Q2 2025 Real Estate Market Analysis

The Vail Valley real estate market experienced increased inventory in Q2 2025, providing buyers with more options—but activity remains slower, with longer days on market and a higher number of price reductions. The exception is the luxury sector, which continues to thrive with strong cash offers and high demand. Overall, the market is shifting toward more balanced conditions, especially in mid-range price points.

1. Inventory is easing — but still historically low. Local mountain towns have seen a gradual increase in listings this spring—approximately 47% more across Summit, Park, and Lake counties compared to last year—but those numbers remain below pre‑pandemic levels. vaildaily.com+1vaildaily.com+1. In Summit County, the number of active homes on the market has grown from just over three months’ supply to nearly six months—the most balanced inventory seen since before 2017, according to vaildaily.com.

2. Buyer activity remains subdued Despite more homes listed, buyer demand hasn’t kept pace. The average days on market have risen—from ~66 days to over 88 days year-to-date in Summit County—and many listings are undergoing price reductions before seeing interest. vaildaily.com+2vaildaily.com+2vaildaily.com+2 This suggests the early signs of a shift toward a more balanced (or even buyer-favorable) market.

3. Luxury market is defying the trend High-end properties (valued between $5–10 million) are performing exceptionally well, with a 76% increase in rolling 12-month sales from Q2 2024 to Q2 2025 in Summit County . Meanwhile, about half of all May closings exceeded $1 million, and 36% of deals were cash transactions, indicating strong buyer confidence in the luxury tier. vaildaily.com+1vaildaily.com+1.

4. Everyday market shows signs of balance Excluding luxury listings, the broader local market is stabilizing. Eagle County, for example, is seeing roughly 6–7 months of supply for single-family homes and strong seller pricing—approximately 95% of asking prices—even as buyers become more discerning vaildaily.com+2vaildaily.com+2vaildaily.com+2.

Summary for July

• More homes for sale: Prospective buyers have more inventory to choose from this quarter.

• Buyers are cautious: While showings are slower and price reductions more common, well-priced properties are still moving.

• Luxury is booming: High-end homes continue to attract buyers with significant cash offers.

• Balanced market conditions: For many mid-range homes, negotiation is returning—good news for savvy buyers and well-prepared sellers alike.