v 1.6 The Estin Report publishes an 11-page monthly Aspen real estate market “Snapshot” on or near the first Monday of each month. It is a “pure play” presentation providing key metrics and bottom-line Aspen and Snowmass Village residential sales performance for the month and year-over-year (YoY). Data is scrubbed for relevance, includes off-market sales where possible and excludes deed-restricted, fractionals, mobile homes and other outliers. There are (3) sections: 1) Aspen + Snowmass combined; 2) Aspen; 3) Snowmass Village with charts, tables, 30-day live links to sold properties. It is downloadable as a PDF.
Q3 2026 Bottom Line
Market performance rebounded sharply in Q3 2026, recovering from a weak first half of the year that was severely impacted by a historic snow drought. In the 1st half of the year, Aspen sales were off 39% in units and 43% in dollars; by the end of the 3rd quarter, they were off YTD 20% and 19% respectively. A meaningful improvement.
Sales were significantly higher in properties over $10M, up 41% in dollars and 44% in units year over year (YoY). For Aspen sales alone, representing 80-85% of the total combined Aspen Snowmass Village market, dollar sales were up a 63% while unit sales were up 28%.
The surge in dollars can partially be attributed to (4) sales over $30M+ totalling $177.9M accounting for 38% of all property sale dollars over $10M.
There’s more to these big number sales: There were a total of (9) sales over $20M accounting for 63% total Q3 2026 dollars versus (4) sales over $20M or 42% of total Q3 2025 dollars.
Two notable property type stand-outs in Q3 were: 1) Aspen single family homes with (26) sales versus (12) sales YoY, up 117%;
2) Townhomes/Duplexes with (9) sales versus (3), up 200%. Reasons? For homes, possibly a surplus of built up demand as carry over from the slow, no-snow, winter season; for townhomes/duplexes, the fact that they represent a lower price point than homes, middling between a full sized house and a condo and that they tend to be located in town or at least very close which is a very high price-point for a single family home.
Inventory year over year remains much the same, limited historically, and this continues to be to the seller’s advantage. Selling prices to ask are approximately 90-95% versus 93-97% a year ago indicating more negotiating room.
However in cases of superlative properties, selling prices can easily be at ask or more.
Looking forward
As the Aspen/Pitkin County airport closure in spring 2027 comes closer to reality, many are asking what effect it will have on local real estate.
I’m 50/50 on the outcome.
The easy answer is less eyeballs, lower sales. But what if fewer eyeballs means a quieter, more sublime summer Aspen experience? Part of Aspen’s charm has always been its out-of-the-wayness, its off the beaten track, its harder to get to. Natural selection keeps the hordes away. The airport’s 8-month closure may bring us back closer to those times. I say maybe it’ll be time to celebrate!
It has just been announced by CO Dept of Transportation (CDOT) that the I-70 Glenwood Canyon Phase 8 project – at a cost of $100 million to repair aging highway infrastructure in Glenwood Canyon – will be postponed from 2027 to 2028. This is to avoid overlapping with the Aspen/Pitkin County Airport closure. A great relief to all who had projected major, major traffic delays in and out of Aspen due to the possibility of two highly impactful transportation construction projects occurring simultaneously. As a result, travel time from the stand-in Eagle Airport to Aspen will be a manageable approximate 1:30 hour drive.
There are other major construction projects in the wings. Aspen is entering what is likely to be a heavy duty, intense construction cycle, estimated to be concentrated between 2026 and 2030 or more.
The Lift One corridor, airport modernization, Lumberyard housing and downtown redevelopment will likely account for much of the visible activity. It remains to be heard and seen just how all this construction activity is to be planned, co-ordinated, to minimize its impact on Aspen living.
Q3 & Sep 2026 excerpted tables and charts. The full snapshot can be downloaded as PDF from link tothe right of this page.
Pg 2:
Pg 4 top
Pg 4 bottom
Pg 7 top
Pg 9 top
Links to Sep 26 Aspen and Snowmass Village Sold Property Photos and Details:
Aspen Sep 26 Closed Properties.
Snowmass Village Sep 26 Closed Properties.
Vacant Lots Sep 26 Closed Properties.
Disclaimer: The statements made in the Estin Report and on Aspen broker Tim Estin’s blog represent the opinions of the author and should not be relied upon exclusively to make real estate decisions. A potential buyer and/or seller is advised to make an independent investigation of the market and of each property before deciding to purchase or to sell. To the extent the statements made herein report facts or conclusions taken from other sources, the information is believed by the author to be reliable, however, the author makes no guarantee concerning the accuracy of the facts and conclusions reported herein. Information concerning particular real estate opportunities- on market/off market/in the shadows- can be requested from Tim Estin at 970.309.6163 (cell/txt) or by email
The Estin Report is copyrighted 2006 – 2026 all rights reserved.
Use is permitted subject to the following attribution,
“The Estin Report on Aspen real estate” with an active link to www.EstinAspen.com
