Thinking about a ski condo you can rent out or a quiet home base in the mountains? Summit County’s market looks different today than it did in the frenzy of 2020–2022, and that matters for both pricing and strategy. You want clear guidance on where values are holding, where they’re softening, and how short‑term rental rules could change your bottom line. In this guide, you’ll see current pricing signals, how resort cores differ from town neighborhoods, and practical moves whether you plan to buy or sell this year. Let’s dive in.
Summit County now: what the data says
Pricing and pace have moderated from the pandemic peak. You still find strong demand for well‑located properties, but buyers have more room to negotiate.
- Median sale price varies by data source and date. Recent snapshots show: Redfin $885,000 (Jan 2026), Realtor.com $1,147,500 (Dec 2025), and Zillow’s typical value at $964,997 (Jan 31, 2026). These are different lenses on the same market.
- Sale‑to‑list ratio is about 96% in late 2025 to early 2026. That means many sellers accept offers below the asking price, depending on product type and location.
- Median days on market sits around 108 to 115 days, a clear slowdown from the fastest pandemic periods.
- Active listings differ by tracker. Realtor.com showed about 831 active listings in Dec 2025, while Zillow counted 545 at the end of Jan 2026. Each platform counts inventory differently, so treat them as context rather than absolutes.
Bottom line: the county feels more balanced, tilting buyer‑friendly compared with 2020–2022. Your exact experience will depend on price point, product type, and whether the property allows short‑term rentals.
Resort cores vs town neighborhoods
Resort villages and quieter towns often move on different timelines and price points. Here is a quick orientation using recent Realtor.com medians for Dec 2025 and local reporting for context:
Breckenridge: top tier pricing
- Median price about $1,650,000 with a larger share of luxury and single‑family homes.
- Expect wide price bands by size and proximity to ski access, and more days on market at the top end.
Frisco: year‑round hub
- Median near $1,260,000 with new condo projects and a lively downtown feel.
- Popular with buyers who want a true mountain town vibe and fast I‑70 access without living inside a resort core.
Silverthorne: strong multi‑family mix
- Median about $999,000 with active condo and townhome development.
- Proximity to retail and the highway appeals to primary residents and second‑home owners.
Dillon, Summit Cove, Wildernest: value plays
- Typically lower medians and more condo inventory.
- Good targets if you want lower entry prices with access to the lake or quick interstate connections.
Keystone and Copper Mountain: resort‑driven condos
- Copper has cited medians around $532,000 for condo‑heavy segments. Keystone’s pricing varies by village and building.
- STR potential is a key value driver. Rules differ by location, so verify license paths before you underwrite rental income.
STR rules that change value
Short‑term rental eligibility can add or subtract a meaningful premium. Summit County and each town have their own rules.
- In unincorporated Summit County, revised rules took effect on Feb 15, 2023. The county divides areas into a Resort Overlay Zone and Neighborhood Overlay Zones, and it caps Type II licenses in those neighborhood basins. Caps and counts are reviewed each Jan 5. As of Jan 2026: Lower Blue cap 550 (508 licensed), Upper Blue cap 590 (563), Snake River cap 130 (137), Ten Mile cap 20 (24). There are narrow transfer exceptions under Section 2.8. See details on the county site at the official Short‑Term Rental page.
- Keystone runs its own program as of Sept 30, 2024 and currently has no cap. The town also collects a 2% lodging tax that began Jan 1, 2025. Check current fees and requirements on the Keystone lodging tax page.
- Frisco set a cap at 25% of its residential housing stock and reached it in Feb 2023. There is now a waitlist. Review a summary of Frisco’s STR rules and current status for context.
What this means for you:
- Verify jurisdiction first. Is the property inside a town or in unincorporated county? Rules, caps, and transfer policies are different.
- Confirm license type and transferability. Many licenses are not transferable. In some sales, the license ends and the buyer must apply from scratch.
- Underwrite income with current rules. Factor in lodging taxes, license fees, insurance, parking, occupancy limits, and any HOA restrictions.
- Use the county’s official resources to confirm status and maps before you assume rental income potential.
Helpful resources:
- County rules and mapping: Summit County Short‑Term Rental regulations
- Keystone lodging tax information: 2% lodging tax details
- Frisco policy snapshot: Frisco STR rules overview
Who is buying in Summit County
Buyer origin is balanced across local residents, Front Range buyers, and out‑of‑state second‑home owners. In recent 2025 rollups, Land Title reported roughly one‑third local, one‑third Front Range, and one‑third out‑of‑state purchases. Cash deals can be substantial in months with more luxury closings, often around 40% to 50% of transactions.
You also see different behavior by property type. Multi‑family and condo segments sometimes trend differently than single‑family homes. If you are choosing between a townhome in Silverthorne and a condo in Keystone, look at each micro‑market’s recent sales rather than countywide averages.
For monthly detail and seasonality patterns, review the Land Title summaries compiled in this local market update.
Mortgage rates and affordability
National 30‑year fixed mortgage rates hovered in the low‑6% range in early Feb 2026. Freddie Mac’s weekly survey reported 6.11% for the week of Feb 5, 2026. In a higher‑price market like Summit County, that affects financed buyers more noticeably and pushes some shoppers toward jumbo loans or larger down payments. Many second‑home and luxury purchases are cash, which helps explain the steadier activity at the top end.
New supply and deed‑restricted housing
New and planned projects can shift supply in specific neighborhoods. For example, Frisco’s Foote’s Rest mixed‑use plan includes a hotel, employee housing, and commercial space, with ground‑breaking noted at the end of 2025. Timelines can change, but projects like this shape near‑term inventory and workforce housing capacity.
Deed‑restricted and workforce programs also influence the market. Initiatives like Buy‑Down and Housing Helps add homes reserved for local occupancy, which expands options for primary residents and reduces speculative conversion of certain units. That can tighten market‑rate supply in some price tiers. For current program news, visit Breckenridge’s housing updates page.
If you’re buying a primary home
You have more time and leverage than in the recent boom, but quality listings still move.
- Use today’s pricing signals. With a sale‑to‑list ratio around 96% and longer days on market, negotiate with current comps from your exact submarket and property type.
- Price your payment first. Run scenarios at today’s 30‑year rate and get a jumbo quote if needed.
- Confirm use rules. Check for any deed restrictions, HOA limitations, and whether long‑term or short‑term rentals are allowed if that is part of your plan.
- Focus on condition. Well‑maintained homes with modern finishes are outperforming. If you plan updates, build a realistic budget and timeline into your offer strategy.
If you’re buying a vacation or second home
Start with the rental rulebook, then underwrite conservatively.
- Confirm licensing path. Identify whether the property is in a town or the county, whether a Type II license is present, if transfer is allowed, and whether you will face a waitlist.
- Model net income, not just gross. Include lodging taxes, license fees, insurance, HOA rules, parking plans, and any required local agent or safety inspections.
- Compare resort vs town returns. Keystone and Copper often offer clearer STR paths than capped neighborhood basins. Frisco’s cap and waitlist change the investment math inside town limits.
- Ask for documentation. If a seller markets rental potential, request historic revenue statements, tax remittances, and proof of code compliance.
If you’re selling this year
Presentation and pricing discipline are key in a slower, more negotiated market.
- Set price to the market you have. With sale‑to‑list ratios around 95% to 97% and longer marketing times, build in room for negotiation and focus on current, local comps.
- Lean into condition and marketing. Staging, professional photography, and targeted distribution help your home stand out and justify your price.
- Document STR status. If your property operates as an STR, gather the active license, historical revenue, tax filings, and safety compliance records. Buyers will underwrite the transferability and stability of that income.
Timing your move
Seasonality still matters. Closings tend to concentrate in late spring through early fall, roughly June to September, although resort‑oriented condos draw interest year‑round. If you want maximum exposure to in‑season buyers, aim to be active ahead of peak showing months and price to current comps, not last year’s highs.
Your next step
Whether you are weighing a ski‑village condo or a quiet neighborhood near the lake, you deserve clear data and a plan. For sellers, thoughtful preparation and premium presentation can shorten time on market and protect your price. For buyers, verifying STR pathways and modeling today’s rates will help you act with confidence.
If you are ready to map your options, schedule your white‑glove consultation with Christina Watson. You will get a hospitality‑driven, data‑smart plan for Summit County, plus access to integrated staging and preparation support when you need it.
FAQs
Is Summit County a buyer’s or seller’s market in early 2026?
- Data shows a more balanced to buyer‑leaning market than 2020–2022, with sale‑to‑list ratios near 96% and days on market around 110 or more depending on the submarket.
How do short‑term rental caps affect Keystone versus Frisco?
- Keystone runs its own program and currently has no cap, plus a 2% lodging tax; Frisco has a 25% cap and a waitlist, which can limit new STR licenses inside town.
What are typical days on market right now for Summit County homes?
- Recent snapshots show roughly 108 to 115 days, varying by source and property type, with luxury listings often taking longer.
What price ranges should I expect by area in Summit County?
- Recent medians suggest Breckenridge around $1.65M, Frisco near $1.26M, Silverthorne about $999K, and Copper’s condo‑heavy segment around $532K, with Dillon and Wildernest typically lower.
Can I assume I can transfer an STR license when I buy a property?
- No. Many licenses are not transferable and some areas are capped with waitlists; always verify jurisdiction, license type, and transfer rules before relying on rental income.
When is the best season to list a Summit County home?
- Closings often peak from late spring through early fall; listing just ahead of that window can maximize showings, though resort condos draw interest throughout the year.
