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Highlands at Breckenridge Golf Course
There are about 52 parcels here, all single-family, and almost all of them sit on Marks Lane or Marksberry Way. Those two streets account for 94% of everything that's ever sold in the filing, so if you're watching the Golf Course filing, you're really watching two streets.
Written by Tucker Zimmerman, Associate Broker with Slifer Smith & Frampton, a Summit County Realtor since 2017 who focuses on luxury real estate in Breckenridge, including the Highlands at Breckenridge.
More about Tucker.
Quick Take
This is the filing for someone who specifically wants to be on the Bear and is willing to shop carefully. Homes here vary more than anywhere else in the Highlands, so the subdivision name doesn't tell you much by itself.
Two things explain most of the price differences, and neither one shows up well in a listing: how the lot actually meets the course, and what's been done to the home since 2000. My honest read is that if you sort those two out, you probably won't overpay here.
The Homes
There are about 52 parcels here, all single-family, and almost all of them sit on Marks Lane or Marksberry Way. Those two streets account for 94% of everything that's ever sold in the filing, so if you're watching the Golf Course filing, you're really watching two streets.
Sold homes run from about 2,600 to 8,300 square feet, but that range isn't very useful on its own. The middle half of the market falls between roughly 3,400 and 4,300 square feet, with a median near 3,900. Most of the filing went up around 2000, with the earliest homes in 1996 and a few later ones into the 2010s.
Here's the part that actually matters. Two homes can both be listed as Highlands at Breckenridge Golf Course, and one is 2,600 square feet from 1997 while the other is 8,300 square feet and twenty years newer. Those aren't comparable sales. If someone hands you a list of recent Golf Course sales that spans 4,000 square feet and two decades of construction, that list isn't telling you much, and I'd want to narrow it down a lot before drawing any conclusion about what a home here is worth.
What Being on the Bear Actually Means
This filing sits on the Bear, one of three nines at the Breckenridge Golf Club. The club is run by the Town of Breckenridge, plays 27 holes across the Bear, the Beaver and the Elk, and it's the only municipal Jack Nicklaus Signature course in the country. That last claim gets repeated in a lot of listings, and in this case it holds up. The town opened the Bear in 1985 as the first nine on the property, the Beaver followed in 1987, and the Elk opened in 2001.
Homes in this filing have been cited on the 4th fairway, the 4th green and the 5th hole. What I'd point out is that being in the Golf Course filing and being on the golf course aren't the same thing. Some parcels back right up to play, some look across it, and some sit a street off. That difference drives a lot of value here and it usually doesn't make it into the listing headline. Walk the lot and look at what's actually behind the house.
One thing that surprises people: buying a home on the golf course doesn't include the golf course. Membership terms are separate from owning the home, and they change. If playing here is part of why you're buying, confirm the current setup with the club before you write an offer rather than after. You would not be the first person to assume it came with the address.
The winter is the part nobody puts in a listing. Once the snow comes, the golf landscape gets groomed and run as Nordic terrain by the Gold Run Nordic Center, which operates out of the clubhouse. So the open space behind the house doesn't go dormant for six months. It changes jobs.
Build Era and What It Costs You
With a median build year of 2000, most of this filing is now about 25 years old. Post and beam construction shows up repeatedly here, along with vaulted ceilings and maple plank floors, and 3-car garages with room for overflow storage are common. The timber is doing structural work rather than decorating, which changes how these homes feel and how they get maintained.
At 25 years, the boiler, roof, decks, windows and exterior finish are all either done or coming due. That's not a knock on the filing. It's what a home of this vintage costs to keep at this elevation, and it's knowable before you buy. The bad version is finding out in year two because nobody asked.
So ask what's been replaced and when, and get the answer in writing. A Golf Course home with updated mechanicals and one that's still original will photograph about the same and land in the same size bracket, and they are not the same purchase. That gap is usually worth more than any finish upgrade in the listing.
Looking at the Golf Course filing? The range here is wide enough that picking the right comps is most of the work, and it's the easiest part to get wrong. Send me an address and I'll give you my honest read on how it lines up against what's actually traded, including whether the lot is doing what the listing suggests. 303-907-9129 or TZimmerman@SliferSummit.com
Short-Term Rentals
The Highlands sits inside Town of Breckenridge limits, so the town's short-term rental licensing program and its zone-based caps govern nightly rentals rather than county rules. Covenants in the individual filings can restrict rentals further, and in a single-family golf community those rules are often stricter than buyers expect. Confirm current license availability for the specific parcel and read the filing's covenants before counting on rental income. Start with the Breckenridge short-term rental rules. The zone that applies to a specific parcel can be looked up on the Town of Breckenridge short-term rental zone map.
Pros and Cons
Pros
- Sited on the Bear nine of the only municipal Jack Nicklaus Signature course in the country
- The widest size range in the Highlands, so there are more entry points than in the larger filings
- The longest sales history of any Highlands filing, which means real data to price against
- Post and beam construction, vaulted ceilings and maple floors are common
- 3-car garages with storage overflow are the norm
- The golf landscape becomes groomed Nordic terrain in winter, so the open space works year round
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Things to Consider
- That same wide range of size and vintage makes comparable sales hard to read
- The filing name doesn't tell you whether a specific parcel is actually on a fairway
- A median build year of 2000 puts boilers, roofs, decks and windows at or past replacement
- Golf club membership is separate from owning the home, and the terms change
- Living on a course also means early mowing, the occasional errant ball, and winter grooming operations
- Car-dependent like the rest of the Highlands, and town STR rules plus filing covenants may limit rentals
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The Other Highlands Filings
The Highlands at Breckenridge is not one neighborhood. It is a golf community made up of separate filings, each with its own character, lot sizes and build era. All of them are single-family.
- Highlands at Breckenridge – the parent community and the largest single filing at about 311 parcels.
- Highlands Park – about 108 parcels, built 2001 to 2022, homes around 4,702 square feet.
- Braddock Hill – about 34 parcels, built 2000 to 2018, homes around 4,538 square feet.
- Discovery Hill – about 62 parcels, built 2003 to 2024, homes around 4,679 square feet.
- Gold Run – about 26 parcels, built 2005 to 2021, homes around 3,991 square feet.
- Fox Crossing – about 11 parcels, built 1998 to 2008, homes around 4,168 square feet.
- Highlands Glen – about 7 parcels, built 2006 to 2014, homes around 5,498 square feet.
- Discovery Ridge – about 12 parcels, built 2006 to 2019, homes around 4,880 square feet.
- Willow Run – about 4 parcels, built 2002 to 2018, homes around 4,464 square feet.
- The Crescent – about 12 parcels, built 2004 to 2008, homes around 3,335 square feet.
FAQs
How many homes are in the Highlands at Breckenridge Golf Course filing?
County parcel records show about 52 parcels, all single-family. Roughly 94% of sales have been on Marks Lane and Marksberry Way, so those two streets are effectively the whole filing.
How big are the homes?
The full range runs about 2,600 to 8,300 square feet, but the middle half of the market falls between roughly 3,400 and 4,300, with a median near 3,900. That's the widest range of any Highlands filing, which is exactly why the comps need a close look here.
Are all the homes on the golf course?
No, and it's the most common misunderstanding about this filing. It's named for the course and platted around it, but parcels range from backing directly onto play to sitting a street or more off it. Homes have been cited on the 4th fairway, the 4th green and the 5th hole of the Bear. Check the specific parcel, not the subdivision name.
Does buying here include golf club membership?
No. The Breckenridge Golf Club is run by the town, and membership terms are separate from home ownership and change over time. Confirm the current structure with the club before assuming anything comes with the address.
Which of the three nines is this?
The Bear, which opened in 1985 as the first nine at the club. The Beaver followed in 1987 and the Elk in 2001. Gold Run is the other Highlands filing sited on golf, and it sits on the Beaver.
Are these condos or townhomes?
Neither. Every Highlands filing, this one included, is single-family. There are no condo or townhome records here.
About Tucker Zimmerman
Tucker Zimmerman is an Associate Broker with Slifer Smith & Frampton Real Estate and has been a licensed Realtor in Summit County, Colorado since 2017. His focus is luxury real estate in Breckenridge and Summit County, including the Highlands at Breckenridge and the other high-end neighborhoods where golf, ski and trail access drive value. He works with buyers and sellers across Breckenridge, Frisco, Silverthorne, Dillon, Keystone, and Copper Mountain. Read Tucker's full bio.
Related Resources
Local and Government Resources
This page is intended as a local real estate reference. Covenants, HOA rules, rental restrictions, golf club membership terms and pricing can change and vary by parcel. Confirm current details before making a purchase decision.
