Summer in Aspen and the Roaring Fork Valley has fully arrived. The trails are dry, the wildflowers are out, and the days are stretching long. The Aspen Saturday Market is going strong, Snowmass and Basalt both have concerts running weekly, and the rodeos are in full swing in Snowmass and Carbondale.
We also just closed out the first half of the year, which means fresh numbers across the valley. Rather than just say "the market is active" and leave it there, we wanted to actually walk through what we are seeing, area by area.
Where the Market Stands: A Mid-Year Update
Aspen
Fewer deals have closed this year – 69 sales through July 1, compared to 95 over the same stretch last year – and dollar volume has eased alongside that, from $1.15B to $642M. Average price per square foot has softened a bit too, from around $3,499 to $3,183. But the longer view tells a steadier story: the market has appreciated roughly 10 to 11% annually over the past decade, and closer to 13% compounded over the last five years. That trajectory hasn't changed.
The top of the market is still active, just moving at a slower pace. Three sales of $30M or more have closed so far this year, led by transactions on McLain Flats, Red Mountain, and in the Central Core. Sellers are still capturing close to their full ask valley-wide, with an overall sale-to-list ratio near 94%.
Snowmass Village
Snowmass closed 45 sales through July 1, down from 72 over the same period last year, with dollar volume at $220M versus $309M. But average price per square foot is actually up about 6%, to just over $2,100. Fewer transactions, firmer pricing on the ones that close.
A quick note of context: the one-year appreciation figure reads like a pullback, but that is a comparison against an outlier 2024, a record year for the market. Zoom out and the picture turns strongly positive – about 18% compounded annually over the last five years, and 11% over ten. Inventory is building at its usual seasonal pace, and well-priced properties are still finding buyers at close to full ask, even with days on market running longer than usual.
Basalt
Basalt remains the mid-valley's price leader, with per-square-foot values nearly triple what they were a decade ago. Momentum has cooled somewhat this year, with number of closings down about 13%, but pricing has held steady rather than declining. Under-contract activity remains healthy, with 44 properties pending against 137 active.
Carbondale
Carbondale continues to be the most consistent market we track, with per-square-foot pricing climbing in nearly every one of the past ten years. It is also the rare market where deal count is actually up this year – 61 closings so far, compared to 57 at this point last year. Softer average pricing reflects more entry- and mid-level homes trading, not declining values.
Quick Reference: Current Snapshot
- Aspen
- $3,183 avg $/SF YTD
- 151 avg days on market
- 93.9% sale-to-list
- Snowmass Village
- $2,131 avg $/SF YTD
- 120 active
- 9 under contract
- 183 avg days on market
- 95.3% sale-to-list
- Basalt
- $923 avg $/SF YTD
- 137 active
- 44 under contract
- 240 avg days on market
- 95.3% sale-to-list
- Carbondale
- $693 avg $/SF YTD
- 75 active
- 14 under contract
- 175 avg days on market
- 95.7% sale-to-list
If you would like the full market report with more detail, send us a message. And if you want to discuss what this means for you, please give us a call.
