Vail · Beaver Creek · Eagle County
Where this valley actually stands, updated every month as the numbers are published.
Covering: September 2026 and the year to date through September 30
Figures for September 2026 and for January 1 through September 30, with homes for sale counted on October 1, from Slifer Smith & Frampton's September report. Medians, months of inventory and the counts of new listings and pending sales come from the Vail Board of Realtors September report. The 2026 numbers are still being recorded while 2025 has settled, so closings logged late will move the comparison.
September came in close to last September. The valley closed 97 home sales against 99 a year earlier, at an average of $954 a square foot, down 2.9 percent from $983, and the homes that sold took 97 days on average instead of 84. Across the first nine months the valley has closed 682 sales, more than the 644 it had by this point in 2025, while price per square foot is down 3.4 percent to $1,015 and homes are taking 97 days to sell instead of 79.
Last month this page said August's jump in price per foot, to $1,061, was not a turn in prices yet. September bears that out: it came in below the same month a year ago. The year to date is still the steadier read, and it has barely moved since August. Buyers are paying a little less per foot than in 2025, closing at about 96 percent of the asking price instead of 97, and taking longer to decide. They are still paying more per foot than in 2022 or 2023. Price per foot is the figure to watch because it strips out size. September's average sale price rose 1.1 percent to $2.55M while price per foot fell, which says larger homes closed, not that homes got more expensive. The Vail Board of Realtors count points the same way: this year's median sale is $1.59M, up 6 percent, while the average is down 7.1 percent. The middle of the market has held up while fewer sales have closed at the very top.
Supply is where this year looks most different from the last. On October 1 there were 693 homes for sale, up 12.9 percent from 614 a year ago and twice the 346 on the market in October 2022. Counting land, the total is 839. The residential count did come down during September, from 747 on September 1. Measured against the past year's pace, the Vail Board of Realtors puts the valley at 8.5 months of inventory, up from 7.5 a year ago. Most of the added supply is townhomes and condominiums: 342 were listed at the end of September against 261 a year earlier, while houses went from 323 to 348. That is also where prices are softest. The median condo or townhome sold for $1.34M in September, down 1.8 percent, while the median house rose 11.8 percent to $1.9M. Last September, pending sales ran ahead of new listings. This September they did not: 119 homes came on the market and 94 went under contract, though the gap narrowed again from August.
For a buyer, that means more choice going into ski season than at this point in any of the last five years, especially among condos and townhomes, room to take your time, and sellers accepting a little further below asking than they did last year. For a seller, it means pricing against what has actually closed this year, because the competition on the market is larger than it has been. One caution on all of it: a year still being recorded is being compared against one that has closed its books, and sales logged late land on the 2026 side. What your own home is worth depends on where it sits and how it shows, far more than on any of these figures.
Sources: Slifer Smith & Frampton, How's the Market, Vail Valley, September 2026, for the monthly, year-to-date and homes-for-sale figures; and the Vail Board of Realtors Monthly Indicators, September 2026, compiled by ShowingTime, for months of inventory, the medians by property type and the counts of new listings and pending sales. Both draw on the Vail Board of Realtors MLS. Sales, prices, price per square foot and days on market cover residential property only; the 839 listings figure includes land. The Vail Board of Realtors figures count houses, duplexes, townhomes and condominiums on a slightly different basis from Slifer's, so they describe the shape of the month rather than restating it. Price per square foot for 2022 and 2023 is from Slifer's September 2026 newsletter. Figures are an indication of scale rather than a valuation of any specific property.
From 40,000 feet the Vail Valley is one place with one trend line. On the ground it is a string of distinct communities running down the Eagle River, each with its own buyers, its own price points and its own year. Both views are true and you need both to make a good decision. Each month this page gives the valley-wide picture, and the community detail comes twice a year, when Slifer publishes its community-level report.
Each edition stays published and dated, so you can look back at what the market was doing at the time rather than at a page that has been quietly rewritten.
This page is updated every month, as each month's figures are published, and a dated edition goes out each quarter. The valley's numbers are compiled after a month closes, so figures covering August are published in September rather than during August. Each dated edition says exactly which period it covers and stays published, so you can look back at it later.
Averages are down from the pandemic-era peak, but that is largely a change in what has been selling rather than a broad cut to what homes are worth. Fewer very-high-end closings early in a year pull an average down even where a given community has held close to flat. In the town of Vail the median has moved only modestly year over year. What your own home is worth depends on where it sits and how it shows, far more than on the county-wide headline.
The average is the total of all sales divided by the number of them, so a handful of very large closings can lift it sharply and their absence can drop it. The median is the middle sale, so it moves less with the mix. In a market with as much spread as this one, from a Gypsum starter home to a slopeside estate, the two can point in different directions in the same month. September showed the gap plainly: on the Vail Board of Realtors count the average sale came to $2.52M while the median was $1,708,000, a spread of more than $800,000 created by a handful of closings at the top. Reading both is the only way to see what actually happened.
It is neither across the whole valley, which is the honest answer. Buyers have more selection and more patience than they did at the peak, and that shows up in longer days on market at most price points. At the same time inventory inside the resort cores stays scarce, and a well-priced home that shows well still moves. At the end of September the valley was carrying 8.5 months of inventory on the Vail Board of Realtors count, measured against the past year's pace, up from 7.5 a year earlier, which on paper is the range people call a buyer's market. The answer still differs by community and by price band.
From Slifer Smith & Frampton's own market reports, which are drawn from the Vail Board of Realtors MLS: the monthly How's the Market report for the valley-wide figures, and the twice-a-year Slifer Report for the community detail. Medians, months of inventory and the split between houses and condos come from the Vail Board of Realtors' own monthly report. Every edition names its sources so you can check them. Where an edition also draws on another source, such as the Colorado Association of Realtors or Redfin, it names that source and says where the figures differ rather than picking the more flattering number.
Yes, in two ways. The monthly figures cover the whole valley, from Vail to Gypsum. Twice a year, when Slifer publishes its community-level report, an edition walks down the valley community by community, because two homes twenty minutes apart can be having completely different years.
The report is the general picture. What your own home is worth, or what you should pay for one, is a conversation about a specific address.
Start the Conversation