May 2026 Market Snapshots

Published: 6/12/2026

Aspen Snowmass Market Snapshot

MAY 2026·YEAR-TO-DATE ANALYSIS

The Aspen Snowmass market in 2026 continues to recalibrate from the historic pace of 2021–2023. Volume and transaction counts are running below last year across most segments — yet pricing fundamentals remain remarkably resilient, and select pockets are quietly outperforming. Inventory is tightening, pendings are holding steady, and the ultra-luxury tier continues to transact at levels that most markets simply don’t see. Here’s where things stand as of May 2026.

Aspen — Single Family·YTD 2026

21 Sales YTD

▼ 40% vs. 2025

$339.6M Sold Volume YTD

▼ 47% vs. 2025

$16.2M Avg. Sold Price

▼ 12% vs. 2025

$3,345 Avg. $/SF

▼ 11% vs. 2025

Active Inventory

68

11 Pending

May Active Volume

$1.80B Listed

1. Transaction count is down 40% year-over-year, but the average price per square foot at $3,345 still represents generational value in a world-class ski resort.
2. May alone saw 5 closings at a combined $77.2M, with an average sold price of $15.4M — essentially flat with May 2025’s $15.4M average, signaling price stability at the transactable level.
3. With 68 active homes and only 11 pending, the market is selective — buyers are patient, and sellers who price correctly are still moving.
4. Active inventory value of $1.8B is down from $1.88B a year ago, reflecting a tighter, more curated listing pool coming into summer.

Aspen — Condos & Townhomes·YTD 2026

35 Sales YTD

▼ 17% vs. 2025

$185.2M Sold Volume YTD

▼ 24% vs. 2025

$5.29M Avg. Sold Price

▼ 9% vs. 2025

$3,137 Avg. $/SF

▼ 6% vs. 2025

Active Inventory

57

7 Pending

May Highlight

$42.5M - 6 Closings · May Only

1. May 2026 was a breakout month for Aspen condos — 6 sales totaling $42.5M vs. 5 sales at $10.6M in May 2025. The average May condo price surged to $7.08M, up from $2.1M a year prior, driven by high-end closings in core Aspen.
2. Price per square foot of $3,137 remains close to single-family levels, underscoring the premium nature of in-town Aspen condo product.
3. With only 57 active listings and 7 pending, quality Aspen condo inventory remains scarce — the right unit at the right price continues to attract multiple parties.
4. YTD volume and count softness largely reflects the extraordinary comp from early 2025; the May data tells a healthier story for the balance of the year.

Snowmass Village — Single Family·YTD 2026

11 Sales YTD

▼ 35% vs. 2025

$105.1M Sold Volume YTD

▼ 32% vs. 2025

$9.55M Avg. Sold Price

▲ 5% vs. 2025

$2,142 Avg. $/SF

▼ 3% vs. 2025

Active Inventory

13

1 Pending

Active Listing Volume

$164.9M Listed

1. The average sold price climbed to $9.55M — up 5% from 2025 — even as transaction count fell, a clear signal that what IS selling in Snowmass Village is quality product at firmer prices.
2. With only 13 active homes and just 1 pending, Snowmass Village single-family inventory is extremely tight, setting up for potential price appreciation as summer buyer activity picks up.
3. May saw 2 single-family closings at $10.6M combined, demonstrating continued buyer engagement even during the shoulder season transition.
4. The relative value story — Snowmass single-family at $2,142/SF vs. Aspen’s $3,345/SF — continues to attract savvy buyers seeking resort lifestyle at a compelling entry point.

Snowmass Village — Condos & Townhomes·YTD 2026

26 Sales YTD

▼ 43% vs. 2025

$84.7M Sold Volume YTD

▼ 38% vs. 2025

$3.26M Avg. Sold Price

▲ 9% vs. 2025

$2,133 Avg. $/SF

▲ 4% vs. 2025

Active Inventory

61

15 Pending

Active / Pending Volume

$215.4M

Pending: $72.6M

1. Another segment where the pricing story contradicts the volume story — average sold price up 9% to $3.26M and average $/SF up 4% to $2,133, even as fewer total units transacted.
2. 15 condos under contract representing $72.6M is the most encouraging indicator in the Snowmass Village market — suggesting meaningful activity heading into summer.
3. Inventory tightened significantly from 82 active units in April to 61 in May — the sharpest month-over-month reduction in the Aspen Snowmass market.
4. May alone saw 6 closings at $11.7M, down from 11 closings in May 2025 — but buyers who are active are paying closer to ask and showing less resistance to price.

◆ULTRA HIGH-END LUXURY◆

$10M+ & $20M+ Tier

21 $10M+ Sales YTD

▼ 47% vs. 2025

40 $10M+ Sales in 2025

Prior Year

10 $20M+ Sales YTD

▼ 33% vs. 2025

15 $20M+ Sales in 2025

1. 21 sales above $10M and 10 sales above $20M year-to-date in 2026 — pace is slower than 2025, but the sheer transaction volume above these thresholds in a market this size remains extraordinary by any global standard.
2. The $20M+ tier is running at a 10-sale pace through May — roughly 2 transactions per month at or above what most buyers consider generational wealth deployment. Aspen remains one of very few resort markets where this tier is genuinely active.
3. The softness at the top reflects a more deliberate buyer posture, not a retreat from the market. Quality, privacy, and build quality are the non-negotiables; overpriced or dated product is sitting.
4. With nearly $1.8B in active Aspen single-family listings, there is significant ultra-luxury inventory available — and patient sellers with realistic pricing expectations will capture buyers who remain eager to establish or deepen their Aspen presence.

The Bottom Line

The 2026 Aspen Snowmass market is best understood as a normalization within a luxury framework, not a downturn. Transaction counts are running below the 2025 pace across every segment, but average prices in Aspen single-family, Aspen condos, and both Snowmass categories are holding or appreciating on a per-transaction basis. Inventory is tightening as we enter summer; total active listings in Aspen (134) and Snowmass (74) are tracking well below prior-year levels of 147 and 89, respectively. For buyers, this is a window to transact before summer demand intensifies, and the right properties are gone. For sellers, correct pricing remains the single most important variable; the buyers are there, and they’re educated. Call us to discuss positioning your specific property or identifying the right opportunity in this environment.

Data sourced from Aspen/Glenwood MLS·May 2026·All figures approximate·© 2026 Klug Properties