I’m going dive right in this month because there is a lot to talk about. If you’ve been trying to get a clear read on the Vail Valley real estate market lately, you’re not alone. Even after 40 years of calling this valley home and living through more market cycles than I care to count, I’ll be the first to admit: this one is keeping me on my toes.
The honest truth is that we’re in a micro-market right now that defies easy characterization. Some properties are sitting quieter than we’d expect, while others are fielding multiple offers. Some sellers are seeing strong showing activity; others have chosen to press pause for their own reasons. It’s a lot of hurry-up and wait. That’s not a bad thing, necessarily. It just means context matters more than ever.
What I can tell you is that the fundamentals remain encouraging. We’ve seen 86 properties go under contract in the last 30 days across all price categories; a meaningful signal of sustained buyer engagement. Current inventory sits at just over 520 listings, which is typical for early spring and, frankly, still historically low when you factor in all of the new developments that have come to market. Even if that number climbs toward 600 as we move deeper into the season, we’ve seen this pattern before: a spring inventory surge that softens again heading into summer.
One theme that keeps surfacing in my weekly conversations with colleagues and clients alike is the comparison between this ski season’s market activity and last year’s. We had a warm winter – there’s no getting around it. But we’ve seen warm seasons before, and we’ve seen epic ones too. Both have a way of cycling back around. The more important question is what the data is actually showing us beneath the surface, and that’s exactly what this month’s newsletter digs into.
As always, proper pricing remains the single most critical factor in today’s market. It’s a conversation I’m having more than ever, and one I never shy away from. The market rewards preparation and realistic expectations and I’m here to help you navigate both.
Looking forward, I’ll be heading to Scottsdale later this month for the annual Coffey Cup golf event hosted by my friend and Sotheby’s colleague Brian Coffey along with 120 other colleagues from around the country.
Recently, I was able to sneak away to Snowmass with some friends and skied Buttermilk for the first time, which was a fun change of pace and a good reminder of just how special Colorado’s mountain towns are. Check out some of the pics from that trip below!
In This Newsletter:
- A Different Kind Of Ski Season – This ski season is telling a slightly different story, with steady pricing but more selective buyer activity and fewer showings than last year. As seller interest quietly builds, we’re anticipating a notable shift in inventory heading into spring.
- Featured Listings Not To Miss – Don’t forget to check out my listings below in this email! Ask me about potential upcoming properties that may not be on the market.
- 2026 Resort Report – Designed to meet the momentum of today’s evolving resort landscape, this year’s report has been reimagined into a more expansive market resource that covers additional markets, including a new international feature on the Dolomites of Italy as well as valuable information on global ski passes and their associated locations.
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.
Reading Between the Turns – This Season’s Market Story
This month, let’s take a closer look at which price points have been most active during the core of ski season, and how that compares to the same period last year. Overall, activity remains concentrated in the $1M–$3M range, which continues to lead in total transactions.
Year over year, most segments saw relatively stable sales numbers, with slight declines in the sub-$1M range and $10M+ ranges, while the ranges in between stayed very much on par.
Data: Vail MLS. All residential properties in Eagle County for each pricepoint.
One of the biggest shifts this season is in pricing. While the mid-level market ($3M-$5M) took a slight decline in both average price and price per square foot, the $10M+ segment experienced a higher average sold price while spending 11 weeks less on the market.
The core $1M–$3M market has held steady in sales volume, and while both average price and price per square foot have increased, homes are taking nearly twice as long to sell. A few new entry-level developments down valley, with closings in the mid- to high-$400s, have pulled the average price in the sub-$1M segment slightly lower compared to previous years.
Overall, while pockets of the valley may be adjusting aggressively priced properties, this doesn’t necessarily mean that “prices are going down” as the headlines may suggest. I feel this particular snapshot of time is more indicitive of the available inventory in these pricepoints and less so about pricing as a the sole factor.
Market pace has also changed. Days on market increased across most price points – except the $10M+ segment – indicating a more deliberate buying environment compared to last year. This aligns with what we’re seeing on the ground: fewer showings overall, likely tied to lower occupancy levels this season, and a more price-sensitive buyer who is taking additional time to evaluate opportunities in the current climate.
Data: Vail MLS. All residential properties in Eagle County for each pricepoint.
Looking ahead, we’re anticipating a notable increase in inventory this spring. For me, there has already been a surge in seller interest, with more requests for property valuations in the past two months than typical this time of year.
Additionally, more “legacy” or long-held family properties are beginning to come to market. In many cases, these homes are being used less frequently as lifestyles shift – children have busier schedules, and large family gatherings may be happening less often. As a result, some older homeowners are choosing to downsize or purchase smaller, more convenient properties closer to where the second and third generations live.
All of this points to a potentially more dynamic and opportunity-rich spring market, with increased inventory creating more options for buyers while giving sellers a new window to enter the market.
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….VIEW MORE DETAILS
Perched atop Chapel Square, this premier penthouse residence offers an exceptional blend of refined mountain living and effortless convenience in the heart of Avon. This remodeled 3-bedroom, 2-bath residence showcases soaring vaulted ceilings and an inviting great room that captures sunset views, extending seamlessly to a generous private balcony. Thoughtfully updated from its original finishes, the residence is offered turn-key furnished, allowing for immediate enjoyment or seamless rental readiness. The building features secure, code-accessed elevators, two…VIEW MORE DETAILS
A true ”Diamond in the Rough” gem for an outdoor lover’s dream! Offered at over $120,000 below assessed value. 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. Whether you’re a writer, artist, or simply someone who loves the great outdoors, this property provides the perfect setting. 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–enjoy paddle boarding, fishing, hiking, bird watching….VIEW MORE DETAILS
In Edwards, Colorado, over five and a half acres of south-facing high-desert terrain awaits your vision. This is not JUST a building site, it is a position. Set within the gates of the Summit at Cordillera, this exceptional homesite offers a rare opportunity to create a legacy mountain residence in one of the Vail Valley’s most coveted settings. Surrounded by native sagebrush, golden grasses, and seasonal wildflowers, the property captures sweeping panoramic views of layered mountain ranges and enjoys a sun-drenched orientation that enhances both year-round comfort and natural…VIEW MORE DETAILS
Rarely does an opportunity like this present itself, a vacant lot with no HOA Dues! Tucked at the end of a quiet cul-de-sac, this 2.71+/- homesite captures expansive southwest views toward Hardscrabble Mountain and overlooks the scenic Brush Creek Valley, offering both privacy and breathtaking Colorado beauty. Located in unincorporated Eagle County within the Eagle Hills Subdivision, in the neighborhood known as Upper Kaibab, this property offers flexibility with limited covenants (available upon request). A previous soils test and topographical survey completed in 2017…VIEW MORE DETAILS
Designed to meet the momentum of today’s evolving resort landscape, this year’s report has been reimagined into a more expansive market resource that covers additional markets, including a new international feature on the Dolomites of Italy as well as valuable information on global ski passes and their associated locations.
Drawing on market data from the Sotheby’s International Realty network, the analysis provides a comprehensive look at current trends shaping luxury resort real estate.
