MID-VALLEY MARKET REPORT
Last Updated January 16, 2026
Here is my recap on the Mid-Valley market as of year-end 2025:
- Statistically, the average sale price and average price per square foot is still rising moderately or maintaining in all areas (with the exception of Basalt single family homes) due to persistent low inventory.
- The average days on market is staying at a consistent but healthy rate of about 100+ days (3 - 4 months) in all areas. While that feels slow compared to the activity we saw 2020 - 2022, it’s actually still faster than the market pre-2020, when the average days on market was 6 - 9 months!
- Absorption rates (i.e. average time to sell the current level of inventory) in all areas is 5 months or more.
- The percentage of current residential listings in all areas under contract is below 33% right now, which means that less than 1 in 3 listings are pending.
- There’s more negotiation room on price, with a larger gap between list price and sales price compared to years passed (95% - 96% vs 99%. I personally am seeing a lot more low-ball offers from Buyers who are ready to buy but not willing to pay the prices Sellers are expecting right now, especially on older homes.
- Overpriced listings sit on the market for a while. These end up taking a few price reductions before selling.
- The number of vacant land sales are down significantly. In fact, in several areas less than 10% of land listings are under contract (n faction in several areas there are no listings under contract). This segment of the market has slowed down quite a bit, most likely due to the higher cost of land and the cost to build compared to buying existing homes.
Anecdotally, the broker community seems to agree that we are no longer in a strong Seller’s market and that we are now in either in a mixed market (Buyer/Seller) or a Buyers market. I believe it’s still mixed because prices in general are still high (and continuing to rise), making price still a Seller’s advantage. But, while sales comps exist verifying most list prices, there isn’t the demand. Buyers are having more success negotiating on price, especially if the home has been on the market a while and it is not move-in-ready. Buyers are getting more aggressive when it comes to inspection items and less willing to pay top dollar for homes with aging roofs, septic systems, and mechanical infrastructure. This means that major home maintenance, upgrades and staging are becoming more important for those Sellers looking to sell quickly. Sellers’ expectations about the time it takes to sell and what they’ll need to do to prepare their house for sale have to be adjusted.
This custom market report shows the overall trends pertaining to Basalt, Missouri Heights, Carbondale and the Crystal River Valley since 2004. I examine each area in more detail by looking at single family homes, condos/town homes and duplexes and vacant land. I hope you find this Mid-Valley Market Report helpful in showcasing the current market and where it has been. The Average Annual Appreciation chart in each residential section gives you an idea of what year-over-year real estate investment returns look like for the past 20 years. On average, we’re seeing a 6% - 9% annual return on property values since 2005. As always, I look forward to reporting back to you mid-year to see how things shake out.
If you are curious about your options to buy or sell in today’s market, please get in touch! I am happy to assist in any way I can.
MID-VALLEY LAND REPORT
Last Update February 25, 2026
The Mid-Valley Land Report is a custom market report outlining single family vacant land sales in Basalt, Missouri Heights, Carbondale, and the Crystal River Valley from 2018 through 2025. You’ll also find detailed sales data and current activity for each individual area.
Vacant land activity has slowed compared to prior years. In 2024 and 2025, lot sales were roughly half of pre-pandemic levels (about 50 sales annually compared to 100) and about one-quarter of the post-pandemic peak in 2021 (when sales exceeded 200).
Inventory is also limited. There are currently 39 active land listings across these areas, with only 7 under contract. Year-to-date, there have been 7 sales — consistent with last year’s pace (8 sales in January and February). Much of the Valley floor inventory has been absorbed by new construction over the past 6–7 years. Many neighborhoods are nearing full build-out, leaving fewer available lots for future development.
Overall, we are in a mixed buyer and seller market. Sellers benefit from historically high land prices, which may continue to rise due to low inventory. At the same time, buyer demand is tempered by higher asking prices and rising construction costs. Buyers are moving thoughtfully, researching their options and negotiating carefully.
If you’re considering selling and would like to explore your options, I’m happy to help. I offer a complimentary valuation along with a seller net sheet outlining estimated proceeds and sale expenses at three potential price points. Please feel free to reach out anytime!
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