Revolutionizing · Modernizing · SimplifyingRevolutionizing · Modernizing · SimplifyingLakeview and Vanguard-Famleco 13th Sub are both neighbourhoods of Loveland, CO. There are 7 homes for sale in Lakeview and 7 in Vanguard-Famleco 13th Sub as this page loaded. Asking prices are roughly the same in both: a median of $894,950 in Lakeview and $900,000 in Vanguard-Famleco 13th Sub. By the foot it is $210 in Lakeview against $243 in Vanguard-Famleco 13th Sub. A typical home is 4,184 square feet in Lakeview and 3,905 in Vanguard-Famleco 13th Sub, built around 2025 and 2026 respectively. Homes are moving faster in Vanguard-Famleco 13th Sub: a median of 45 days on the market against 50 in Lakeview. Both are in the Thompson R2-J school district, so the difference between them is the assigned schools rather than the district.
| Measure | Lakeview | Vanguard-Famleco 13th Sub |
|---|---|---|
| For sale today | ||
| Homes for sale | 7 | 7 |
| Median asking price | $894,950 | $900,000 |
| Cheapest home for sale | $824,950 | $635,000 |
| Dearest home for sale | $959,950 | $1,100,000 |
| Median price per sq ft | $210 | $243 |
| Median days on market | 50 | 45 |
| The homes themselves | ||
| Median size (sq ft) | 4,184 | 3,905 |
| Median bedrooms | 4 | 4 |
| Typical year built | 2025 | 2026 |
| What actually sold, last 12 months | ||
| Homes sold | 3 | 4 |
| Median sold price | $485,000 | $702,500 |
| Schools the homes for sale are assigned to | ||
| School district | Thompson R2-J | Thompson R2-J |
| Elementary | High Plains | Ponderosa |
| Middle | High Plains | Lucile Erwin |
| High school | Mountain View | Loveland |
| Getting around, out of 10 | ||
| Walkability | 5/10 | 4/10 |
| Transit | 3/10 | 2/10 |
| Biking | 6/10 | 5/10 |
| Quiet | 7/10 | 7/10 |
| Calm streets | 8/10 | 7/10 |
| Getting around | 7/10 | 7/10 |
The darker figure in each row is the lower price, the shorter wait, the bigger number or the higher score — which of those is good news depends entirely on whether you are buying or selling, and on what you want from a street.
Lakeview is a residential neighborhood in Loveland, CO, characterized by tree-lined streets, single-family homes, and a quieter, family-oriented atmosphere. Located near the Big Thompson River and close to downtown Loveland's shops and restaurants, the area balances suburban peace with convenient access to local amenities.
Vanguard-Famleco 13th Sub is a residential neighborhood in Loveland, Colorado, offering a quiet, suburban setting with convenient access to shopping and services along major corridors. The area features single-family homes in a stable, family-oriented community with good proximity to schools and parks.
Vanguard-Famleco 13th Sub is more expensive. The median asking price is $900,000 in Vanguard-Famleco 13th Sub against $894,950 in Lakeview. By price per square foot they run $210 in Lakeview and $243 in Vanguard-Famleco 13th Sub, which is the fairer comparison when the homes are different sizes.
A typical home for sale is 4,184 square feet in Lakeview and 3,905 square feet in Vanguard-Famleco 13th Sub, both with a median of 4 bedrooms.
Going by the homes on the market today, Lakeview is the older of the two: a typical home there was built around 2025, against 2026 in Vanguard-Famleco 13th Sub.
Homes for sale in Vanguard-Famleco 13th Sub have been listed a median of 45 days, against 50 days in Lakeview. Over the last twelve months 3 homes sold in Lakeview and 4 in Vanguard-Famleco 13th Sub, which is the better measure of how busy each one is.
Both are in the Thompson R2-J school district. The homes for sale in Lakeview are most often assigned to High Plains Elementary, High Plains Middle, Mountain View High School; in Vanguard-Famleco 13th Sub it is Ponderosa Elementary, Lucile Erwin Middle, Loveland High School. School assignment can change, so confirm with the district before it decides anything.
Symbio rates Lakeview 5 out of 10 for walkability, against 4 for Vanguard-Famleco 13th Sub. On transit they score 3 and 2.
They are not a monthly snapshot. Both neighbourhoods are worked out from the live MLS feed every fifteen minutes and both sides are read from the same instant, so the two sides are always measured against each other rather than against different weeks. The exact moment is stamped at the foot of this page.
Both neighbourhoods come from the live MLS feed, worked out again every fifteen minutes, and both are read from the same instant, so the two sides are always comparable. Figures cover residential homes; rentals, land and commercial are excluded, as are fractional co-ownership shares, which are priced per share and would distort the medians. Sold figures cover the last twelve months. Schools shown are the ones the homes for sale today are assigned to and can change - check with the district before relying on them. Market data is deemed reliable but not guaranteed.
These figures were worked out from the live MLS feed at November 7, 2026 at 2:38 AM Mountain time, and are recomputed every fifteen minutes.