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Summit County Market Insider

This page is my honest read on the Summit County real estate market. It is part MLS statistics, part personal experience working with buyers and sellers, and part water-cooler talk with colleagues who are out in the market every day. The newest update appears first, and previous reports stay below so you can see how the market and my perspective on it have changed over time.

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September 2026 Market Update

Tucker Zimmerman's on-the-ground read on the Summit County market. Reflecting closed data through August 2026.

August was the busiest month Summit County has had all year, and it was faster than last August. That is not what most people expect to hear heading into fall, and it is worth sitting with for a second before we get into the details. Across Frisco, Breckenridge, Silverthorne, Dillon, Keystone, Copper Mountain, and Blue River, buyers showed up in August, inventory stopped climbing for the first time since winter, and well-priced homes moved.

Both of those first two numbers are the highest of 2026. Last August, 168 went under contract and 143 closed, and the median home took 35 days. So we are running slightly ahead of last year on volume and meaningfully faster on pace.

Inventory finally turned

This is the number I would pay attention to if you own something here.

Active listings peaked at 1,017 in July and came down to 982 in August. That is the first monthly decline since January. New listings dropped from 360 in June to 280 in July to 204 in August, and months supply eased from 8.9 to 8.6.

In plain terms, the summer wave of new listings is over, and the buyers who came in August started working through what was already sitting there. That is a normal seasonal turn and it is right on schedule, but after four straight months of watching inventory climb it is a genuine change in direction.

The last seven months at a glance

Month	Pending Sales	Median Days on Market	New Listings	Months Supply
February 2026	87	101	113	4.5
March 2026	99	48	165	4.8
April 2026	104	29	203	5.2
May 2026	86	17	275	6.6
June 2026	143	18	360	8.1
July 2026	141	26	280	8.9
August 2026	173	27	204	8.6

This month, property type mattered

In July I wrote that the market did not differ much by property type, and that the bigger dividing line was whether a property was unique, well located, renovated, or priced to stand out. I have spent the last few weeks going through the MLS at the individual listing level rather than the countywide level, and I need to update that.

Property type is now the dividing line, and it is the clearest one in the data.

Property Type	Active	Pending	Median Days on Market	Months Supply
Townhome	87	18	40	6.0
Single Family	272	57	40	8.0
Duplex	54	25	49	8.0
Condo	464	69	52	10.0

Days on market and months supply in this table and the two below reflect resale activity over the trailing twelve months, not August alone, so they are not directly comparable to the 27-day countywide August median above.

Condos are half the properties in Summit County, so this is the segment that matters to the most people. Condos are carrying 10 months of supply against 6 for townhomes, and they are taking about 12 days longer to go under contract.

There is a second, more important layer underneath that. When I take condos that sold in the last year and compare them against condos of similar size, age, and location that sold the year before, values are down roughly 6.5%. When I run the same comparison on single family homes, values are flat. That is a real divergence and it did not exist a year ago.

I want to be careful about how that lands, because "condos are down 6.5%" is not a useful sentence on its own.

Which condo, and where, matters more than the countywide number

Here is the same product at the same price, sorted by town. These are condos priced under $1 million.

Town	Active	Sold, last 12 months	Median Days on Market	Months Supply
Copper Mountain	12	33	33	4.0
Frisco	36	52	40	8.0
Silverthorne / Wildernest	60	81	63	9.0
Breckenridge	83	100	67	10.0
Dillon / Summit Cove	54	63	37	10.0
Keystone	109	86	84	15.0

A condo under $1 million at Copper Mountain is selling in about a month with four months of supply behind it. The same price point in Keystone is taking nearly three months with 15 months of supply. That is a fourfold spread inside one property type in one county.

If you own a condo and you read a countywide condo number, it is telling you almost nothing about your building.

Where you are in the market still matters

The price tier picture is close to where it was in July. Most of the market is still under $2 million, and that is where the balance is best.

Price Tier	Active	Pending	Median Days on Market	Months Supply
Under $1M	431	50	52	10.0
$1M to $2M	218	65	39	6.0
$2M to $3M	90	20	30	7.0
$3M and up	138	34	75	14.0

The $1 million to $3 million range remains the healthiest part of the market. Above $3 million, months of supply is 14 and the median listing takes about two and a half months to go under contract.

The one that surprises people is the bottom. Under $1 million carries 10 months of supply, which is more than the $2 million to $3 million tier. The entry level in Summit County is not the easy, competitive market most buyers assume it is, and if you are shopping there you have more room and more time than you have been told.

The one soft spot is still ultra-luxury

Nothing has changed here since last month, and now I can put a number on it. There are 57 single family homes listed above $5 million in Summit County right now, and 13 of them sold in the last six months. That is 26 months of inventory against about 8 countywide. Market times run past three months. That segment is genuinely slow.

Keep the same two things in mind that I said in August. It is a small share of overall sales, so it should not color how you read the market as a whole, and with only a couple of sales in a given month its statistics swing wildly. If you own or are shopping at that level, real comparable sales matter far more than any countywide figure.

Your Questions, Answered Directly

Can I sell for a record-high price?

Potentially, and it depends more on what you own than it did six months ago. A well-presented single family home supported by recent comparable sales can still reach for a strong number. If you own a condo, be more careful. Condo values have softened over the past year, and the comparable sales that matter are the ones in your building and your town, not the countywide figure.

How long is it taking properties to sell?

The county median in August was 27 days, down from 35 days last August. A well-priced home is generally going under contract in about three to four weeks. Condos are running closer to seven weeks, and homes above $3 million closer to ten.

Are properties receiving multiple offers?

Yes, on the right properties. From what I am seeing on the ground, it is happening on well-priced, move-in-ready homes in the more attainable ranges, and on anything genuinely hard to replace. It is not happening broadly, and it is rare above $3 million.

Can buyers negotiate?

It depends on the property and how long it has been sitting. Sellers countywide received about 97% of asking price in August, so a well-priced listing is not handing out large concessions. There is real room on listings that have been sitting, on condos in the slower towns, and meaningfully more the higher you go above $3 million.

Will the property I saw today still be available next month?

If it is well priced and shows well, do not count on it. August was the busiest month of the year and the best properties moved. If it is overpriced, or a condo in one of the slower towns, it very likely will still be there, and it may have a lower asking price by then.

This Is a Property-by-Property Market

Everything above is countywide context. It is useful for understanding direction, and it is no substitute for an honest look at your actual property.

This month made that point better than any month I have written up. Two condos at the same price, one at Copper Mountain and one in Keystone, are in completely different markets right now. Two condos in the same building can be worlds apart on light, views, updates, HOA costs, and short-term-rental eligibility. The monthly stat sheet tells you the weather. It does not tell you what to wear.

Year-Over-Year Context

Year-over-year numbers get quoted more than they get explained, so here is August 2026 against August 2025, and then what is actually driving it.

August	2025	2026	Change
Closed transactions	143	152	+6.3%
Sales volume	$204M	$227M	+11%
Average sold price	$1,427,296	$1,490,774	+4.4%
Average price per square foot	$817	$834	+2.0%
Sale price to list price	97.0%	97.3%	+0.3
Average days on market	93	56	-39.8%

More sales, more volume, faster, and sellers holding a hair more of their asking price. That part is straightforward and it is good news.

The average sold price is the number to be careful with. Up 4.4% sounds like appreciation, and it is not. Average sold price moves with which properties happened to close that month. When I do the comparison that actually measures value, taking properties that sold this year against properties of similar size, age, and location that sold last year, condos are down about 6.5% and single family is flat. Both facts are true at the same time. One describes the mix of what sold. The other describes what your property is worth.

One more check worth doing, since a jump in high-end sales is the usual reason a countywide average moves. It did not happen this month. There were 35 sales above $2 million in August 2026, exactly the same as August 2025. The luxury end did not surge, so it is not what lifted the average.

What this means for buyers and sellers

For sellers: August rewarded correct pricing. Homes that were priced to the market sold at close to full ask in about a month. A strong listing strategy this fall accounts for:

• What you own, not just where it is, because the gap between condo and single family is real this year
• Your direct competitors right now, in your building or your neighborhood, not countywide
• Recent closed sales rather than active asking prices
• Condition and presentation
• Short-term-rental eligibility, which you can check against the current rules
• HOA fees and insurance exposure

If you own a condo in one of the slower towns, price it against what actually closed in your building this year. From what I watched this summer, sellers who priced right the first time reduced once or not at all, and sellers who chased the market down reduced three times and still took less. If you want to see what that looks like in dollars before you list, the seller net proceeds worksheet is a good place to start.

For buyers: You have more choice than you have had in years, and August showed that the good ones still move. Going into fall:

• Two places have more room than most buyers expect: below $1 million, and above $3 million. Both carry double-digit months of supply
• Between $1 million and $3 million, be ready to act. That is the tightest part of the market
• If you are shopping condos, shop by town as much as by price. Copper Mountain and Keystone are different markets at the same number
• Ask how long a listing has been on the market before you decide what to offer. Days on market is where your negotiating room is this fall
• Underwrite the carrying costs, not just the price. HOA dues, insurance, and rental eligibility change the math more than a small price difference does

The bottom line

The September 2026 Summit County market is steady, and August was its strongest month. Volume ran slightly ahead of last August, pace was meaningfully faster, and inventory turned over for the first time since winter. Prices countywide are close to flat once you compare similar homes to similar homes.

The real story this month is underneath the average. If you own a house, your value held. If you own a condo, the answer depends heavily on which town you are in, and the spread between the best and worst is wider than any countywide number can show you. That is a better market than the headlines suggest for most people, and a harder one for some.

Data source: ShowingTime InfoSparks (Summit MLS) and Altitude REALTORS MLS, reflecting closed activity through August 31, 2026. Property type, town-level, and price-tier figures reflect resale activity over the trailing twelve months, with new-construction project sales and deed-restricted units excluded. Statistics are deemed reliable but not guaranteed. This update is general market commentary, not a valuation of any specific property or personalized financial advice.

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August 2026 Market Update

Tucker Zimmerman's on-the-ground read on the Summit County market. Reflecting closed data through July 2026.

If you have been reading that Colorado mountain towns are cooling off, the honest picture for Summit County is calmer than the headlines. Across Frisco, Breckenridge, Silverthorne, Dillon, Keystone, Copper Mountain, and Blue River, July looked a lot like the last several summers. Homes are selling at a steady, normal pace, prices are drifting up at a measured rate, and buyers have a bit more to choose from than they did during the frenzy years. It is not a boom, and it is not a bust. It is a functioning, in-between market.

Pace and activity are steady

The county median days on market in July was 26. That is up from the wild days of 2021 and 2022, when well-located homes sold in under two weeks, but it has now held steady around 26 days for two summers running. In plain terms, a well-priced, well-presented home is generally going under contract in about three to four weeks. Buyer activity was steady too. The 141 homes that went under contract sit right in the range July has produced the last few years, and the 134 closings are in line with recent summers. Demand did not surge and it did not fall off.

Prices are up, but read the single month with care

You may see a big year-over-year jump quoted for the median sale price, roughly 20% above last July. Take that with a grain of salt. In a market this size, a handful of high-end closings in a single month can swing the median hard, and that is exactly what happened. The steadier year-to-date figures are the honest read on appreciation: average sale price is up about 4.5% and price per square foot about 4.3% so far this year, with sellers getting about 98% of list. Prices are rising at a healthy mid-single-digit pace, not the double-digit clip a single month can suggest.

Buyers have more to choose from

Active inventory crossed 1,000 listings in July for the first time in this cycle, at 1,007, and months of supply rose to 8.8. That sounds like a lot, and on a day-to-day basis buyers do have more options than they have had in years. But most of that build is seasonal. New listings climbed all spring and peaked at 360 in June before easing to 280 in July, which is when Summit inventory always fills up. Measured the way that strips out seasonality, on the August 1 snapshot, inventory sits only about 2% above where it was a year ago. The July count and that August 1 snapshot come from slightly different dates and reporting methods, which is why the two figures are not identical. Supply did not balloon. It settled at a healthier, more normal level.

This July compared with recent Julys

The clearest way to see the steadiness is to line July up against the same month in prior years. Activity and pace have settled into a consistent range, even as the single-month median price bounces around.

July of	Pending Sales	Closed Sales	Median Sale Price	Median Days on Market
2022	122	86	$871,500	8
2023	145	125	$980,000	11
2024	152	123	$1,085,000	16
2025	142	141	$950,000	26
2026	141	134	$1,138,500	26

Here is that pending sales pace over the longer run. This July sits right in the normal band of the last few years, well below the 2020 and 2021 spike but steady and healthy.

The last seven months at a glance

Month	Pending Sales	Median Days on Market	New Listings	Months Supply
January 2026	80	73	123	4.6
February 2026	87	101	113	4.5
March 2026	99	48	165	4.8
April 2026	104	29	203	5.2
May 2026	86	17	275	6.6
June 2026	143	18	360	8.1
July 2026	141	26	280	8.8

Where you are in the market matters

Countywide averages hide an important distinction: Summit County is not one market at every price point. In July, roughly three quarters of the homes that went under contract were priced under $2 million, so that is the real market for most buyers and sellers. The $1 million to $3 million range showed the strongest balance, while conditions turned noticeably slower above $3 million. The table below shows July by price band, using months of supply as the gauge. The lower the number, the tighter and more competitive the segment.

Price Tier	Active	Pending	Median Days on Market	Months Supply
Under $1M	504	57	29	10.3
$1M to $2M	259	54	20	6.8
$2M to $3M	92	20	7	6.1
$3M and up	153	16	139	12.3

The $2 million to $3 million tier was the tightest in July, at 6.1 months of supply and a seven-day median market time, and the $1 million to $2 million segment was also fairly balanced. Below $1 million, buyers stayed active but had considerably more inventory to sort through, at 10.3 months of supply. Above $3 million, the buyer pool narrowed and market times climbed sharply.

The one soft spot: ultra-luxury

If there is a weak part of this market, it is the very top. Homes priced at $5 million and up have a lot of listings and very few buyers, with nearly 20 months of supply in July. That segment is genuinely slow, and it is much closer to the cooling narrative that shows up in broader mountain-market headlines. Two things to keep in mind, though. First, it is a small share of overall sales, so it should not color how you read the market as a whole. Second, with only a couple of sales in a given month, its month-to-month statistics swing wildly and can look far more dramatic than they are. If you own or are shopping at that level, price and strategy matter more than ever, and it pays to lean on real comparable sales rather than a countywide average.

Your Questions, Answered Directly

Can I sell for a record-high price?

Potentially. A truly standout property can still establish a neighborhood high, but the condition, presentation, and recent comparable sales need to support it. Correctly priced homes are selling within about a month at roughly 98% of list. What does not work is reaching for a number the comparable sales do not support and hoping a buyer chases it.

How long is it taking properties to sell?

The county median in July was 26 days, and that figure has held steady for two summers. A well-priced home generally goes under contract in about three to four weeks. Homes that sit for months are almost always overpriced or in the higher price bands.

Are properties receiving multiple offers?

From what I am seeing on the ground, yes, the right homes can still draw multiple offers. Well-priced, move-in-ready properties in the more attainable ranges are where it happens. This is not the everything-gets-multiple-offers market of 2021, but good homes priced correctly still compete.

Can buyers negotiate?

It depends on the home and how it is priced. A well-priced listing under $2 million is not handing out big concessions, with sellers getting about 98% of list. There is more room to negotiate on listings that have been sitting, and meaningfully more the higher up the price ladder you go.

Will the property I saw today still be available next month?

If it is well priced and desirable, do not assume it will wait. Good homes at fair prices still move. If it is overpriced or in the slower higher-end tiers, it very likely will still be there.

This Is a Property-by-Property Market

Everything above is countywide context. It is useful for understanding the direction of things, but it is no substitute for an honest evaluation of your specific home or the one you are considering. Two condos in the same building can be worlds apart on light, views, updates, HOA costs, and short-term-rental eligibility, and those differences matter more right now than any single county statistic. The monthly stat sheet tells you the weather. It does not tell you what to wear. Lean on your Realtor to translate these numbers into a plan for your actual property.

What this means for buyers and sellers

For sellers: Price to the market and your home can still sell quickly at close to full ask. Reach for an unsupported number and you will likely spend the season cutting your way back down to where the market was all along. A strong listing strategy this summer accounts for a few things:

• The number and quality of your direct competitors right now, not last year
• Recent closed sales, not just active asking prices
• Condition and presentation
• Short-term-rental eligibility, which you can check against the current rules
• HOA fees and insurance exposure
• Location-specific inventory, since one neighborhood can be tight while another is flooded

For buyers: You have more choice and more time than you did during the frenzy years, and that is a real advantage. But the best homes at fair prices still go quickly, so be ready to move when the right one shows up. Keep in mind that a property can be one of a thousand active listings countywide while still being one of only a handful that truly fits your needs.

The bottom line

The August 2026 Summit County market is steady and normal. Sales are running in line with recent summers, prices are up modestly, homes that are priced right are selling in about three to four weeks, and buyers have more to choose from than they have in years. The one genuinely slow corner is the ultra-luxury top end, and that is a small part of the overall story. For most buyers and sellers, this is a healthy, workable market that rewards good pricing and good preparation.

Data source: ShowingTime InfoSparks (Summit MLS) and Altitude REALTORS MLS, reflecting closed activity through July 31, 2026. Statistics are deemed reliable but not guaranteed. This update is general market commentary, not a valuation of any specific property or personalized financial advice.

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July 2026 Market Update

Summit County residential properties. Sources: MLS statistics through ShowingTime InfoSparks, the Colorado Association of REALTORS® local market update using Altitude MLS data, and Slifer Smith & Frampton's internal June market wrap-up.

The Summer Market Is Building Momentum

Buyer activity picked up significantly in June as Summit County moved into its busiest selling season. Pending sales increased from 87 in May to 147 in June, a 69% monthly increase.

The market had not yet reached the full pace of peak summer buying by the end of June, but activity was clearly moving in that direction. Buyers have continued to show up heading into July, creating a stronger environment for sellers as the heart of the summer market begins.

June occasionally felt quieter on the ground than May, despite the stronger final numbers. Activity has since picked up again. Real estate rarely moves in a perfectly straight line from week to week, and the experience of an individual week does not always match the monthly statistics once the full month closes.

Well-Priced Properties Are Still Moving Quickly

The pace of the market has improved substantially since winter. Median days on market fell from 101 days in February to 48 in March, 29 in April, 17 in May, and 18 in June. That is several consecutive months of improving market pace, followed by two months holding below three weeks.

This lines up closely with what I am seeing in the field. A well-priced house, condominium, or townhome is realistically selling within two to four weeks.

Overpriced listings are the exception. They do not simply take longer to sell. They often require one or more price reductions and may ultimately sell for less than they would have if they had been positioned correctly from the beginning. Pricing correctly from day one remains the single biggest lever a seller controls.

Want a read on how your specific property fits into this? 303-907-9129  or  TZimmerman@SliferSummit.com

More Inventory Does Not Mean Less Demand

Months supply of inventory increased from 4.5 months in December to 8.0 months in June. Viewed alone, that number can make the market look as though it is slowing sharply and buyers are gaining substantial leverage. The full picture is more complicated.

New listings rose from 88 in November to 360 in June. That is a major seasonal wave of new inventory arriving as owners prepare to sell during the summer. Months supply is a ratio between available inventory and the pace of sales. When a large number of new listings enter the market at once, the ratio can rise even while buyer activity is also accelerating.

What buyers are gaining right now is more choice, not necessarily unlimited time. The best-priced and most appealing properties are still moving quickly, while overpriced or less competitive listings are sitting longer and creating opportunities for negotiation.

Recent Market Trend

Month	Pending Sales	Median Days on Market	New Listings	Months Supply
November 2025	89	62	88	5.1
December 2025	63	85	88	4.5
January 2026	80	73	123	4.6
February 2026	87	101	113	4.5
March 2026	99	48	165	4.8
April 2026	104	29	203	5.2
May 2026	87	17	275	6.6
June 2026	147	18	360	8.0

Source: MLS statistics through ShowingTime InfoSparks, Summit County residential properties, monthly values.

Your Questions, Answered Directly

Can I sell for a record-high price?

The blended countywide sales figures are at record highs, but that is largely a mix-shift story. More expensive homes, condominiums, townhomes, and luxury properties sold this June than during the same period last year. That does not mean every property in Summit County is suddenly worth 30% more.

Whether your property can command a record price depends on its location, condition, views, floor plan, competition, recent comparable sales, and pricing strategy. The countywide headline is useful context, but it is not a substitute for evaluating the specific property.

How long is it taking properties to sell?

A well-priced property is realistically selling within two to four weeks. The countywide median was 17 days in May and 18 days in June. Properties that are priced too aggressively are taking much longer and often need price reductions before attracting a buyer.

Are properties receiving multiple offers?

Not broadly. Multiple-offer situations are currently concentrated among unique homes, highly desirable locations, and properties priced aggressively enough to create competition. There are also a handful of neighborhoods and subdivisions where the best listings can still go under contract almost immediately. That is the exception, not the overall market.

Can buyers negotiate?

On most properties, yes. Buyers currently have real negotiating power outside of the most unique, desirable, or competitively priced listings. Sellers cannot expect to hold firm on price and terms across the board.

The amount of negotiating room depends heavily on how long the property has been listed, whether the seller has already reduced the price, how the property compares with competing listings, and whether other buyers are showing interest.

Will the property I saw today still be available next month?

If it is priced correctly and shows well, I would not count on it. Pending sales increased sharply heading into the summer season, and well-positioned properties are moving within two to four weeks.

If a property is sitting because it is overpriced, it may still be available next month, although it may also have a lower asking price by then.

This Is a Property-by-Property Market

Countywide statistics provide useful context, but they do not replace an analysis of a specific home, condominium, or townhome.

This market is not moving in one uniform direction. A renovated condominium in Frisco can behave very differently from an older condominium in Keystone. A unique single-family home with exceptional views may receive immediate interest, while a similarly priced home with an awkward floor plan can sit for months.

That is why buyers and sellers should be careful about applying a broad monthly statistic directly to one property. The better question is not simply, "What is the Summit County market doing?" The better question is, "How is this specific property likely to perform in the current market?"

Does the Market Differ by Property Type?

Not as much as many people might expect. The general pace of the market and the amount of negotiating room are currently fairly similar across single-family homes, condominiums, and townhomes.

The biggest dividing line is not necessarily property type. It is whether the property is genuinely unique, exceptionally located, recently renovated, or priced well enough to stand out from the competition. Those properties can still move quickly and generate multiple offers. More ordinary or aggressively priced properties are more likely to follow the broader two-to-four-week pace and offer buyers some negotiating room.

Year-Over-Year Context

June 2026 was stronger than June 2025 in several important categories. The countywide median sales price increased 30.9% to $1.25 million, while the average price per square foot increased 29.1% to $945.

Those increases were driven largely by the mix of properties sold, particularly a higher concentration of condominium, townhome, and luxury transactions. They should not be interpreted as evidence that every property in Summit County appreciated by nearly 30%.

The median price for single-family homes was down 0.7% year over year, while the median price for townhomes and condominiums increased 16.2%.

Luxury sales of $2 million or more increased 142%, with 29 luxury transactions closing during June. The highest sale was $5 million.

Total residential sales volume reached approximately $179 million, an increase of 46.7% from June 2025.

Active listings were approximately 3% lower than a year ago, at 991 countywide, even after the recent surge in new listings. That suggests the market entered summer with a relatively limited inventory base compared with the level of buyer activity.

What This Means for Buyers and Sellers

For sellers, summer demand is building, and well-priced properties are moving quickly. This is a favorable time to list, but it is not a market where every seller can name any price and expect a buyer to accept it.

For buyers, there are more choices than there were during the winter and early spring. Negotiation is possible on many properties, but waiting too long on a well-priced listing can still mean losing it.

The current market rewards preparation on both sides. Sellers should price carefully, prepare the property properly, and launch with a clear strategy. Buyers should understand value before making an offer, know where they have negotiating leverage, and be ready to act when the right property appears.

For a property-specific analysis or to talk through your search: 303-907-9129  or  TZimmerman@SliferSummit.com

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Related Summit County Resources

• Summit County Market Report (live charts)
• Buying in Summit County
• Selling in Summit County
• Summit County HOA Fees Guide
• Summit County short-term rental regulations

Data sourced from MLS statistics via ShowingTime InfoSparks, the Colorado Association of REALTORS® local market update (Altitude MLS Inc.), and Slifer Smith & Frampton's internal market wrap-up, Summit County residential properties. Figures reflect the month indicated and are subject to revision as late-reported sales are added. This page is intended as a local market reference, not investment or financial advice.