fort
$37,325Eastside
Median Household Income
Westside
Eastside
Collins
$25,834 #Westside
Per Capita Income
%
#
%
Under 15 In School
10%
16% 45%
13% 3,535
Population
1,323
36%
15Pre-K
to 24
25%50
22%
Westside
1%
12323% 2%
25Average
to 34 HouseholdSchool
26%
24%
$55,647
Income
Elementary/Middle
201
6%
64118% 8%
35Median
to 44School
13%86
14%
$36,031
Household Income
High
2%
17912% 2%
10% 2,237
45Per
to 54
9%
11% 28%
Capita
Income
$25,935
College
Undergraduate
822
23%
55College
to 64 Graduate/Professional
9%
9%
164
5%
35410% 5%
65 toCollins
74Economic & Planning Systems
5%
4%
6%
Fort
Source: ESRI;
Over
75 Household Income
5%
3%
5%
$71,408
Average
Median Household Income
Income
Median
Age Income
Per Capita
Table
4:
Race/Ethnicity,
2014
Aside
from
large
number
Source: ESRI;
Economica
& Planning
Systems
$53,485
29.6
$29,937
30.7
30.6
of students with relatively low incomes,
Fort
a large portion of neighborhood residents have
mid-level
Eastside Westside
incomes. The average household
incomes inCollins
the Eastside and
White Alone
91%
88%
Westside
neighborhoods are
$52,11590%
and $55,647,
respectively.
Source: ESRI; Economic & Planning Systems
Black Alone
1%
Chart Indian
1: Average Household Income,
American
1% 2014
Asian
2%
Other
2%
Two or More
3%
Hispanic Origin
Source: ESRI; Economic & Planning Systems
7%
1%
1%
1%
4%
3%
1%
1%
3%
3%
3%
11%
11%
-
Change 2000-2014
Households
2000
2010
2014
Total
Ann. %
Eastside
1,832
1,847
1,901
69
0.3%
Table 5: Households, 2000-2014
Westside
3,404
3,388
3,477
73
0.2%
Change 2000-2014
Table
5: Households, 2000-2014
Combined
5,236
5,235
5,378
142
0.2%
Households
2000
2010
2014 Change
Total 2000-2014
Ann. %
Eastside
1,832
1,847
1,901
69
0.3%
Households
2000
2010
2014
Total
Ann.
%
City of Fort Collins
48,227 57,289 60,658
12,431
1.7%
Westside
3,404
3,477
73
0.2%
Eastside
1,832 3,388
1,847
1,901
69
0.3%
Source: ESRI; Economic & Planning Systems
Combined
5,236
5,378
142
0.2%
Westside
3,404 5,235
3,388
3,477
73
0.2%
Combined
5,236
5,235
5,378
142
0.2%
The
Eastside
neighborhood
experienced
City of Fort Collins
48,227 57,289 60,658
12,431
1.7%
no
change
in
household
size, but the
Table
6:
Household
Size,
2000-2014
Source:
ESRI;
Economic
&
Planning
Systems
City of Fort Collins
48,227 57,289 60,658
12,431
1.7%
Westside neighborhood more
2000 closely
2014
Source: ESRI; Economic & Planning Systems
matches
Eastside with the trend for the
2.02 City. 2.02
Westside
2.29
2.16
Table
6: Household Size, 2000-2014
Fort Collins
2.47
2.35
2000
2014
Table 6: Household Size, 2000-2014
Source: ESRI; Economic & Planning Systems
Eastside
2.02
2.02
2000
2014
Westside
2.29
2.16
Eastside
2.02
2.02
Fort
Collins
2.47
2.35
Westside
2.29
2.16
Source: ESRI; Economic & Planning Systems
Fort Collins
2.47
2.35
\Table 8: Household Tenure, 2000-2014
Source: ESRI; Economic & Planning Systems
Within the Eastside and Westside
2000 2014
Neighborhoods
and the City, the percent
Eastside
8: Household
of\Table
owner-occupied
units2000-2014
is decreasing.
Owner
Occupied Tenure,
40% 34%
2000
Renter
Occupied Tenure, 2000-2014
60% 2014
66%
\Table
8: Household
Eastside
Westside
2000 2014
Owner
40%
Owner Occupied
Occupied
45% 34%
40%
Eastside
Renter
Occupied
60%
Renter Occupied
Occupied
55% 66%
60%
Owner
40%
34%
Westside
Fort
Collins
Renter
Occupied
60% 66%
Owner
45%
Owner Occupied
Occupied
59% 40%
52%
Westside
Renter
Occupied
55%
Renter Occupied
Occupied
41% 60%
48%
Owner
45%
40%
Fort Collins
Renter
Occupied
55% 60%
Source:
ESRI; Economic
& Planning Systems
Owner Occupied
59% 52%
Fort Collins
Renter Occupied
41% 48%
Owner Occupied
59% 52%
Source: ESRI; Economic & Planning Systems
Renter Occupied
41% 48%
Source: ESRI; Economic & Planning Systems
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Market Conditions
Key Observations
•Downtown and CSU have a major impact on the demand for real
estate within the neighborhoods. Proximity to downtown is appealing
to potential residents and will continue to drive demand and drive up
the price of housing. The demand for student housing will continue to
drive demand for rental housing.
•The Eastside and Westside neighborhoods average price for homes
has increased 30 percent over the past decade, while the average
monthly rental rate has increased nearly $400 since 2010 for
apartments in Fort Collins.
•The growing demand for housing in the neighborhoods has led to
significant construction activity with 208 new housing units and 243
housing additions permitted between 2005 and 2014. Newer homes
built in the last 10 years are larger than existing homes.
•There are small pockets of retail and office spaces within the
neighborhoods along the major arterial corridors with rental rates
similar to the city-wide average. These commercial spaces have low
vacancy rates indicating high demand.
Housing
Retail
Single family homes, both
detached and attached,
constitute 75 to 80 percent
of the housing units in the
Eastside and Westside
neighborhoods.
Table: Housing Units by Units in Structure, 2014
Eastside Westside
Single Family Detached
59.1%
60.3%
Table:
Housing
UnitsAttached
by Units
in Structure,
2014 14.1%
Permitted
Residential
Units
by Type,
2005 to 2014
Single
Family
21.7%
Eastside Westside
360or 4 Units
6.2%
3.9%
Single Family Detached
59.1%
60.3%
Single
Family Detached
5 to Family
19 Units
9.6%
5.7%
Single
Attached
14.1%
21.7%
50
3 or 4 Units SF Attached/Duplex
6.2%
3.9%
20 plus
10.9%
6.8%
5 to 19 Units
9.6%
5.7%
Multifamily
40
Mobile
Home
0.1%
1.6%
20
plus
10.9%
6.8%
Mobile
Home
0.1%
Source: ESRI; Economic & Planning Systems
1.6%
30
Source: ESRI; Economic & Planning Systems
Housing
Units
by
Year
2012
Housing
Units
Year
Built,
2012
Housing
Units
by Yearby
Built,
2012Built,
20
1,600
1,600
Approximately 40 percent of
Westside units in both neighborhoods
Eastside were built before 1940.
Westside
10
Eastside
1,400
1,400
1,2000
2005
2006
2007
2008
2009
2010
2011
2012
2013
Residential Sale Price, 2005 to 2014
50
40
30
10
0
Westside
Eastside
SF Attached/Duplex
800
400$300,000
Multifamily
$250,000
200
600
$200,000
0
20
Pre 1940
400
$150,000
2005
$50,000
1940 to
1949
1950 to
1959
1960 to
1969
1970 to
1979
1980 to
1989
1990 to
1999
2000 to
2009
2006
2007
2008
2009
2010
2011
Residential
Sale Price, 2005 to 2014
0 $0
$350,000
2005
Pre 1940
Westside
Eastside
2012
2013
2014
2006
1940 to
1949
2007
1950 to
1959
2008
1960 to
1969
2009
The average sale price
2013
2014
1990 to
2000
to
2010
for
homes
in
the two
1999
2009
neighborhoods has grown
approximately 30 percent
over the past 10 years from
$242,000 in 2005 to $342,000 in
2014.
2011
2010
1970 to
1979
2012
1980 to
1989
$300,000
Source: ESRI; American Community Survey; Economic & Planning Systems
$250,000
$200,000
$150,000
$100,000
$50,000
$0
2005
Vacancy
5.8%
Rate
12.0%
0.0%
8.3%
10,928,117
$13.83
5.8%
123,183
$21.20
6.3%
City
of Space
Fort Collins
70,001,487
Office
Square
Feet
Source:
Economic & Planning Systems
East ESRI;
Side
75,220
West Side
47,963
Combined
123,183
Average
$20.12
Rental
Rate
$21.18
$21.23
$21.20
Vacancy
4.5%
Rate
5.4%
7.6%
6.3%
$20.12
4.5%
2010 -
Residential Sale Price, 2005 to 2014
$400,000
City
ofSpace
Fort Collins
10,928,117
Retail
Square
Feet
Source:
ESRI; Economic & Planning Systems
Eastside
106,730
Westside
48,509
Combined
155,239
Average
$13.83
Rental
Rate
$18.10
$12.00
$16.19
Retail Space
Eastside
Westside
Combined
Table: Retail Inventory
Combined
Table: Office Inventory
Source:
ESRI; American Community Survey; Economic & Planning Systems
$100,000
200
Vacancy
Rate
12.0%
0.0%
8.3%
Average
The office spaces within the neighborhoods
areVacancy
Source:
ESRI;
Economic & Planning Systems Square Feet
Office
Space
Rental Rate
Rate
located
in
the
same
areas
as
the
retail
spaces,
which
East Side
75,220
$21.18
5.4%
are
primarily
along the arterial
West
Side
47,963 corridors.
$21.23
7.6%
800$400,000
600$350,000
Single Family Detached
Square Feet
106,730
48,509
155,239
Average
Rental Rate
$18.10
$12.00
$16.19
City of Fort Collins
Permitted Residential Units by Type, 2005 to 2014
1,000
Table: Retail Inventory
Office
Table: Office Inventory
2014
1,000
1,200
60
The Eastside and Westside neighborhoods have
small pockets of retail embedded within them.
2006
2007
2008
2009
2010
2011
2012
2013
Source: Larimer County Assessor; City of Fort Collins; Economic & Planning Systems
Average
Square
Feet
1,286
1,907
70,001,487
Source: ESRI; Economic & Planning Systems
2014
Table: Single Family Home Sales, 2005 to 2014
Number Average
Of
Sales
Price
All Units
1,106 $278,989
Built Since 2000 (Finished Home)
81 $417,697
Table: Single Family Home Sales, 2005 to 2014
Source: Larimer County Assessor; City of Fort Collins; Economic & Planning Systems
Number Average
Of
Sales
Price
All Units
1,106 $278,989
Built Since 2000 (Finished Home)
81 $417,697
City of Fort Collins
Price
Per SF
$227
$219
Average
Square
Feet
1,286
1,907
Price
Per SF
$227
$219
The average
sale price for
homes that
were built
after 2000,
and sold
between 2005
and 2014 was
$418,000.
fcgov.com/otnp
Permit and Variance Trends
New Building Permits, 2005 - 2011 and 2012 - 2014
New Residental Bui ldi ng Per mi ts�
New Residenta
l Bui ldi Building
ng Per mi ts�Permits
New
Residential
2005 to 2011
2005 to
2011
Single Family Detached
Vine
Vine
Variences since 2012
2012 to 2014
2012 toSingle
2014Family Detached
Single Family Detached
Single Family Attached-Duplex
Single Family Attached-Duplex
Multifamily
Multifamily
Single Family Detached
Multifamily
Multifamily
Eastside Neighborhood
Eastside Neighborhood
Westside Neighborhood
Westside Neighborhood
2005-2011
2012-2014
Single Family Detached
Number of Permits
52
21
Annual Permits
8.7
7.0
2,020
2,014
7
0
Number of Units
11
0
Annual Permits
1.2
0.0
1,251
0
8
4
Number of Units
51
73
Annual Permits
1.3
1.3
1,014
1,082
Number of Permits
92
30
Annual Permits
15
10
530
539
176
67
29
22
651
602
$73,228
$143,174
Average Size
SFA/Duplex
Cherry
Cherry
Number of Permits
Average Size (unit)
Laporte
Laporte
Multifamily
Number of Permits
Mountain
Mountain
R
i
R ve r
iv s
e r id
si e
de
Shields
Shields
Taft
HillHill
Taft
By Code Standard
Table: Permits Issued, 2005 to 2014
Mulberry
Mulberry
Average Size (unit)
By Project Type
Secondary Buildings
Mulberry
Mulberry
Average Size
New Additions
Number of Permits
Laurel
Laurel
Average Valuation
Stover
Stover
Elizabeth
Elizabeth
Average Size
Source: City of Fort Collins; Economic & Planning Systems
Lemay
Lemay
Remington
Remington
College
College
The Westside neighborhood has captured a greater share of new units. This
is partially because the Westside is physically larger then the Eastside and
that the majority of multi-family projects were permitted in the Westside.
Annual Permits
Laurel
Laurel
City of Fort Collins
Draft - xx/xx/2014
1-6
Pitkin
Pitkin
Prospect
Prospect
¯
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