E-BROCHURE

After more than three decades in Breckenridge, I have learned that the best mountain homes are not defined by one feature alone. They bring together location, space, comfort and the ability to accommodate the people with whom you most want to share your time in the mountains.

67 North Woods Lane does exactly that.

Set in the desirable Boulder Ridge III neighborhood near the base of Peak 8, this substantial six-bedroom home offers the atmosphere of a private mountain retreat while keeping skiing, hiking and the Breckenridge lifestyle remarkably close at hand.

A Coveted Peak 8 Location

Peak 8 has long been one of Breckenridge’s most desirable locations. It provides convenient access to Breckenridge Ski Resort while retaining the wooded, residential character buyers often want from a mountain home.

From 67 North Woods Lane, the base of Peak 8 can be reached by a short walk or a ride on the complimentary local shuttle. In winter, that means convenient access to skiing and snowboarding. During summer, the same location opens the door to hiking, mountain biking and the network of trails surrounding the ski area.

The half-acre setting offers mountain, valley and wooded views, giving the home a welcome sense of privacy without leaving its owners disconnected from the resort or town.

It is a difficult combination to find: a peaceful residential setting, a premier ski-area address and convenient access to everything that makes Breckenridge special.

The Home Itself

Offered at $4,250,000, 67 North Woods Lane provides 4,718 square feet of living space across a thoughtfully designed multi-level floor plan. The home includes six bedrooms and seven bathrooms, with every bedroom benefiting from its own private en-suite bathroom.

That arrangement makes an enormous difference in a mountain property of this size. Family members and guests can enjoy privacy and comfort, while the generous shared living areas provide plenty of opportunities to gather.

Vaulted ceilings, warm wood finishes, natural stone and carefully selected mountain décor create an interior that feels refined without losing its sense of place. The open kitchen and main living spaces are designed for entertaining, whether that means a relaxed evening after skiing or a full house during the holidays.

The home is being offered furnished, making it particularly attractive to a buyer who wants to begin enjoying Breckenridge without the time and expense involved in furnishing a six-bedroom mountain residence.

Designed for Time Together

A successful second home should work equally well for busy gatherings and quiet weekends. The three-level design of 67 North Woods Lane creates several distinct living areas, allowing different generations or groups of guests to enjoy the home at the same time.

The recreation area features a full-sized pool table and wet bar, providing a natural gathering place away from the primary living room. A flexible bunk bedroom can also be converted into a dedicated media room, depending on the next owner’s priorities.

After a day on the mountain, the private sauna and outdoor hot tub deliver the experience buyers hope to find in a Breckenridge retreat. Radiant heat, a gas fireplace, generous storage and an attached two-car garage add the practical features necessary for comfortable year-round mountain living.

This is a home designed for ski trips, family reunions, summer escapes and long weekends with friends—not simply as a place to stay, but as a place where people can genuinely spend time together.

Why 67 North Woods Lane Stands Out

Large homes close to the ski area can sometimes feel more like lodging than a residence. What distinguishes 67 North Woods Lane is its balance.

It has the bedroom count and amenities needed to accommodate a substantial group, yet its custom finishes, wooded surroundings and residential neighborhood give it the warmth of a private family home. Each bedroom functions as a comfortable suite, while multiple gathering spaces allow the property to adapt to different owners and different occasions.

For a buyer looking for a furnished Breckenridge ski home with six en-suite bedrooms, resort-style amenities and convenient access to Peak 8, this property deserves serious consideration.

Having lived in Breckenridge since 1995, I understand how much location shapes the experience of owning here. A home near Peak 8 places skiing and summer recreation close by while still providing a peaceful retreat at the end of the day. That is the lifestyle 67 North Woods Lane offers.

If you would like to arrange a private showing or discuss how this property compares with other luxury homes near Peak 8, I would be pleased to help.

James Shingles
Broker, Breckenridge Associates Real Estate
970-389-1654
peak8home.com

How long is the STR License waitlist in Upper Blue Basin? An updated estimate

If you own — or are considering buying — property in the Upper Blue River Basin (unincorporated Summit County) and want to short-term rent it, the first question is almost always the same: how long will I actually wait for a license?

Summit County caps the number of Type II short-term rental licenses in the Upper Blue, Lower Blue, and Snake River basins, and once that cap is reached, new applicants go onto a waitlist. A spot only opens up when an existing license lapses or isn't renewed. The county doesn't publish an estimated wait time, so we ran the numbers ourselves.

The data:

I pulled the Upper Blue Basin waitlist on January 27, 2026. As of today, roughly eight months later, 27 addresses have cleared the list, and 115 properties remain on it.

That works out to a clearing rate of about 3.4 addresses per month. At that pace, working through the current list of 115 would take approximately 34 months — just under three years.

A few caveats worth flagging:

This is a pace-based estimate, not an official county timeline. The clearing rate can shift if the county adjusts basin caps, if license turnover speeds up or slows down, or if policy changes affect renewals. It's also worth remembering that a spot on the waitlist doesn't guarantee an eventual license — applicants who miss the county's 30-day window to apply once notified lose their place and have to start over.

If you're weighing a purchase with STR income in mind, this waitlist timeline should factor directly into your holding-period math.

Sources & Further Reading

• Summit County STR Waitlist
• Short-Term Rentals — Program Overview
• Short-Term Rental License Application
• Short-Term Rental FAQs

E-BROCHURE

Perched above Breckenridge with commanding mountain views, this brand-new contemporary home sits 0.3 miles from Main St and 0.5 miles from the gondola. Spanning 6,255 square feet with 5 bedrooms and 7 bathrooms, it features a first-of-its-kind elevator serving all six levels. Vaulted ceilings, a wine wall, and a country-club mud room define the interior, while three decks, a patio, and a pass-through bar window create true indoor-outdoor living. A sunken hot tub, hammam steam room, and sauna complete this one-of-a-kind mountain retreat.

• 0.3 miles from Main St, 0.5 miles from the gondola — in-town access with mountain views.
• Signature elevator, first of its kind in the Western Hemisphere, serving all six levels.
• 5 bedrooms, 7 bathrooms, 6,255 square feet, oriented for panoramic ski views.
• Three large decks plus a spacious patio for outdoor entertaining.
• Pass-through window links the outdoor kitchen to an interior bar top.
• Sunken hot tub and gas fireplace on the ground-floor patio, with spiral stairs to the deck above.
• Vaulted ceilings, custom library, bunk beds, glass wine enclosure, and a country-club mud room.
• Hammam steam room, custom sauna, and a gym convertible to a golf simulator.

I have pulled together the latest numbers from the Breckenridge Associates Showing Desk and MLS to see what's actually happening in our market, not just what the headlines suggest. August's data tells a more layered story than the topline numbers let on, and given how many conversations I've had recently with buyers, sellers, and fellow brokers trying to make sense of it, I think it's worth walking through in some detail.

Buyer Activity Has Cooled

Showing activity in August was down 21.6% year over year — 243 showings compared to 310 in August 2025 — and year-to-date showings are running about 12% behind last year's pace (1,181 versus 1,342). Buyers are still out looking, but there are simply fewer eyes on fewer showings than there were a year ago.

That matters because showing activity is one of the better leading indicators we have. It tends to move ahead of contract and closing data by weeks or months, which means the softening we're seeing here now is likely to keep showing up in sales figures through the fall.

Inventory Is Rebuilding, But Not All the Way Back

Active listings continue to climb. In Breckenridge specifically, active inventory is up nearly 5% year over year (338 homes versus 322), and across Summit County as a whole it's up almost 9% (1,120 versus 1,029). New listings have also stayed healthy, with 248 new listings coming to market recently.

Zoom out to the last decade and the trend is even clearer. County-wide listing counts bottomed out around 1,700–1,800 homes in 2022 and 2023 — the tightest inventory we've seen in this dataset — and have been climbing steadily back toward the roughly 2,300 active listings we're seeing now. That's real progress toward a healthier market, but we're still short of the 2,000-plus norms that were typical from 2015 through 2021, and well below the 2020–2021 peak of over 2,600. In other words, we're rebuilding toward a more traditional, pre-COVID market, but we're not fully there yet.

The Gap Between New Listings and Closed Sales Keeps Widening

While new listings keep arriving at a healthy pace, year-to-date closed sales are essentially flat to slightly down — down 1.9% in Breckenridge (255 versus 260 sales) and down 0.3% countywide (996 versus 999). More product is coming to market than is being absorbed, and that spread between new supply and completed sales has been widening month over month.

This is one of the clearest structural signals in the data. It tells us supply and demand are moving back into better balance after several years of being badly out of sync, and it's a big part of why we're seeing more negotiating room and longer days on market across most price points and property types.

Pricing Looks Stable — Until You Look Closer

On the surface, pricing looks fairly resilient. Countywide, the year-to-date average sale price is up about 3% year over year and the median sale price is up nearly 13%. In Breckenridge specifically, the average price is up almost 4% and the median is up close to 7%. At first glance, that doesn't sound like a market that's cooling at all.

But when I break the numbers down by property type, a very different picture emerges. Single-family homes — which make up most of our traditional resale inventory — actually saw prices decline year over year. In Breckenridge, single-family average price was essentially flat (down less than 1%) while the median dropped about 3.7%. Countywide, single-family pricing was down more meaningfully: average price down 5% and median down 6.5%. Duplex pricing was mixed but generally soft on a median basis as well.

Condos told the opposite story. Breckenridge condo pricing was up 7.5% on average and 8.9% on the median, while countywide condo average pricing jumped nearly 30% year over year, with the median up almost 13%. Townhomes showed a similar divergence between Breckenridge and the broader county.

That kind of swing between property types is a strong signal that new construction and higher-end closings — including the recent Kindred closings in Keystone — are pulling the blended averages and medians upward, effectively masking softer conditions in the traditional resale market. When a relatively small number of new, higher-priced units close, they can move the countywide numbers even while the bulk of older, resale inventory is quietly losing ground. This lines up with what I'm hearing directly from buyers, sellers, and fellow brokers: the resale market feels noticeably softer than the headline pricing numbers suggest, particularly for older properties.

An Increasingly Buyer-Friendly Environment

Most of the brokers I've talked with recently describe today's market in similar terms: buyers have more inventory to choose from, they're taking more time to decide, and they're negotiating more aggressively than they were a year or two ago. Concessions, price adjustments, and longer due-diligence periods are becoming more common rather than the exception.

For buyers, that means more leverage than we've seen in several years — more selection, more time to make a thoughtful decision, and more room to negotiate on price and terms. For sellers, it means pricing strategy and presentation matter more than ever. Homes that are priced in line with current comparable resale activity, rather than last year's headline numbers, are still finding buyers. Homes priced against the inflated blended averages are the ones sitting.

Looking Ahead

For our Q3 Market Update in about four weeks, I'm going to dig deeper into the numbers and separate out new-development activity from traditional resales. That should give us a much clearer picture of what's actually happening with established-home values across Summit County, rather than a blended number that's easy to misread.

In a market like this, the statistics only tell part of the story. What each of us is seeing in real showings, real negotiations, and real buyer and seller expectations adds context you won't find in a spreadsheet, and it's exactly where local, on-the-ground experience and collective insight matter most.

If you're weighing a move in the Breckenridge or greater Summit County market, whether buying or selling, I'm happy to talk through what these numbers mean for your specific situation and property type. Reach out anytime.

Data Source: Altitude MLS

Thirty-two years ago, I traded a rather different landscape for the Ten Mile Range, and I still remember the first time I stood on a hillside, took in the vista, and understood exactly why people fall for this town. That feeling — the pull of walkable Main Street on one side and sweeping ski area views on the other — is precisely what makes 212Wellington.com one of the most exciting properties I've had the privilege of bringing to market.

This is brand-new construction, just completed in 2026, and it's the result of two years of close collaboration between myself, my clients, the talented team at Provino Architecture, and the craftsmen at Iron Forest Building Company. We set out to build something that didn't just sit in Weisshorn, but genuinely belonged there — and I think we've done it.

Summit County Market Remains Resilient Despite Slower Pace

The Summit County real estate market continued to show stability in May, with buyers remaining active despite higher inventory levels and a more balanced negotiating environment than we've seen in recent years.

A total of 139 transactions closed during May, generating nearly $199 million in sales volume. While transaction activity was essentially unchanged from a year ago, dollar volume increased 14%, highlighting continued strength in the upper end of the market.

Key Market Statistics – May 2026

• 139 total transactions
• $198.9 million in total sales volume
• Average transaction price: $1.55 million
• Average residential sale price: $1.68 million
• Average residential price per square foot: $858
• 39% of all transactions were cash purchases

Over the past year, inventory across many Colorado ski towns has increased substantially. Headlines pointing to “70% inventory surges” can sound alarming at first glance — but the reality on the ground tells a much different story.

In markets like Steamboat Springs, condo inventory climbed nearly 70% while single-family home inventory rose close to 50%. Similar trends have appeared across Eagle County and other mountain communities.

At face value, those numbers feel dramatic. But perspective is important.

Inventory Is Rising From Historically Low Levels

During the COVID-era real estate boom, inventory across Colorado ski towns dropped to record lows. Buyers were competing aggressively for very limited supply, creating one of the strongest seller’s markets we’ve ever seen.

Even with today’s increase in listings, inventory in many ski towns still remains well below pre-COVID norms.

For example:

• Steamboat Springs still has materially fewer homes for sale than it did in 2017–2018
• Eagle County inventory also remains below historical averages
• Most mountain markets are simply moving back toward a more balanced environment

This is not an oversupplied market.

It’s a market normalizing after an unusually tight inventory cycle.

Summit County Real Estate Market Update: Momentum Builds as Opportunity Expands

The first half of 2025 marked a clear transition in the Summit County real estate market. Rising inventory levels and more deliberate buyer behavior set the tone early in the year, creating a noticeably more balanced environment. As the market moved through summer and into the fall selling season, momentum strengthened—particularly following the recovery from the April equity market correction. Closed sales increased compared to the same period in 2024, signaling renewed confidence among qualified and well-capitalized buyers.

Sellers who adjusted quickly to these evolving conditions and priced strategically generally achieved outcomes consistent with prior-year values. At the same time, buyers benefited from expanded inventory and increased negotiating leverage—conditions that have been largely absent since the pre-COVID market cycle.

Key Takeaways from the 2025 Summit County Market

Several defining trends shaped the 2025 real estate landscape across Summit County:

Inventory levels increased across most submarkets compared to 2024, providing buyers with more choice and flexibility. A late-year pickup in sales activity helped restore balance across many property types. Average Days on Market rose approximately 30% year-over-year, increasing from 60 days in 2024 to 78 days in 2025, giving buyers more time to evaluate opportunities and make informed decisions.

Townhome sales declined on an overall basis; however, newly delivered townhome projects in Breckenridge continue to sell at a strong pace. This suggests a statistical shift rather than a fundamental change in buyer demand, with location, design, and new construction continuing to command attention.

Winter Conditions and Short-Term Market Impact

Early winter has brought softer visitation patterns, largely influenced by below-average early season snow conditions. According to the Breckenridge Tourism Office, lodging nights are down approximately 8% year-over-year, while showing activity is estimated to be 10–20% lower than last ski season at this point.

While short-term traffic has moderated, these conditions continue to favor prepared buyers and well-positioned sellers. Reduced urgency often creates space for thoughtful decision-making, strategic negotiations, and cleaner transaction outcomes.

Why Positioning Matters More Than Ever

This is a market that rewards preparation and precision. With elevated inventory and discerning buyers, homes gaining the strongest traction share several common attributes: pricing that reflects current competition, exceptional presentation and professional staging, unique architectural or location-driven appeal, and pre-inspection transparency that builds buyer confidence.

Well-positioned properties are still achieving strong results. The difference is that preparation now plays a larger role than it did in the faster, supply-constrained markets of recent years.

A Compelling Window for Buyers

For buyers, current conditions present advantages not seen in several years. Increased inventory across nearly all price points, longer decision timelines, greater negotiating leverage, and expanded opportunities to secure premium properties on favorable terms are defining today’s environment.

For both lifestyle buyers and long-term investors, Summit County continues to offer compelling relative value when compared to other premier resort markets throughout the West.

Market Leadership Backed by Results

Breckenridge Associates Real Estate continued to lead the Summit County market throughout 2025, delivering consistent performance across every segment. The firm finished the year as the top office countywide in total sales volume, led the $1M+ luxury category, and remained the number one brokerage in Breckenridge by volume. Breckenridge Associates also ranked first in production per broker, reflecting the experience, tenure, and professionalism of its team.

Decades of local market knowledge, a deep understanding of Summit County’s micro-markets, and a client-first approach continue to drive results in both strong and transitional market cycles.

Long-Term Value in a Market Built to Endure

Summit County real estate remains one of the most resilient and rewarding asset classes available, offering a rare combination of financial durability and lifestyle value. As broader equity markets fluctuate, many buyers continue to allocate capital toward tangible mountain assets that provide long-term stability, personal enjoyment, and generational appeal.

This is a highly localized market where expert guidance and strategic positioning make a measurable difference. The brokers at Breckenridge Associates Real Estate are proud to lead the market and grateful for the continued trust our clients place in us with their most meaningful investments.

Short-term rental licensing continues to be a key consideration for buyers and owners in Summit County, particularly in the Upper Blue Basin. The most recent data provides helpful insight into how the waitlist is moving—and what that may mean for prospective STR investors.

As of the latest update, there are 107 properties currently on the Upper Blue Basin STR license waitlist. Since July 2025, 47 Type II STR licenses have been relinquished, allowing the County to bring total license counts back below the established 590-license cap. As a result, Summit County has resumed accepting new applications and issuing licenses.

In the near term, approximately 27 new licenses are expected to be issued. Based on recent trends—averaging roughly six relinquished licenses per month—and assuming approximately 80 properties remain on the waitlist after the upcoming issuances, the estimated wait time is approximately 12 to 18 months.

This projection is intended as a general planning estimate only. STR regulations and license availability can change, and buyers and sellers are strongly encouraged to verify current conditions directly with Summit County before making any purchase or sale decisions tied to short-term rental use.

For the most up-to-date information, Summit County’s STR Program can be contacted directly:

Brandi Timm
STR Program Coordinator
Office: (970) 668-4185
Cell: (970) 406-8557
STR Program Website

Based on recent conversations with the County, the Lower Blue Basin is currently experiencing an even shorter wait, which may be an important consideration for buyers evaluating STR-eligible areas within Summit County.

Imperial Chalets: Breckenridge’s Final Slopeside Legacy Opportunity

Imperial Chalets represents a rare and defining moment for Breckenridge real estate—an exclusive collection of brand-new slopeside residences on the last premier ski-in/ski-out site at Peak 8 of Breckenridge Ski Resort. This Alpine-inspired enclave blends refined European design with the authenticity of the Rocky Mountains, delivering a caliber of mountain living that simply will not be repeated in Breckenridge.

Located at the base of Peak 8, the chalets afford sweeping views of the Continental Divide while offering genuine slopeside convenience. Paired with Breckenridge’s only 4-Star+ hotel experience and an amenity program unlike anything else in North America, Imperial Chalets is setting a new benchmark for luxury alpine ownership.