November 2025 Market Snapshots

The Aspen Snowmass real estate market remains very strong as we head toward year-end. We’re on track for a great finish to 2025 and an excellent start to 2026. Inventory is still tight, and sales continue to outpace last year. The high end leads the way, with 78 sales over $10 million so far—up from 68 a year ago, a 15% increase. Year-to-date, 29 properties have sold above $20 million compared to 23 last year, a 26% jump. These numbers do not include several off-market trades. Snowmass continues to offer relative value, with average prices less than half of Aspen’s. While true “checks all the boxes,” inventory remains limited, shifting feeder markets and broader economic and political forces make accurate pricing and strategic positioning more important than ever. Sellers should remain open to negotiation, especially where compromises exist. It has been a fantastic 2025, and with a historically tight supply, upcoming improvements, and sustained demand, I’m optimistic 2026 will start just as strong.

Aspen

• Total inventory across all free-market, whole-ownership property types (including land) declined from 163 to 151 units, a 7.4% drop. Condo inventory is down 12.3%, single-family homes down 2.5%, and vacant land down 9%.
• Pending sales for all property types are up 30%, with pending dollar volume up 63%, pointing to a strong Q4 and early 2026.
• Aspen single-family dollar volume and transaction count both increased. The average sold price shifted slightly from $19.3M to $18.6M, while the average sold price per square foot climbed 7% to $3,610.
• Aspen condo sales volume is up, with a slight dip in transaction count. The average sold price rose by roughly $1M to $5.5M, and the average sold price per square foot increased 8% to $3,315.

Snowmass Village

• Total inventory across all free-market, whole-ownership property types (including land) increased from 66 to 87 units, a 31% rise. Condo inventory is up 55%; single-family inventory is down 22%; and vacant land inventory dropped to zero. Much of the increase is due to new Stratos inventory this year. Single-family and land supply remain extremely limited, with just 14 active single-family homes in Snowmass Village today.
• Pending sales are up 822%—driven largely by Stratos units under contract—while pending dollar volume is up 907%. Most Stratos closings won’t occur until 2027.
• Snowmass single-family sales volume is nearly identical to last year, with a small increase in transactions. The average sold price is now $8.9M, with an average sold price per square foot of $2,218.
• Snowmass condo sales are down significantly, with no Cirque or Aura sales this year compared to last fall. Both dollar volume and transaction count are roughly half of last year’s. The average sold price is $2.6M, with an average sold price per square foot of $1,923.