Bloom is one of the newest places to buy new construction in Fort Collins, and it gets a lot of attention for its location: right along East Mulberry Street near I-25, a straight drive west to Old Town. But the model homes only tell part of the story. Here are eight things I'd want any buyer to know before walking into a sales office at Bloom.
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1. What you see today is a small slice of a much bigger plan
Bloom covers about 226 acres and is planned for roughly 1,600 homes. The City of Fort Collins approved the Mulberry master plan behind it in December 2021, and the first filing brought single-family homes, cottages and condos. The full plan calls for a town-center main street, 20 to 30 acres of shops and businesses, parks and trails.
That matters because you're buying early in a neighborhood that will keep changing around you for years. Construction traffic, new phases next door and changing views are part of the deal. Buying early can also mean buying before the neighborhood is finished and fully priced in, so it cuts both ways.
2. You can compare two builders and three price points in one place
Bloom isn't a one-builder neighborhood. As of October 2026:
- Hartford Homes cottages start from the $400s, with about 1,024 to 1,566 sq ft and 2 to 4 bedrooms.
- DRB Homes single-family homes start from the high $400s, with about 1,540 to 2,352 sq ft and 3 to 6 bedrooms.
- Hartford Homes single-family homes start from the mid $500s, with about 1,779 to 3,038 sq ft and 3 to 4 bedrooms.
Hartford is also Bloom's developer. Having two builders side by side is a real advantage: you can compare floor plans, included features, warranty terms, lender incentives and build quality on the same afternoon. Use our builder comparison tool to line up Hartford Homes and DRB Homes before you go.
3. Where your home sits in Bloom matters
The plan puts businesses and the densest housing, including apartments and condos, closest to Mulberry Street, and gets quieter with more single-family homes as you move north. Two lots with the same floor plan can feel very different depending on whether you're next to the future main street, a busy collector road or a quieter interior street. Ask to see the full site plan, not just the current phase, and ask what's planned next to the lot you like.
4. Bloom has a metro district, and it affects your monthly payment
Bloom is part of the Mulberry PUD, and the City of Fort Collins lists a Mulberry Metro District with a service plan approved in 2019. A metro district adds property tax on top of the regular mill levy to pay back the roads, water, sewer and other infrastructure built for the neighborhood. Fort Collins policy generally caps metro district levies at 50 mills unless City Council approves more.
Before you sign, ask for the total mill levy and an estimated annual property tax bill for your specific lot. Then compare the full monthly payment, not just the price, against other Fort Collins options. Our guide to metro districts and new construction property taxes walk through how to do that.
5. The amenities are planned, not all built yet
Bloom's plans include a Community Green at the entrance, a pedestrian Community Trail along Aria, a neighborhood park and a resort-style pool. The developer describes these as conceptual and subject to change. That's normal for a phased community, but it means you shouldn't count on an amenity being ready by a certain date unless it's in writing. Ask which amenities are open today, which are under construction, and what the HOA dues will cover once they're done.
6. Hartford's big "$40K Your Way" offer isn't a Bloom offer
Hartford Homes is currently advertising up to $40K Your Way on select dirt-start homes, but that offer is for its Story Collection at Prairie Song in Windsor and Trailside in Timnath, not Bloom. Builder emails often bundle several communities together, and it's easy to assume an incentive applies everywhere. Ask each builder at Bloom what's available on the specific home you're looking at, and get it in writing with its deadline and any lender requirement.
7. It's an affordability-minded neighborhood on purpose
Hartford's leadership has described Bloom as having "an emphasis on affordability," and the plan includes two multifamily sites, one designated affordable and one market-rate. That mix is part of why Bloom offers entry points in the $400s, which is hard to find in new construction this close to central Fort Collins. It also means Bloom will have a broader mix of home types and neighbors than a single-product subdivision, which many buyers see as a plus.
8. Your agent needs to be there from the first visit
This is true at almost every new construction community, and Bloom is no exception. Most builders only honor buyer representation that starts on your very first visit or registration. If you walk in alone and register, you may lose the ability to have your own agent represent you later. Bring your agent, or at least call before you tour.
Is Bloom right for you?
Bloom is a strong fit if you want new construction close to Old Town and I-25, want to compare more than one builder and price point, and don't mind living in a neighborhood that's still growing. It's a tougher fit if you want a finished, quiet neighborhood today, larger lots, or no metro district taxes.
If you're comparing Bloom with nearby options like Waterfield or Northfield at Oldtown, or other new construction in Fort Collins, I'm happy to help you line up the real numbers, including taxes, HOA dues and incentives, before you commit. There's no cost to you as a buyer.
