With Vail Mountain officially open for the season, winter is finally underway in the valley – and anticipation is building. The forecast shows a mix of storms on the horizon, and with any luck, we’ll see fresh snowfall just in time to set the stage for the holiday!
As Thanksgiving approaches, the town has begun to fill with visitors, locals, and the first wave of winter festivities that make this time of year so special in Vail. Wishing you and your loved ones a very happy Thanksgiving! May your holiday be filled with joy, gratitude, and time spent with the people who matter most.
In This Newsletter:
- Sitting on the sidelines for a “better deal”? – When we compare Eagle County’s 2025 inventory levels to the same months in 2019 (and 2024 for trend comparison) one trend stands out immediately: today’s market has significantly fewer homes available. Why do we keep talking about this? Because low inventory is the primary driver behind quicker sales, competitive offer situations, and buyers losing out when they hesitate – specifically on thoughtfully priced homes.
- Featured Listings You’ll Love – From a turn-key, designer condo in an amenity rich development to a unicorn residence on the Vail Golf Course, and a wonderful condo at the entrance to Beaver Creek, these listings each have a unique appeal that goes beyond the page.
As always, thank you for reading and being part of this community. If you’re thinking about buying, selling, or simply want to chat about the market or local lifestyle, I’d love to connect – just reply or reach out directly.
Eagle County Inventory: What the Numbers Really Show
When we compare Eagle County’s 2025 inventory levels to the same months in 2019 (and 2024 for trend comparison), one trend stands out immediately: today’s market has significantly fewer homes available.
Why do we keep talking about this? Because low inventory is the primary driver behind quicker sales, competitive offer situations, and buyers losing out when they hesitate – specifically on thoughtfully priced homes. The reason we continue to compare numbers to 2019 (pre-pandemic) is because those were historically “normal” levels for the Vail Valley, so the context is important.
1. Active Listings Remain Drastically Lower Than 2019
Across every month shown (April through November) 2025 active inventory is substantially below 2019.
- In 2019, the number of active listings typically ranged from 900–1,000+ during peak months.
- In 2024, that range is much lower, hovering around 440–615, a drop of roughly 25–40% depending on the month.
- While 2025 inventory increased over the summer months, it has been trending down during the fall months as we head into ski season.
This tightening of available homes means buyers face fewer choices and faster-moving market activity.
2. Fewer New Listings Are Entering the Market
This graph show new listings added each month, and again, 2025 trails behind:
- In 2019, new monthly listings frequently fell between 150–250, even reaching 255 in June.
- In 2025, most months see far fewer new listings – generally between 70–190, with some months dropping below 75.
This means the market isn’t replenishing its housing supply at the same pace it did just a few years ago.
Buyers are competing for a smaller pool of properties, and when something desirable hits the market, it’s much more likely to attract immediate interest.
3. Why This Matters for Buyers Today
The combination of low active inventory and fewer new listings creates a predictable pattern:
- More competition for the best homes
- Shorter days on market on average
- More multiple-offer scenarios
- Higher likelihood of losing out if you wait
In other words, while some buyers hope a future increase in inventory will create better opportunities, the current numbers tell a different story. Inventory has not recovered to pre-pandemic levels – and for now, it’s continuing to trend lower.
Bottom Line
If you’re considering purchasing in Eagle County, especially in competitive areas like Vail, Avon, or Edwards, waiting may work against you. With fewer homes coming online and strong demand persisting, being prepared to act quickly is the best strategy to avoid competing bids or missing out altogether.
Eagle County vs. National Inventory
While Eagle County continues to experience exceptionally tight housing inventory, it’s helpful to compare these local trends with what’s happening across the country. National data shows that although inventory has been slowly rebuilding since the pandemic, the U.S. housing market still sits well below 2019 supply levels – much like Eagle County.
However, the severity of the shortage is far more pronounced here at the local level. Fewer active listings and a slower flow of new homes to the market create a more competitive environment in Eagle County than what the national numbers suggest. This contrast highlights why buyers in our valley face faster-moving conditions, more bidding competition, and a greater risk of missing out when they wait.
Similarities
- Below Pre-Pandemic Norms: Just like Eagle County in 2025, the national housing inventory has yet to fully return to 2019 levels.
- Slow Supply Replenishment: Both on a local and national scale, new listings are not keeping pace with what we saw five years ago, making supply recovery sluggish.
- Regional Variability: On the U.S. level, inventory recovery is very uneven and this mirrors what happens at the county/metropolitan scale (some places rebound more than others).
Differences
- Speed of Recovery: Nationally, inventory is rising more sharply in certain markets, especially where construction boomed (Sun Belt, Mountain West). In contrast, Eagle County may not be seeing the same scale of recovery or new-build supply, keeping the local market tighter.
- Market Power Dynamics: Because national inventory is recovering (even if not fully), there may be more buyer negotiating power in some U.S. metro areas – especially those with big inventory gains. But Eagle County, with its more constrained supply, might remain more seller-favored, or at least more competitive for buyers.
Implications for Buyers in Eagle County
Even though national supply is improving, local inventory in Eagle County remains lower now than in the past 6 months, so buyers here may still face strong competition and multiple-offers in certain scenarios.
Today’s market dynamics require a pricing strategy and property launch fueled by data. The goal: attract new and waiting buyers, build momentum through showing activity, and receive an offer as close to list price as possible. The below 12-month data (September 2024 – September 2025) illustrates the effect that pricing a property correctly has on final sale price and days on market for single family properties in the Vail Valley.
Another notable trend is the shifting demographic of buyers in Eagle County. While local residents still make up the majority of purchasers, the balance between local and out-of-state buyers has been gradually changing.
In 2019, national buyers accounted for 28% of all sales. That number rose to 36% in 2023 and settled at 33% in 2024. For Q1–Q3 of 2025, national buyers represent 31% of the market so far – a figure that may climb as we see more late-season closings from visiting ski-season buyers. The top feeder states continuing to invest in the Vail Valley include Texas, Florida, California, Illinois, and perhaps unexpectedly, Kansas.
Bottom Line
For buyers in Eagle County, the risk of “waiting it out” may be greater than in some higher-supply national markets. While inventory is growing elsewhere, local supply may not catch up fast enough to reduce competition meaningfully. Buyers should consider whether it’s worth risking further price increases in high-demand areas by waiting on the sidelines to “see if a correction occurs,” or whether acting now is the smarter move.
If you’re considering buying or selling this season, now is the time to get ahead of the market. With inventory still tight and winter activity picking up, preparation is key to making confident, strategic moves. Reach out anytime for a personalized market evaluation, help navigating current conditions, or to discuss opportunities that fit your goals in the Vail Valley. I’m here to guide you every step of the way.
Ask me about potential opportunities for off-market properties!
Rare One-Level UNICORN Mountain Modern Residence with Gore Range Views! Discover effortless single-level living in this truly unique, one-of-a-kind mountain modern home at the renowned Fall Ridge condominium. Originally a spacious commercial office, this custom residence was completely reimagined and rebuilt down to the studs in 2022, offering 2,517 sq ft of open-concept living space with 4 bedrooms + den and 4.5 en-suite baths. Enjoy breathtaking Gore Range views from this RARE huge expansive, private L-shaped patio—nearly 900 sq ft—perfect for entertaining or relaxing in tranquility….VIEW MORE DETAILS
Currently the only available 3-bedroom, 3-bath residence at the coveted Frontgate | Avon, this impeccably designed residence 205 combines sophisticated mountain living with unparalleled amenities. One of the most spacious three-bedroom layouts in the complex, it features 9-foot ceilings in the inviting open-concept great room, and a generous 164 sq ft patio that opens directly onto the serene Mountainside Courtyard – an ideal setting for indoor-outdoor entertaining. Offered beautifully furnished, this turnkey retreat allows for an effortless transition into your mountain lifestyle…VIEW MORE DETAILS
Co-Listed With Leigh Flanagan
Private Creekside Corner Residence with Luxury Amenities: Located just to the east of the gates to Beaver Creek, The Ascent provides luxury residences and exceptional amenities, just steps to the Eagle River and paved path, Nottingham Lake and Park, and all that the town of Avon has to offer. Residence 202 is ideally positioned on the far west end of the building w/peaceful northwest views overlooking the Beaver Creek stream & mature trees. This 1,639 SqFt residence features a functional kitchen…VIEW MORE DETAILS
