{"id":306,"date":"2026-05-23T10:03:16","date_gmt":"2026-05-23T10:03:16","guid":{"rendered":"https:\/\/coloradorelocationreport.com\/?p=306"},"modified":"2026-05-23T10:03:16","modified_gmt":"2026-05-23T10:03:16","slug":"whats-working-front-range-foreclosures-are-on-the-rise","status":"publish","type":"post","link":"https:\/\/coloradorelocationreport.com\/?p=306","title":{"rendered":"What\u2019s Working: Front Range foreclosures are on the rise"},"content":{"rendered":"<div>\n<div>\n<div>\n<p><strong>Tamara Chuang<\/strong><\/p>\n<p><em>Business\/Technology Reporter<\/em><\/p>\n<\/div>\n<\/div>\n<p><strong>Quick links: Pre-foreclosures by county | Calls to foreclosure hotline up 47% | Reader poll | Colorado adds jobs| Startups, students awarded grants <\/strong><\/p><p>Read more <a href=\"https:\/\/coloradorelocationreport.com\/?p=302\">Trump administration releases $40 million for historic Colorado River water rights purchase<\/a><\/p>\n<p>Patrick Muldoon is closely watching the housing market around Colorado Springs and Pueblo. As a licensed real estate agent based in the area, it\u2019s his job. But as someone who also specializes in bank-owned properties, the past year has been troubling.<\/p>\n<p>\u201cWe\u2019re starting to see buyers underwater. We knew that was coming. Delinquencies on the rise, and not just in housing. We\u2019re seeing it in cars and credit cards and the rest,\u201d said Muldoon, owner of Muldoon Associates. \u201cBut now we\u2019re starting to see the NED filings increase across the Front Range. So gauging it as we go, my guess is that this is the start of more to come.\u201d<\/p>\n<p>NED stands for Notice of Election and Demand and is typically the bank\u2019s first step in the foreclosure process. They\u2019ve been on the rise for more than a year in El Paso County, he said. The county also had the most pre-foreclosures of Front Range counties so far this year, according to market researcher ATTOM, which tracks property data nationwide. While the number of homeowners facing foreclosure is just a fraction of levels during the Great Recession, things have changed in the past two years.<\/p>\n<p>\u201cMost of my clientele has been educated over the last four or five years, so they\u2019re either not running into troubles now or they bought correctly, and that\u2019s great,\u201d Muldoon said. \u201cBut we are seeing a lot of delinquents starting to come into the market. You\u2019re definitely going into subdivisions now with short sales, and I\u2019m getting a lot of calls from other brokers (with) clients that are in trouble, three, four payments behind. Those are conversations we weren\u2019t having 18 months ago.\u201d<\/p>\n<div><noscript>\n<figure class=\"wp-block-image size-medium_large\"><img loading=\"lazy\" decoding=\"async\" alt=\"chart visualization\" class=\"wp-image-304\" height=\"566\" src=\"https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/b170b36a60b544538c254f2dd9f1f80f-768x566.jpg\" width=\"768\" srcset=\"https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/b170b36a60b544538c254f2dd9f1f80f-768x566.jpg 768w, https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/b170b36a60b544538c254f2dd9f1f80f-300x221.jpg 300w, https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/b170b36a60b544538c254f2dd9f1f80f.jpg 1020w\" sizes=\"auto, (max-width: 768px) 100vw, 768px\" \/><\/figure>\n<\/noscript><\/div>\n<p>Compared with the rest of the nation, Colorado\u2019s residential housing market is somewhere in the middle for the rise in pre-foreclosures, according to ATTOM, which analyzes county tax assessor data. The state had 1,945 pre-foreclosures during the second quarter, up 12% from a year ago.<\/p>\n<p>Adams County had the highest jump, up 60% in a year to 283 properties. El Paso County\u2019s pre-foreclosure filing rate was up just 4%, but the region was already high a year ago, with 307 so far this quarter. Pueblo County saw a 51% drop to 167 pre-foreclosures in the same period, but the county also had a high number of actual foreclosures, up 91% to 37.<\/p>\n<p>Denver County also saw little change in pre-foreclosures, but with a high number of investor-owned properties, the county had the most vacant properties held by investors.<\/p>\n<p>ATTOM data shows that foreclosures in the U.S., especially in vacant homes with no occupants (i.e.: zombie foreclosures), are up 18% from a year ago though down 8% from March, indicating that lenders are working through distressed properties where homeowners struggled with affordability. Foreclosure activity is well below what it was even before the pandemic, said Rob Barber, ATTOM\u2019s CEO.<\/p>\n<p>\u201cColorado\u2019s residential vacancy rate remained below the national average in the second quarter, with 0.9% of homes sitting vacant compared to 1.3% nationwide,\u201d Barber said in an email. \u201cMeanwhile, Colorado\u2019s zombie foreclosure rate rose to 3.8% of pre-foreclosure properties in Q2 2026, slightly above the national rate of 3.4% and up from 2.8% in the prior quarter and 2.6% a year earlier, in line with the majority of states that saw zombie foreclosures increase this quarter.\u201d<\/p>\n<h2>Calls to state foreclosure hotline up 47%<\/h2>\n<p>\u201cI need help avoiding foreclosure,\u201d is the first topic in the homeowners section of Colorado Housing Connects, the nonprofit help line managed by Brothers Redevelopment. During the Great Recession, it was known as the Colorado Foreclosure Hotline. The number is 1-844-926-6632.<\/p>\n<p>\u201cWe\u2019ve seen a 47% jump in our volume related to people with questions around foreclosure or default in their mortgage,\u201d so far this year compared with the same period a year ago, said Patrick Noonan, program director for Colorado Housing Connects.<\/p>\n<p>From January to April, the organization recorded 1,739 contacts, with April the highest month since 2020. The second highest was January.<\/p>\n<p>Such a sudden spike hasn\u2019t been seen since the start of the pandemic. However, the overall numbers are much, much lower than when the Great Recession started in 2008.<\/p>\n<p>\u201cIn the height of the (Great Recession) foreclosure crisis we may have received upwards of 3,500 to 4,500 inquiries in a month. And since 2020 we\u2019ve had two of our busiest months \u2014 and that\u2019s this year \u2014 and that\u2019s been just over 450 inquiries,\u201d he said.<\/p>\n<p>About 80% of the calls are from folks who are concerned about their mortgage and are already in the hole. Typically, banks start the foreclosure process when a homeowner is 120 days late on paying their mortgage.<\/p>\n<p>The top three counties for callers were Denver, with 240; Arapahoe County, with 177; and Adams County, at 160. According to Colorado Housing Connects, 35% of those seeking help with foreclosure prevention were 60 years or older, 54% identified as female-headed households and 34% had someone in the household with a disability. Roughly 33% identified as non-white.<\/p>\n<div><noscript>\n<figure class=\"wp-block-image size-medium_large\"><img loading=\"lazy\" decoding=\"async\" alt=\"map visualization\" class=\"wp-image-305\" height=\"713\" src=\"https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/2c1697a85d8c3012f6523820772d071e-768x713.jpg\" width=\"768\" srcset=\"https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/2c1697a85d8c3012f6523820772d071e-768x713.jpg 768w, https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/2c1697a85d8c3012f6523820772d071e-300x279.jpg 300w, https:\/\/coloradorelocationreport.com\/wp-content\/uploads\/2026\/05\/2c1697a85d8c3012f6523820772d071e.jpg 1020w\" sizes=\"auto, (max-width: 768px) 100vw, 768px\" \/><\/figure>\n<\/noscript><\/div>\n<p>The thing about missing a mortgage payment is that most homeowners have home equity, so options include refinancing, getting a home-equity loan or selling. But newer homeowners who stretched to afford a house did so when prices and interest rates peaked.<\/p>\n<p>\u201cIf you purchased 10 years ago at a low interest rate, the price was much lower and maybe your income has gone up more quickly than your housing costs so you can weather that homeowners insurance or property tax increase,\u201d Noonan said. \u201cBut for any homeowners that bought in the last couple of years, or people on a fixed income, those affordability challenges \u2026 are really just piling on.\u201d<\/p>\n<p>The average regular gas price in Colorado on Friday was $4.73 a gallon, up 21% from a month ago, and up 32% from a year ago, according to AAA. Home energy costs were up 13.2% in the Denver area in March compared with a year earlier, while overall consumer prices rose 4.2% in the same period, according to the Bureau of Labor Statistics.<\/p>\n<p>\u201cWe\u2019re seeing more and more people, especially as interest rates have risen over the last months and years, more people opting for an adjustable-rate mortgage are caught off guard when the interest rate rises and their housing cost increases,\u201d he said. \u201cBut by and large, it doesn\u2019t have the same tenor of 2008.\u201d<\/p>\n<p>The free foreclosure hotline provides counseling and resources and helps desperate homeowners statewide better understand options, such as a loan modification, whether partial payments are possible, or a short sale, which means selling a house for less than the value of the debt. Housing counselors can help talk through job loss and selling assets, or tapping one\u2019s 401(k) plan.<\/p>\n<p>But another part of the increase could be the end of the Emergency Mortgage Assistance Program, which was established with federal funds during the pandemic. Since 2022, Colorado provided $163.6 million to 10,100 Colorado households that faced hardship related to the pandemic. Households were eligible for a maximum of $40,000, according to the state Department of Local Affairs. That program ended last August.<\/p>\n<p>The loss of the emergency mortgage assistance has been a challenge for local housing programs. And many are struggling themselves, Noonan said. Federal funding cuts and declines in philanthropic support for housing nonprofits has created a bleak situation if the economy sours even more.<\/p><p>Read more <a href=\"https:\/\/coloradorelocationreport.com\/?p=300\">Did JD Vance say that Tina Peters deserves a federal payout?<\/a><\/p>\n<p>\u201cWe\u2019re seeing contractions in grants from private funders and so our network is really strained right now,\u201d he said. \u201cIt\u2019s a challenging time for the numbers to be going up because capacity across the state is strained.\u201d<\/p>\n<p><strong>\u2794 Need housing help? <\/strong>Call Colorado Housing Connects at 1-844-926-6632 or visit coloradohousingconnects.org. The service is for homeowners, homebuyers, renters and landlords.<\/p>\n<h2>Take the poll: Colorado\u2019s housing market and you<\/h2>\n<p>Data is showing that foreclosures in Colorado\u2019s housing market are up from a year ago.  What are you seeing? Help us better understand how Coloradans are impacted by taking the What\u2019s Working reader poll.<\/p>\n<p>Thanks in advance!<\/p>\n<p><strong>&gt;&gt; Take the poll: <\/strong><strong>cosun.co\/WWforeclosure<\/strong><\/p>\n<h2>Sun economy stories you may have missed<\/h2>\n<p><strong>\u2794 Trump administration releases $40 million for historic Colorado River water rights purchase. <\/strong>A Western Slope coalition has been working to buy the $99 million water rights at Shoshone Power Plant for years. They thought they had the money in 2025 \u2014 then it was frozen. <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<p><strong>\u2794 E-bike access to Maroon Bells now will cost riders. Bigger changes could be coming<\/strong>. A new e-bike fee signals the start of a larger change that could include Pitkin County taking over management of the Forest Service\u2019s Maroon Bells Scenic Area. <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<p><strong>\u2794 3 Colorado quantum-computing makers swap some equity for $100 million each in federal funding.<\/strong> Atom Computing, Infleqtion and Quantinuum plan to speed up their efforts to scale production of quantum computers. <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<p><strong>\u2794 How Colorado veterans are harvesting benefits with Goodwill farming program.<\/strong> Following multiple combat tours, Laura and Robert Stanley are learning to turn their Palisade apiary and orchard into a place that can help others find a life in agriculture. <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<p><strong>\u2794 More than 1,700 Cargill union workers shut out from job a day after rejecting contract.<\/strong> Members were told to stay home with pay for the past four weeks as negotiations continued. Pay ended last night. <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<p><strong>\u2794 Colorado\u2019s lakes, reservoirs won\u2019t have enough water for most kinds of boating this summer. <\/strong>Severe drought gripping Colorado may leave some of the state\u2019s most popular lakes looking more like puddles <strong>&gt;&gt; <\/strong><strong>Read story<\/strong><\/p>\n<div><div>\n<p><mark><strong>Get What\u2019s Working in your inbox<\/strong><\/mark> And no popups! Sign up for free!<\/p>\n<\/div><\/div>\n<h2>Other working bits<\/h2>\n<p><strong>\u2794 Colorado added jobs in April as unemployment rate stayed at 3.9%. <\/strong>The preliminary jobs report says that employers added 11,800 nonfarm payroll jobs, a kind of blockbuster number considering how the past year went. And March data wasn\u2019t as bad as preliminarily reported, with 2,800 new jobs instead of a gain of 1,400 (job data revisions are ongoing and are typically updated as more employers respond late).<\/p>\n<p>The most improved industry was in professional and business services, up 4,700, which are those office-type jobs, a niche that got hit hard when tech and finance companies nationwide went through rounds of layoffs. The arts and entertainment industry lost the most jobs last month, down 2,200.<\/p>\n<p>But the number of people in the state\u2019s labor force continued to shrink, down by 12,300 people in April to 3.215 million. The labor force participation rate declined to 66.1%, or the lowest since August 2020.<\/p>\n<p>The metro areas of Fort Collins, Grand Junction and Greeley all have added jobs in the past year, with the Fort Collins area growing the most, at 1.5%. But the other major metro areas in the state have shrunk. Boulder declined the most at -0.7%.<\/p>\n<p>Of the seven metro areas tracked in the state, Pueblo had the highest not-seasonally-adjusted unemployment rate at 5%, down from 5.4% a year ago; and Fort Collins had the lowest, at 3.2%, from 3.6% a year ago. The state\u2019s unadjusted rate was 3.5%, down from 3.8% a year ago. The state\u2019s adjusted unemployment rate for April was 3.9%. The U.S. rate was 4.3%.<strong>&gt;&gt; <\/strong><strong>Job report details<\/strong><\/p>\n<p><strong>\u2794 36 awards for cutting-edge tech in Colorado. <\/strong>The state\u2019s Advanced Industries Accelerator Program split $7.5 million in grants between 21 Colorado companies and 15 local researchers working on projects that could help Colorado\u2019s economy grow, add jobs and improve the lives of residents.<\/p>\n<p>The Proof of Concept grants of up to $150,000 each went to 15 teams of students at Colorado School of Mines, and University of Colorado and CU-Denver that are working on technologies from advanced gene therapies and space-debris detection to robots that can handle complex manufacturing and assembly tasks.<\/p>\n<p>Early-stage grants of up to $250,000 were awarded to 21 companies, including Dream Face Technologies, which developed Ryan, the wellness robot. Ryan has been working at area senior-living communities to lead yoga classes and converse with residents when human employees are busy. (And Dream Face founder Mohammad Mahoor presented with Ryan at The Colorado Sun\u2019s SunFest event this year.)  <strong>&gt;&gt; <\/strong><strong>Check out all the winners<\/strong><\/p>\n<p><em>Got some economic news or business bits Coloradans should know? Tell us: <\/em><em>cosun.co\/heyww<\/em><\/p>\n<p>Thanks for sticking with me for this week\u2019s report. As always, share your 2 cents on how the economy is keeping you down or helping you up at cosun.co\/heyww. ~<em>tamara<\/em><\/p>\n<h3><strong>Miss a column? <\/strong><strong>Catch up<\/strong><strong>:<\/strong><\/h3>\n<ul>\n<li>Distributors trade tips on artificial intelligence during Denver event<\/li>\n<li>Swipe fees, AI and other legislation that Colorado businesses are cheering or fearing<\/li>\n<li>44 years after Colorado\u2019s Black Sunday, an incubator in Grand Junction keeps businesses running<\/li>\n<li>What\u2019s behind Denver metro\u2019s average rent of $1,758<\/li>\n<li>A Colorado bill could help creatives retain more control of their work<\/li>\n<li>\u201cEnough is enough!\u201d Local tech and business leaders feel Colorado is losing its competitive edge<\/li>\n<\/ul>\n<p><em>What\u2019s Working<\/em><em> is a Colorado Sun column about surviving in today\u2019s economy. Email <\/em><em>tamara@coloradosun.com<\/em><em> with stories, tips or questions. Read the <\/em><em>archive<\/em><em>, ask a question at <\/em><em>cosun.co\/heyww<\/em><em> and don\u2019t miss the next one by signing up at <\/em><em>coloradosun.com\/getww<\/em><em>. <\/em><\/p>\n<p><em><strong>Support this free newsletter and become a Colorado Sun member: <\/strong><\/em><em><strong>coloradosun.com\/join<\/strong><\/em><\/p>\n<div><div>\n<div>\n<p>The Colorado Sun is part of <strong>The Trust Project<\/strong>. Read our policies.<\/p>\n<\/div>\n<\/div><\/div>\n<h4>Corrections &amp; Clarifications<\/h4>\n<p>Notice something wrong? The Colorado Sun has an ethical responsibility to fix all factual errors. Request a correction by emailing corrections@coloradosun.com.<\/p><p>Read more <a href=\"https:\/\/coloradorelocationreport.com\/?p=299\">3 Colorado quantum-computing makers swap some equity for $100 million each in federal funding<\/a><\/p>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>Calls to the state\u2019s foreclosure hotline increase. Plus: Colorado added jobs in April, state awards $7.5 million in grants to startups, more!<\/p>\n","protected":false},"author":1,"featured_media":303,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[35],"tags":[],"class_list":["post-306","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-housing"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>What\u2019s Working: Front Range foreclosures are on the rise - Colorado Relocation Report<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/coloradorelocationreport.com\/?p=306\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What\u2019s Working: Front Range foreclosures are on the rise - Colorado Relocation Report\" \/>\n<meta property=\"og:description\" content=\"Calls to the state\u2019s foreclosure hotline increase. 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