2025 Aspen, Basalt & Carbondale Real Estate Recap and 2026 Predictions | Avant Garde Aspen Luxury Real Estate
Stephanie Kroll
Stephanie Kroll
The 2025 real estate market across Aspen, Basalt, and Carbondale was not about frenzy or bidding wars. It was about intentional buyers, strategic pricing, and sellers learning to adjust expectations.
From Aspen’s ultra-luxury estates to Basalt’s convenience-driven neighborhoods and Carbondale’s spacious family homes, one theme repeated all year:
Homes still sold, but patience and pricing mattered.
Across Aspen to Glenwood Springs, there were:
815 total closings
$4,005,100,391 in total volume
Below, I break down what actually happened, with numbers, context, and takeaways you can use whether you are thinking of selling, buying, or simply watching the market.
Across the Roaring Fork Valley, days on market stretched, especially beyond 60 days:
| Market Time | % of Total Sales | Avg Sold/List |
|---|---|---|
| 0–30 days | 6.63% | 98.84% |
| 31–60 days | 24.17% | 97.19% |
| 61–90 days | 20.86% | 95.75% |
| 91–120 days | 12.02% | 95.35% |
| 121+ days | 36.20% | 93.86% |
Translation:
✔️ Homes priced correctly early sold close to asking
✔️ Overpricing led to price cuts and longer timelines
✔️ Buyers took their time and negotiated thoughtfully
Let’s zoom into each market.
Aspen closed 182 sales in 2025.
Nearly 48% of properties took 121+ days to sell, which signals that ultra-luxury buyers were deliberate, patient, and value-conscious.
| Average sold price | $18,946,905 |
| Median sold price | $14,690,000 |
| Highest sale | $58,250,000 |
| Average size | 5,146 sq. ft. |
| Average DOM | 188 days |
Pricing trends:
Avg sold/list: 93.25%
Avg sold/original list: 89.82%
Avg price reduction: approximately $3.28M (about 12 percent)
Insight:
High-end Aspen sellers often tested aspirational prices first, then adjusted as the market responded.
Well-positioned properties with strong locations, views, and turnkey condition still commanded impressive premiums.
| Average sold price | $5,786,551 |
| Median sold price | $3,450,000 |
| Highest sale | $40,000,000 |
| Average DOM | 164 days |
Pricing behavior:
Avg sold/list: 94.66%
Avg price reduction: about 8.2 percent
Insight:
Condos and townhomes were often the “entry point” into Aspen and showed slightly less aggressive discounting than single-family homes.
Buyers paid for:
✔️ proximity to town
✔️ resort amenities
✔️ lock-and-leave simplicity
Basalt recorded 122 total closings, and demand centered strongly outside downtown.
86 of 122 closings happened in Willits, Emma, and El Jebel.
Limited downtown inventory meant fewer trades, not less desirability.
| Market Time | % of Sales | Avg Sold/List |
|---|---|---|
| 0–30 days | 8.20% | 100.59% |
| 31–60 days | 25.41% | 97.03% |
| 121+ days | 36.89% | 94.77% |
Insight:
Well-priced homes sold fast, sometimes above asking. Overpricing led to sitting.
| Average sold price | $1,890,531 |
| Median sold price | $1,537,500 |
| Highest sale | $12,500,000 |
| Average DOM | 162 days |
Average price reduction: about 6.8 percent
| Average sold price | $2,317,612 |
| Median sold price | $1,671,250 |
| Average size | 2,583 sq. ft. |
| Average DOM | 145 days |
Average price reduction: about 7.1 percent
What buyers wanted:
✔️ newer neighborhoods
✔️ walkability and convenience
✔️ functional layouts
✔️ reasonable HOA fees
What sat longer:
• homes farther out toward Ruedi
• larger homes needing upgrades
• listings priced emotionally instead of strategically
Carbondale saw 126 closings, making it one of the more active markets.
Homes tended to be larger, but buyers negotiated more than in Basalt.
| Market Time | % of Sales | Avg Sold/List |
|---|---|---|
| 61–90 days | 27.78% | 96.05% |
| 121+ days | 30.16% | 94.28% |
Insight:
Buyers were patient and analytical, especially above $2M.
| Average sold price | $2,184,824 |
| Median sold price | $1,690,000 |
| Highest sale | $21,000,000 |
| Average DOM | 115 days |
Average price reduction: about 10 percent
| Average sold price | $2,765,741 |
| Median sold price | $2,015,000 |
| Average size | 3,291 sq. ft. |
| Average DOM | 123 days |
Average price reduction: about 10 percent
Buyers paid premiums for:
✔️ sopris mountain views
✔️ privacy
✔️ updated interiors
✔️ usable outdoor living spaces
Homes needing work or priced too aggressively tended to sit.
Across Aspen, Basalt, and Carbondale:
⭐ Luxury remains resilient
⭐ Lifestyle drives every decision
⭐ Buyers negotiate more than in past years
⭐ Sellers succeed when they price strategically
The era of “list high and see what happens” is fading.
price with the market, not ahead of it
optimize presentation through photography, staging, and storytelling
expect conversations, not bidding wars
build reasonable room for negotiation
you have more time than in past years
price-reduced listings can present opportunity
focus on lifestyle fit and long-term value
the best homes still move quickly
Every home and every micro-market behaves differently.
If you would like a personalized breakdown of your home or neighborhood, I am happy to put together a data-driven valuation and strategy conversation. Contact Stephanie Kroll at 303-345-5886 or email [email protected] for more details.
Contact the real estate team at Avant Garde Aspen to sell your property, buy luxury ski property, and browse resort homes for sale in Aspen, Basalt, Carbondale, and the rest of the Roaring Fork Valley.