What Is the Snowmass Real Estate Market Like Right Now? (November 2026)
Snowmass Village has 86 active listings at a median ask of $3.95M and 74 MLS closings in 2026 at a median $1.72M. Snowmass (81654) has 19 houses at a median ask of $4.695M.
Snowmass Village has 86 active listings with a median asking price of $3,950,000, or $2,547 per square foot, and most of them are condominiums. The MLS recorded 74 Snowmass Village closings so far in 2026, at a median of $1,724,500. Snowmass, the separate 81654 area around Old Snowmass, is far smaller: 19 active listings, all houses, at a median ask of $4,695,000, and 14 closings recorded in 2026 at a median of $2,647,000.
MLS data checked November 10, 2026. Asking prices and sale prices are labeled throughout.
Are Snowmass and Snowmass Village the Same Place?
No. Snowmass Village is the Town of Snowmass Village, the municipality at the base of the Snowmass ski area, with ZIP code 81615. Snowmass is an unincorporated community and post office in Pitkin County, in the Roaring Fork Valley near the mouth of Snowmass Creek, with ZIP code 81654. Locally it is often called Old Snowmass (Wikipedia).
The MLS treats them as two markets, and the housing is different. Snowmass Village is mostly condos and slopeside homes tied to the ski area. The 81654 market is ranch and acreage country along Snowmass Creek, Capitol Creek and Highway 82. My Snowmass Village, Snowmass and Old Snowmass pages cover each area in more depth.
How Many Homes Are for Sale in Snowmass Right Now?
The table counts active, non-fractional listings asking $250,000 or more.
| Segment | Active listings | Asking price range | Median ask | Median ask $/sq ft |
|---|---|---|---|---|
| Snowmass Village, all | 86 | $775,000 to $22,000,000 | $3,950,000 | $2,547 |
| Snowmass Village condos | 72 | $775,000 to $16,450,000 | $3,075,000 | $2,536 |
| Snowmass Village houses | 14 | $6,250,000 to $22,000,000 | $12,724,000 | $2,634 |
| Snowmass (81654), all houses | 19 | $875,000 to $49,000,000 | $4,695,000 | $1,742 |
By price band, Snowmass Village has 23 listings under $2 million, 26 from $2 million to $5 million, 23 from $5 million to $10 million and 14 at $10 million and up. In the 81654 market the split is 2, 8, 3 and 6. Six of its 19 listings ask $10 million or more, which is why its average ask ($9,393,684) is about double its median.
Snowmass Village condos and houses ask nearly the same price per square foot ($2,536 against $2,634). The houses cost more mainly because they are bigger. In the 81654 market, price per square foot is lower, but land does much of the work in pricing, and square footage tells you less there.
What Is Selling in Snowmass Village, and for How Much?
These are closings recorded in the MLS. Sales that never went on the MLS are not included, so treat the counts as a floor.
| Closings recorded in the MLS | Count | Median sale price | Median $/sq ft | Highest |
|---|---|---|---|---|
| Snowmass Village, last 90 days | 25 | $1,625,000 | $1,786 | $19,750,000 |
| Condos | 19 | $1,313,000 | $1,554 | $9,400,000 |
| Houses | 6 | $13,175,701 | $2,262 | $19,750,000 |
| Snowmass Village, 2026 to date | 74 | $1,724,500 | $1,786 | $19,750,000 |
| Condos | 58 | $1,475,000 | $1,690 | $9,650,000 |
| Houses | 16 | $8,350,000 | $1,896 | $19,750,000 |
| Snowmass (81654), last 90 days | 6 | $2,232,500 | $1,205 | $16,000,000 |
| Snowmass (81654), 2026 to date | 14 | $2,647,000 | $1,205 | $18,600,000 |
| Houses | 12 | $3,450,000 | $1,197 | $18,600,000 |
The gap between the $3,950,000 median ask and the $1,724,500 median sale in Snowmass Village does not mean sellers are taking 50% less. It reflects mix: 58 of the 74 recorded 2026 closings were condos, many of them smaller units, while the active inventory includes 14 houses and a group of new, high-priced condos. Compare like with like. The 2026 condo median sale was $1,475,000 and the 2026 house median sale was $8,350,000. My comparable sales guide explains how to do that for a specific property.
What Does the Snowmass Market Report Show for the Last 30 Days?
The market report on my site summarizes the last 30 days of MLS activity for each area. It counts every active listing, including fractional interests, so its inventory figures run higher than my filtered counts above.
| Last 30 days | Snowmass Village | Snowmass (81654) |
|---|---|---|
| Median sold price | $1,313,000 | $1,175,000 |
| Median new listing price | $1,475,000 | $3,995,000 |
| Median active asking price | $2,945,000 | $4,695,000 |
| Sale-to-list price | 94% | 93% |
| Sold / new / active listings | 5 / 9 / 106 | 3 / 1 / 19 |
With only five and three sales in the window, one closing can move the 30-day median a long way. The sale-to-list figures, 94% and 93%, are the more useful signal: buyers in both areas are paying somewhat under the final asking price.
On contracts: the 81654 market showed one pending listing, last asking $2,325,000. The pending view on my search returned no Snowmass Village listings when I checked, so I am not giving a pending count for the town.
What Drives Prices in Snowmass Village?
Ski access, mostly. Snowmass is the largest of the four Aspen Snowmass mountains, with more than 3,300 acres of skiing and 4,400 feet of vertical rise, according to Aspen Snowmass. The town's tourism site lists 3,342 acres, 98 trails and 4,406 vertical feet (GoSnowmass).
The highest condo prices in town sit in and around Snowmass Base Village. Three of the ten most expensive active listings are at 180 Wood Road, the Aura building in the Base Village development (4240 Architecture), asking $14,950,000 to $16,450,000. Aspen Snowmass lists Viceroy Snowmass and Electric Pass Lodge in Base Village as ski-in, ski-out. My ski-in, ski-out price guide breaks those buildings down one by one.
What Are the Most Expensive Homes for Sale in Snowmass Right Now?
Asking prices, as shown in the MLS on November 10, 2026. They are listed here as market data, not as my listings. You can search every current listing on my MLS search.
| Address (as listed) | Type | Beds | Sq ft | Asking price |
|---|---|---|---|---|
| Snowmass Village (81615) | ||||
| 281 Pine Crest Drive | House | 5 | 5,413 | $22,000,000 |
| 163 Spruce Ridge Lane | House | 6 | 6,095 | $20,995,000 |
| 231 Maple Ridge Lane | House | 6 | 5,269 | $17,950,000 |
| 189 Aspen Way | House | 4 | 5,660 | $17,500,000 |
| 36 Ermine Lane | House | 5 | 5,320 | $17,000,000 |
| 180 Wood Road #Ph501 | Condo | 5 | 2,984 | $16,450,000 |
| Snowmass (81654) | ||||
| 8500 & Tbd Snowmass Creek Road | House | 5 | 6,700 | $49,000,000 |
| 26150 Hwy 82 | House | 6 | 4,582 | $20,000,000 |
| 6890 E Sopris Creek Road | House | 4 | 5,095 | $18,500,000 |
| 6855 Capitol Creek Road | House | 5 | 6,917 | $14,950,000 |
| 1480 Lazy O Road | House | 5 | 5,688 | $13,399,000 |
| 1450 Mesa Road | House | 5 | 6,028 | $10,500,000 |
What Were the Largest Snowmass Sales of 2026?
Closings recorded in the MLS from January 1 through October 2026. Off-market sales are missing, so a larger private sale may not appear here. For records across the valley, see my report on the most expensive homes sold in Aspen and Snowmass Village.
| Address (as listed) | Type | Beds / sq ft | Closed | Sale price |
|---|---|---|---|---|
| Snowmass Village (81615) | ||||
| 1234 Wood Road | House | 5 / 5,841 | Oct 5, 2026 | $19,750,000 |
| 1926 Faraway Road | House | 6 / 5,930 | Oct 23, 2026 | $17,000,000 |
| 144 Bridge Lane | House | 5 / 5,015 | Feb 23, 2026 | $15,250,000 |
| 623 Oak Ridge Road | House | 5 / 5,400 | Oct 6, 2026 | $14,101,402 |
| 77 Wood Road #505E | Condo | 4 / 2,496 | Apr 21, 2026 | $9,650,000 |
| Snowmass (81654) | ||||
| 1301 Shield O Road | House | 6 / 6,570 | Feb 24, 2026 | $18,600,000 |
| 3333 Snowmass Creek Road | House | 4 / 5,553 | Oct 8, 2026 | $16,000,000 |
| 403 Whisperwind Way | House | 5 / 6,225 | Jun 24, 2026 | $9,525,000 |
| 800 Chateau Way | House | 5 / 9,037 | Apr 8, 2026 | $8,890,000 |
| 900 Lazy O Road | House | 3 / 2,873 | Sep 15, 2026 | $7,000,000 |
Three of the four largest Snowmass Village closings of the year came in October, which lifted the 90-day house median to $13,175,701.
Is the Snowmass Market Up or Down From Last Year?
The MLS feed above cannot answer that reliably, because it leaves out off-market sales. The best published measure is the Estin Report, which tracks Aspen and Snowmass Village together. Its October 2026 year-to-date figures show combined dollar sales of $1,876,413,913, down 19% from the same period of 2025, and 192 sales, down 20%. Inventory was 304 listings, up 1%. The same report notes Aspen makes up 80% to 85% of the combined market, so these figures lean heavily on Aspen. For the top of the market, see my $10 million and up sales report.
Frequently Asked Questions
What is the median home price in Snowmass Village right now?
The median asking price for the 86 active Snowmass Village listings is $3,950,000, or $2,547 per square foot. The median sale price for the 74 closings recorded in the MLS in 2026 is $1,724,500, pulled down by a mix that is mostly condos.
Is Snowmass the same as Snowmass Village?
No. Snowmass Village is the town at the ski area, ZIP 81615. Snowmass, ZIP 81654, is an unincorporated community in Pitkin County often called Old Snowmass, with ranch and acreage properties.
How much do houses cost in Snowmass Village?
The 14 active houses ask from $6,250,000 to $22,000,000, with a median of $12,724,000. The 16 house closings recorded in the MLS in 2026 had a median sale price of $8,350,000.
Are Snowmass homes selling below asking price?
Slightly. My site's market report shows a 94% sale-to-list price in Snowmass Village and 93% in Snowmass (81654) over the last 30 days, on small numbers of sales.
How much do homes cost in Old Snowmass?
The 19 active listings in the 81654 market are all houses, asking from $875,000 to $49,000,000 with a median of $4,695,000. The 12 house closings recorded in the MLS in 2026 had a median of $3,450,000.
Talk With Me About the Snowmass Market
Whether you are pricing a Base Village condo or a property on Snowmass Creek, I can pull the comparable sales and walk the property with you. Some homes trade privately; see my private exclusives and the market pages for current data.
Call me at 970-379-9045 or send me a note.
Sources: MLS data via my iHomeFinder search, retrieved November 10, 2026 (active listings exclude fractional interests and listings under $250,000; closings are those recorded in the MLS); the Snowmass Village and Snowmass market reports on dougleibinger.com, last 30 days; Wikipedia, Snowmass, Colorado; Town of Snowmass Village; Aspen Snowmass; GoSnowmass; 4240 Architecture; the Estin Report Q3 and September 2026 market snapshot.
Thinking about a move in the Roaring Fork Valley?
Doug brings the access, discretion, and judgment this market requires, from off-market opportunities to a considered opinion of value on what you own today.