In Apr 2025, there were (4) off market Aspen sales at extraordinary prices: (3) were over $50M and (1) was $33M. (Click table image to enlarge.) While these sales "before the MLS" do not get factored into average and median MLS sold price metrics, they are considered as markers and they do affect an upward price momentum in the market - at least for high-end, ultra luxury properties.
Given the general “uncertainty” prevalent in financial markets, and the media reporting of real estate sales falling through across the country, these sales deserve attention supporting the uniqueness and strength of our marketplace. Perhaps testament to hard assets, specifically Aspen real estate, gaining traction, confidence, over paper.
Property specific notes:
>270 Heather Ln Sells Before MLS at $53.3M/$7,517 SF
Built 2021, 6 Bdrm/7.5 Ba on one level on 1-acre bordering open space in the Meadowood Subdivision and walkable to Aspen District Schools.
>400 & 410 Lake Ave, premier West End location and street address, Lake Ave, with main and guest houses : 5,795 sf +1,708 sf = 7,503 sf
Lot size: 28,049 + 6,007 = 34,056 sf
These April sales reinforce what I wrote in early April for my Q1 & Mar 2025 Bottom Line: https://www.estinaspen.com/real-estate-market/q1-mar-2025-aspen-snowmass-real-estate-report/
"March was exceedingly strong with some very high-end sales in both Aspen and Snowmass Village. There were record price per sq ft sales in Aspen and record sale prices in SMV. The trend has been upwards as sold price per sq ft in the $5,000—$7,000 sf range becomes more frequent and “normalized’. The price pull continues upward. Whereas these sales used to be considered ‘outliers’ a year ago, their increasing frequency makes it more difficult to separate out, and they become a part of the overall pricing mix. In the past year, there have been (7) legit home sales in the $6-7,000 sold price per sf range. (This is excluding older homes purchases where at least 80%+ of the value is in the land.) Hence, prices are rising.
Reasons?
1. Aspen inventory of properties for sale remains at historically low levels;
2) Sales of new built single family homes are ‘pulling’ all home prices upwards
3) An increasingly restrictive land use code
4) The time to plan, design, build a new Aspen home is easily 4-5 years. In Snowmass Village, the construction “climate” is somewhat more relaxed, and likely to be less time onerous, but still 3-4 yrs.
5) Rising construction costs and labor competition
6) Escalating land costs and few quality choices, driving A+ locations stratospheric and the rest follow…"
Aspen Real Estate Market Last Week's Sales: April 27 - May 4, 25 - Week 18 Read More
Extraordinary Sales ‘Before MLS’ Setting New Heights and 447 W Bleeker St Sells at $33M/$5,304 SF Furn
