September is flying by, and this week I’ll be in Texas for the Sotheby’s International Realty Texas Networking Event (TNE). August was an exciting month, with seven closings totaling over $13M, and I still made time to celebrate life’s special moments. My birthday weekend kicked off with Jade surprising me at Vail Oktoberfest with matching reversible hats (a must-see find!), followed by a memorable dinner at Mirabelle, a round of golf with friends at Frost Creek, and even some skeet shooting at the Vail Rod and Gun Club. Each of these experiences is one I’d highly recommend adding to your own Vail Valley adventures.

Now, the aspens are beginning their golden transformation, and trails like Booth Falls and Shrine Pass are at their peak for leaf-peeping and crisp autumn views. With the beauty of fall all around us, I can’t wait to see what the rest of the month brings as we look ahead to another unforgettable ski season.

In This Newsletter:

• New Podcast Episode: Life After Loss with Kylee Bandy – Andie speaks with Kylee Bandy, founder of After Loss Advisors, about the personal story that inspired her to help families manage the overwhelming tasks that follow the death of a loved one. From estate organization to navigating cryptocurrency privacy and security, Kylee brings compassion and clarity to an often-overlooked part of financial and legacy planning. We also share personal stories about why preparing now – before a crisis – can make all the difference for the people you love.
• What the Summer Market Tells Us About What’s Next – We break down Eagle County’s summer selling season, highlighting buyer trends, pricing strategies, and how the luxury segment is performing as we head into fall. You’ll also get a closer look at the Case Study below in the Singletree neighborhood, where market activity shows both opportunity and shifting dynamics. Together, these insights reveal how each micro-market in the Vail Valley requires a tailored approach to buying and selling.
• Featured Listings You’ll Love – From a “priced-to-sell” single-family home in the coveted Enclave at Beaver Creek, to a rarely available condo in Vail, to a lakefront gem in Sweetwater, below is a showcase of my standout listings that reflect the range and lifestyle of this market.

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.

As a reminder, I launched the 2025 edition of my creative passion project – The Little Blue Book™ Magazine last month. This lifestyle magazine is a collaborative effort with Sotheby’s International Realty agents across the country, highlighting the very best of the best when it comes to elevated living. Think of it as your insider’s guide to inspired lifestyles, communities, and experiences.

Step into a world where lifestyle meets luxury, curated just for you. The Little Blue Book™ is your passport to discovering exceptional places and elevated living experiences across the country. Crafted in collaboration with Sotheby’s International Realty agents, this exclusive guide not only spotlights stunning locations but also reveals the lifestyle narratives behind them. Explore The 2025 Edition

New Podcast Episode: Life After Loss with Kylee Bandy

What happens when the unthinkable occurs and you’re left to navigate life, finances, and family after the death of a loved one? In this episode, Andie sits down with Kylee Bandy, founder of After Loss Advisors to discuss why she started her business after the sudden loss of her father, and how she now helps others walk through grief with clarity and support.

Kylee shares her insights on:

• How to prepare for the unexpected with legacy and estate planning
• The role of privacy and security in cryptocurrency when passing assets to heirs
• The services After Loss Advisors provides for individuals and families in transition
• Why legacy planning is about more than money – it’s about values, stories, and peace of mind

💡 Whether you’re a business professional, an investor, or someone seeking to protect your family’s future, this conversation will leave you with practical strategies and a renewed perspective on what legacy truly means.

👉 Learn more about Kylee’s work: https://afterlossadvisors.com

SPECIAL OFFER: Mention “LBB” for a complimentary 30-minute consultation with Kylee plus $100 OFF all hourly packages.

As the summer selling season winds down in the Vail Valley, the market data from May through mid-September paints a clear picture of buyer behavior and pricing dynamics. With 388 properties sold, more than half in cash, and nearly 600 homes still active on the market, buyers and sellers alike are navigating a competitive but shifting landscape. Price adjustments have played a major role in determining how quickly properties move, while the ultra-luxury segment above $5M and $10M continues to demonstrate resilience. Whether you’re considering listing your property or searching for the right opportunity, these numbers offer valuable insight into where the market is today and where it may be headed this fall.

#1. Cash Still Dominates the Market

Out of 388 properties sold since May, over 52% were cash purchases. This aligns with national luxury market trends where affluent buyers are leveraging liquidity to stay competitive, particularly in high-demand resort markets. For sellers, this means pricing competitively and preparing for quick closings is key. For buyers using financing, being pre-approved and nimble remains essential to compete with cash-heavy offers.

#2. Pricing Strategy Matters More Than Ever

Of the 599 active listings, nearly 45% have already undergone price reductions (some as high as 46%). In contrast, properties that went under contract without price adjustments averaged nearly $500,000 higher list prices than those with reductions. This suggests that well-priced homes from the start are moving faster and at stronger values. Of the 213 currently pending properties, 32% of them experienced a price reduction prior to going under contract. Overpricing leads to longer time on market and eventual reductions. Sellers should lean into realistic, data-driven pricing to capture early buyer interest.

#3. The Luxury Segment Above $5M and $10M Remains Active

The high end of the market continues to show resilience: 73 active listings are above $5M and 47 above $10M, while 29 pending contracts are above $5M and 9 above $10M since May 1, 2025. Nationally, luxury sales above $5M have softened in some markets due to higher carrying costs and global economic uncertainty, but Vail’s prestige as a lifestyle-driven, limited-inventory market keeps ultra-luxury properties moving. Buyers in this tier often have cash in hand and are less rate-sensitive, showing continued confidence in Vail as a long-term investment.

#4. Mid-Market Buyers Remain Price Sensitive

Properties that saw price increases before going under contract averaged a more approachable $1.8M, compared to the $2.9M average for no-change contracts and $2.4M for reductions. This indicates that homes in the lower-to-mid luxury tier are seeing the most fluid pricing, where small adjustments up or down can have an outsized impact on activity. For buyers, this segment may offer more opportunities, while sellers should watch the balance between perceived value and market demand closely.

A Micro Market Case Study: Singletree

Singletree remains a desirable neighborhood, with increased sales activity and higher top-end prices in 2025. However, the softer sold-to-list ratios and longer market times reflect a market where pricing strategy matters.

1. Price Per Square Feet Remains Steady Through Summer (May 1 – September 16)

• The range of sold price per square foot this year has ranged from $529 to $1,093 with an average of $797.
• The range of sold price per square foot last year ranged from $561 to $1,042 with an average of $826.

At the beginning of the summer selling season, inventory was still on the historically low end, which meant demand was high and occasionally resulted in higher sold prices per square foot. Many sellers saw an opportunity to price their properties more aggressively in response, but the demand also led to an increase in inventory hitting the market. When more and more properties started hitting the market, some of the aggressively priced properties failed to adjust to the new market conditions which led to a significant amount of price reductions.

As an example, we looked at 3-bedroom properties in Singletree recently. Here are some of the statistics we found:

• Of the 23 properties that were active, pending or have sold in the last 12 months, 43% of them reduced their price at least once – with four of them having had either 2 or 3 price reductions.
• 30% of the currently active properties have been under contract at least once, fallen out and are back on the market.
• 50% of the currently active properties have reduced their price at least once.
• Of the 10 properties sold in the last 12 months; 3 closed at full price, 5 closed between 90-99% of list price, and 2 closed under 70% of list price.

So what can we glean from all of this? The TLDR (too long; didn’t read) is that even within a neighborhood, each street could be considered a micro market depending on the location, views, HAO status, and home condition. Sellers need to position homes competitively to capture demand, while buyers have a bit more room to negotiate than last summer.

2. More Transactions in 2025, With Higher Price Ceiling

• 21 homes sold in 2025 vs 16 in 2024, showing stronger transaction activity.
• The highest sale in 2025 reached $6.9M, more than double the prior year’s peak of $3M.

This suggests increasing demand for larger or higher-end homes within Singletree.

3. Sold-to-List Ratios Are Softening

• 2025: 92.98% average sold-to-list ratio.
• 2024: 97.23% average sold-to-list ratio.

This drop indicates buyers are negotiating more aggressively and sellers are conceding on pricing to secure deals if the property is potentially priced higher than fair market value.

Key Takeaway

The Eagle County market remains active and complex, with nearly 600 properties on the market, over half of summer sales closing in cash, and significant pricing dynamics shaping outcomes. While the overall numbers give a sense of direction, it’s important to remember that each neighborhood truly functions as its own micro-market, with distinct buyer profiles, pricing trends, and lifestyle appeal.

As we move into fall and prepare for ski season, these dynamics will only sharpen as holiday buyers and second-home seekers arrive with strong motivation, creating both opportunity and competition. Whether it’s a luxury estate in Vail Village, a family home in Singletree, or a slopeside retreat in Beaver Creek, navigating this landscape requires the expertise of a knowledgeable professional who can interpret the data, anticipate seasonal demand, and position each property for maximum success. Let’s connect to discuss exclusive properties and strategies to secure your place in one of the nation’s most desirable resort communities.

Ask me about potential opportunities for off-market properties!

Experience the indulgence of Beaver Creek living in this meticulously maintained single-family home, perfectly situated to be your mountain retreat. Step inside to a vaulted great room filled with natural light from expansive windows, opening to a beautifully remodeled extensive composite deck where you can take in the serene mountain views…VIEW MORE DETAILS

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

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 layout w/timeless granite….VIEW MORE DETAILS

Your Mountain Escape Awaits – Discover a beautifully remodeled townhome tucked away at the end of a quiet road, perfectly positioned on the 18th green of the desirable Eagle-Vail neighborhood. This 2-bedroom + den, 2.5-bath retreat blends mountain charm with modern comfort, offering a soaring living room ceiling along with a large window and brand-new walk-out new Trex deck which is an ideal spot to take in a mountain setting with whispering pines and golf course backdrop...VIEW MORE DETAILS

A true diamond in the rough gem for an outdoor lover’s dream! Welcome to ”Sweetwater Perch”— for those who crave adventure and tranquility. Perched atop a gentle knoll in the peaceful Sweetwater Ranch area, this lakefront oasis offers breathtaking 360-degree views that are sure to inspire. This charming 3-bedroom, 2.5-bath home features a spacious, open floor plan and generously sized bedrooms, creating a relaxing retreat for family and friends. The panoramic vistas are among the best in the county, making every day feel like a getaway. Endless outdoor activities await literally steps from your door….VIEW MORE DETAILS

Seize the opportunity to create your dream home on this breathtaking south-facing property, offering 360-degree views across more than 5.5 acres of a flat, sun-drenched lot. Just a short stroll from the cherished Big Park trailhead, this property has water, electric, gas, and internet available and is ready for your vision. Enjoy the exceptional…VIEW MORE DETAILS