This blog is a wealth of information for Aspen, Snowmass and the Roaring Fork Valley,. We cover everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!
This week I was able to see a few listings that were open for caravan in Aspen. One was a duplex home off Cemetery Lane and the other was a Dolomite Villas condo in Aspen's Core. The both had their advantages and drawbacks. Here's my takeaways:
Cemetery Lane Duplex Home
1395 Snowbunny Lane (MLS # 190311) is Listed at $10,500,000
The home on Snowbunny Lane was unassuming from the street. I was taken back by the size of the living area and the yard. Although it was a duplex, it sure didn't feel like it. It had 5 bedrooms, 4 full and 2 half baths on over 4,700 square feet of living area. It was also on 3 levels. The main level featured a huge secondary suite with a fireplace, laundry room and more. The main living area and kitchen are on the top floor, which had a nice view of the back yard, which I also didn't anticipate being so large. The only downside was some possible car noise from Cemetery Lane. However the home felt like it was built well (in 2006).
On the bottom level, there was another gigantic living area, bar, wine cellar and a room designated for a fitness room. There was also another laundry setup, which really makes things convenient. On top of that, there a hot tub and built in fireplace in the backyard. This home was previously listed for $400,000 more, so appears it's getting to the point of striking a deal soon considering the inventory out there in this price range. This is also just minutes from town, which leads me to the next property in the core.
Dolomite Condo in Town
Dolomite Villas #11 (MLS # 190279) is Listed at $8,995,000
Meanwhile, you can be in town for $1.5 million less. That's one of several factors this Dolomite Villas unit has going for it. It's in the heard of town, close to skiing (near Lift 1A) and walking distance to shops restaurants, etc. What this also has in its favor is you can rent it out short term. Cemetery Lane on the other hand, is 30 day minimum. However, you are going to sacrifice living area. At 4 bedrooms, 3.5 bathrooms, it's significantly smaller than the Cemetery Lane home with 2,378 sq. ft. of living area. This unit is also on 4 levels, which offers separation of space for the occupants.
There's also a roof top deck for entertaining and taking in the sun. Meanwhile, there's 3 fireplaces inside to keep you cozy in the winter as well as a common area hot tub. Once again, the convenience of this location is where the pricing is at. It's also a good value to the competition as unit #7 is listed for $10,695,000. That one however is spread out over 3 levels instead of four.
Summary
In summary, you definitely get more living area for your money on Cemetery Lane. However the Dolomite Villas offer the convenience of being in town and the ability to rent it out short term, which could be more appealing to a 2nd home owner. If money were no issue, however I'd spend the extra amount to get the Cemetery Lane home as it's still not too far from town. They both can be appealing though for someone in the market with this type of budget.
If you have more questions about these listings or other real estate in Aspen, feel free to give me a call.
I'm going to walk you through the John Denver Sanctuary here just on the north side of the core of town. This is directly across from City Hall. This is a very special place, the John Denver Sanctuary. This is a very special place to John Denver. He did call Aspen home. He actually lived up in Starwood, which is a gated community above the airport. He loved to fly. This kind of encapsulates everything here, earth, water, mountain, sky, pause, reflect, and joy.
Sanctuary Engraving and Stream
You really get a perspective of here when you come in off this tranquil stream into this pond. I'm loving this color transformation this time of year here in Aspen. You've got orange, red, yellow, green, everything in between. There we have Ajax Mountain out the back in the distance. This is where Theatre Aspen has their performances. It's a special place, with a lot going on here during the summertime and throughout the year. I'm just gonna take you through this John Denver Sanctuary. It's got a lot of cool walking paths here. We're kind of going counterclockwise initially.
Live Music and Concerts
Wheeler Opera House
Part of the celebration is there's gonna be performances throughout town this week, several of which are gonna take place in Snowmass, and then several at the Wheeler Opera House in town. Two of those shows are going to be here at the Wheeler Opera House on Friday and Saturday night honoring John Denver.
Back to the Sanctuary
Here we are in John's Song Garden. This natural formation is set up like an amphitheater where people can kind of sit around here on the grass and watch a performer here with the river drop in the background. Once again, the beautiful yellow leaves here in Aspen and Fall are to die for.
John's Song Garden and Fall Leaves
What I love about it is there's carvings into the rocks here about some of the songs. We have Annie's Song here and Sunshine on My Shoulders. It's making me happy today... Poems, Prayers, and Promises. He really did love nature. We're not alone here because a lot of other people love John Denver. Rocky Mountain High, Windsong, Perhaps Love and The Eagle in the Hawk.
John Denver Quote and Rocky Mountain High Lyrics
Perhaps Love and The Eagle and The Hawk Lyrics
Song Garden Amphitheater
As we wrap up here in this Song Garden, if you're interested in learning more about this place that John Denver found so special and learning about the real estate here in Aspen, if you have a passion for this beautiful place and nature that he did, feel free to reach out and give me a shout at 808-371-3509. Aloha.
There's been a new playground in the works at Wagner Park. This brings back memories as my kids used to play on the old playground. The new playground features some circular structures and should be slated to open in a month.
Playground Under Construction
This will be a great spot for locals and visitors alike as we come out of fall and for future generations. Meanwhile, there's been some other improvements around the park. There's a barrier up to help the grass rejuvenate and prepare for winter.
Barrier Around Wagner Park
Within a month or so, we'll see the first snow on Wagner Park and the city always knows what they're doing to perpetuate the beautiful grass in the spring and summer. In addition, there's been barriers placed on the trees next to the playground in recent years to prevent bears from climbing.
Bear Protection in the Trees
Years back, we saw some bears in the very same trees, which I'll have to admit was a little startling (yet at the same time cute). With that said, I haven't seen as many bears around town however this year.
The Aspen real estate market is showing surprising changes this August, and for the first time in years, buyers may finally have the advantage.
David Buck, realtor with Christie's International Real Estate, has released his first formal Aspen market report. The data reveals that while some neighborhoods remain strong, others are clearly moving toward a buyer's market.
Aspen Highlights
Single-family home sales dropped 50% year-over-year, with just 3 closings in August.
Median home prices fell a dramatic 62.6%, from $16.6M in 2024 to $6.2M in 2025.
Condo sales rose 10%, though prices dipped slightly to $3.45M.
With more than 17 months of inventory available, Aspen’s housing market now heavily favors buyers.
Old Snowmass surged, with sales up 150% and prices more than doubling.
Woody Creek had limited sales but remains highly desirable, with median prices at $11.3M.
Key Takeaway
For buyers, Aspen and much of the Roaring Fork Valley now present rare opportunities—especially in single-family homes and condos with elevated inventory levels. Sellers may need to adjust pricing and expectations as market conditions continue to shift.
📞 For more information about Aspen or Hawaii real estate, contact David Buck at 808-371-3509.
The Aspen real estate market continues to showcase strength in luxury home sales, with some notable shifts in pricing and inventory. In July 2025, new single-family listings increased by 25.7% year-to-date, with 127 homes hitting the market compared to 101 the year before. While more homes are available, sales volume also grew modestly, with >49 sold listings year-to-date, up 16.7%. This increase in activity is keeping Aspen competitive, even as inventory rises.
Prices tell a more complex story. The median sales price for single-family homes climbed 10% year-to-date, reaching $13.2 million, reflecting continued demand for ultra-luxury properties. However, the average sales price dropped 18.4%, signaling that while the top end of the market is holding steady, more mid-range luxury properties are trading hands, bringing balance to the marketplace. Buyers are also negotiating less, with sellers receiving 94.2% of list price, up from 93.3% in 2024.
In the townhouse and condo segment, sales performance has been mixed. Year-to-date sold listings dipped by 9.5%, while inventory tightened by 16.2%. Despite fewer transactions, values are trending upward. The median sales price rose 6.7% to $3.2 million, and the average sales price jumped an impressive 32.4%, reaching over $5.2 million. This surge suggests strong buyer appetite for luxury condos, particularly in the $3-5 million range, even as the overall pace of sales slows slightly.
Overall, Aspen's real estate market remains defined by high demand, rising prices in key segments, and evolving dynamics between single-family homes and condos. With inventory levels still relatively constrained and buyers showing a willingness to pay near-asking prices, Aspen continues to reinforce its position as one of the most desirable luxury housing markets in the country. Sellers are well-positioned to benefit from strong pricing power, while buyers face increased competition for the most sought-after properties.
The Aspen real estate market in June 2025 revealed some fascinating shifts across both single-family homes and condos/townhomes, with notable changes in sales activity, prices, and inventory. For single-family homes, the month saw 39 new listings, up 25.8% from last June and 9 sold listings, tripling the prior year’s volume. While the median sales price for the month dipped 13.9% year-over-year to $7.1 million, the year-to-date figure actually rose 8.2% to $13.25 million. This indicates that while June alone saw softer pricing, the overall 2025 market for luxury homes has been trending upward. Days on market for the month climbed to 126 days, suggesting buyers may be taking more time to make decisions despite increased activity.
For condos and townhomes, June 2025 brought a more mixed picture. New listings rose 15.4% to 30, and sold listings increased 66.7% compared to last June. The median sales price surged 28.9% year-over-year for the month, reaching $3.675 million, with year-to-date prices also up 8.2%. However, the average sales price for June dipped 24.4%, which suggests that while more mid-range luxury condos sold, fewer ultra-high-end sales closed compared to last year. Inventory for condos fell 18.9%, pushing the market toward tighter supply despite fewer year-to-date sales.
One striking trend in June’s data is the difference between monthly and year-to-date price movement. Single-family homes had a softer June but remain higher in median value for 2025 overall, while condos saw a strong jump in June’s median price but more modest annual growth. This disparity may be driven by shifts in buyer demand — with more families potentially holding off in June while second-home or investment buyers targeted well-located condos. The increased “percent of list price received” in both categories — 92.7% for single-family homes and 95.3% for condos — underscores competitive pricing and stronger negotiation positions for sellers.
Inventory levels also tell an important part of the story. Single-family inventory climbed 23.7% year-over-year to 120 homes in June, with months of supply up to 17.6. This suggests a more balanced or even buyer-leaning environment compared to the tighter conditions of past years. Conversely, condo inventory dropped sharply, leaving only 9.2 months of supply — a slight decrease from last June. This may keep upward pressure on condo pricing into the summer, especially if buyer interest remains high and new listing growth slows.
Overall, Aspen’s June 2025 housing market is showing more activity than last year, with certain segments heating up while others are leveling out. The condo market, buoyed by higher median prices and reduced inventory, may see sustained competition through the rest of summer. Single-family homes, despite higher inventory and longer days on market, remain a strong long-term play given their rising year-to-date median prices. Buyers and sellers alike will need to navigate a market that is more segmented by property type, with timing, pricing strategy, and property presentation playing critical roles in securing the best outcomes.
Aloha, Here we are in Aspen, Colorado and it's the off-season. It's a third week of May and things are really slowing down. It's kind of like a ghost town. It's a Sunday afternoon and as you can see there's not much happening today. Being in real estate, I went and looked at the local border realtors website here to see if there are any open houses today and there was only one open house in the entire town and I happen to miss it. It was a $50 million house directly behind me here up on Red Mountain and that was only open for a one-hour window. So things are quite quiet in the town and the question I've been asking myself is the real estate market here really slowing down?
Aspen Home Sales in May, 2025
I looked at their stats in this past month. The median home price was $13.2 million and that was down over 50% from a year ago.
A year ago that median sales price was $29.2 million so that's over 54% drop in median sales price year-over-year and we're also starting to see an increase in inventory. A year ago there were only three new homes that hit the market in April of 2024 and this past month there were nine so that was a 200% increase in single-family home listings year-over-year. So the question is, is Aspen real estate slowing down? Well you know a 54% drop in that median home price is pretty significant but my bet's on Aspen because it always seems to weather the storm and next we're gonna talk about condos a little bit.
Aspen Supply vs. Demand
In my opinion, what keeps Aspen real estate high it's once again it's a huge supply and demand issue. Here we are we've got Aspen Square right here which are vacation rental condos here in the town.
Aspen Square Condos
If you look around, unlike Honolulu you don't see any high-rises when it comes to condo inventory here and that's what really constrains the supply. I learned from a broker yesterday that the commercial height limit in the town is 42 feet. Now that's like a fraction of what we have in Honolulu. We have 400 foot high-rises say in Kakaako and Ala Moana.
Kakaako & Ala Moana Condos
Some of those big towers are 40 stories so within the small town of Aspen here I looked it up and there's like half a dozen condos that are on the market north of ten million dollars. Meanwhile on Oahu we have ten that are on the market at ten million dollars or more and four of those are gonna be in Park Lane and we've talked about this in some previous videos I did in Hawaii where you know say at a building like Park Lane it's gonna be relatively new say 2017 construction.
Park Lane in Honolulu
You're going to have all kinds of high-end amenities, ocean views and for the same basic price per square foot you know you'd be getting in Honolulu at a new newer building like Park Lane you'll be getting here for like an older building you know here in Aspen.
Calm Before Summer Rush
Once again, what keeps these prices up is just a limited supply and once again it is a little bit of a ghost town here in May they call them the shoulder seasons here because yeah there's you know it's boom it's gonna be booming like a month from now we have the upcoming food festival and then later you're gonna have the music festival and later the jazz festival but right now this is the off season here in May and the other shoulder season is gonna be in the fall where things kind of die off as well so let's continue on the condo topic here okay so the median condo price here in Aspen this past month in April was $6,250,000 that was up 84% from a year ago which was at $3,390,000. That's a huge whopping increase and I think what happens here in Aspen is because there's so little deals you're gonna see a huge fluctuation you know in the price one thing I like to point out while we're here is right across the street is gonna be the Elks Club and I always have to say coming from Honolulu that the Elks Club has the most prime real estate.
Elks Club in Aspen
Elks Club in Waikiki
All across the country the Elks Club in Honolulu is directly on the ocean and talk about where this is located it's like a prime location right in the heart of town here. Back to the condo topic, there's there's huge fluctuations in price but you know it's a desirable commodity that people would love to have here in this town because it's just such a limited amount of inventory the highest condo listing currently $60 million so we're gonna take a walk and check that out see what you get for $60 million okay we crossed the street and we're gonna come down the Hyman Street Mall here once again a month from now this place is gonna be going gangbusters but here you have all kinds of high-end retail here in Aspen and these streams will be flowing here with water shortly going into summer and then directly across the street to the right you're gonna have Public House which is a great restaurant. That's at the base of the Wheeler Opera House here.
Unravel Coffee
If you want a good cup of coffee right around the corner here on the left it's gonna be Unravel and I put together the seven best coffee shops in Aspen and we've got that there here on the list. So once again Wheeler Opera House more of the town still got a bit of snow up there okay we're back on track and here you are again at the Wheeler Opera House and as I mentioned earlier the highest price condo for sale right now in Aspen is $60 million.
$60 Million Condo
314 E Hyman Ave
That's not a typo at $60 million and it's at 314 East Hyman and that's going to be across the street here and what you get for that it's gonna be six bedrooms, ten bathrooms and over 8700 square feet of living area. On top of that, you've got over 2,500 square feet of an outdoor deck area or as we like to call on Hawaii a lanai. That's a huge bonus and you can imagine with the views up top here what you're gonna see you've got unravel across street as I mentioned and the views the mountains so that's basically gonna be the highest priced condo available right now in Aspen.
Prices Only Found in Aspen
The Brand at 205 S Galena
Staying on the topic of high-end condos, we're gonna continue back to Galena Street where there's currently a one-bedroom two-bathroom condo just over 700 square feet that's listed today for $6.9 million so that's gonna be nearing the borderline of $10,000 a square foot it's just like over just over $9,600 a foot which is just wild! That can only be found in places like here in Aspen so I'm gonna take you up to where that building is located and I head back through the outdoor mall here okay here we are at the Brand Apartments. It's #13 that's priced at $6.9 million which is quite wild. Like I said, it's nearly $10,000 a square foot.
Honolulu's Attempt to Rival Aspen Real Estate
Waikiki Shore in Honolulu
The only thing that we could almost to try to rival the price per square foot in Aspen coming from Honolulu is gonna be a building directly on the ocean in Waikiki called Waikiki Shore. It's the only true ocean front condominium building in Waikiki and recently we just saw two deals closed number 500 and number 800 at over $5,000 a foot. That's kind of an anomaly when it comes to Hawaii real estate as far as price per square foot goes. The reason why those condos have gone for so much is because Japanese nationals tend to buy them because they get this tax break they get this accelerated depreciation when they buy in these older buildings that are legal short-term rentals. Waikiki Shore it's gonna be the one product in Honolulu and there's a really good deal in that building I wrote an article on awhile back. That's unit number 418 in the building.
Waikiki Shore #418 in Honolulu
The ocean view is not gonna be as good but that one is priced now under $2,500 a square foot at $2.3 million.
Here we are across the street from KimoSabe here in Aspen it's you know an iconic place if you ever need a good cowboy hat or boots I recommend checking out KimoSabe across the street.
KimoSabe at 217 S Galena St
If you come back here several weeks from now that place is gonna be going crazy with lines out the doors so I hope you enjoyed my tour and walk here in Aspen in the offseason and as I started this off as Aspen real estate down well I think it's down right now in this little sliver of time but give it some time and things are gonna start going crazy again so if you have questions about real estate in Honolulu Hawaii or here in Aspen Colorado, I've got a lot of connections so feel free to reach out and give me a shout at 808-371-3509. Mahalo.
Aspen may be known for its ski slopes and luxury real estate, but the local coffee scene is just as rich. With no Starbucks in sight, Aspen thrives on independent cafés, each with its own unique flavor, charm, and community vibe. Whether you’re fueling up before hitting the mountain or winding down after a hike, these seven Aspen coffee shops offer more than just a caffeine fix. They offer a taste of the local lifestyle.
🌄 Aspen's Top Coffee Spots (From Locals Who Live It)
1. Sant Ambroeus
Nestled in the heart of Aspen, Sant Ambroeus brings a European café feel to town. Known for its rich mochas, beautiful interior, and flaky pastries, this spot is a morning staple for locals and visitors alike
2. Unravel Coffee
Located across from the Wheeler Opera House, Unravel is where you'll find <strong>lavender lattes</strong>, earthy tones, and an eco-conscious approach. It's a favorite for creatives and remote workers looking for high vibes and quality brews.
3. Swedish Hill Bakery (Aspen Art Museum Café)
Want lunch with your latte and a view? Head to the rooftop café at the Aspen Art Museum. This hidden gem offers flat whites, artisan sandwiches, and stunning views of Independence Pass, Aspen Square, Ajax and Red Mountain.
4. Paradise Bakery
An Aspen classic. From cookies to crustless quiche, Paradise Bakery offers comfort food, local love, and consistently good coffee. It’s been a town favorite for years, and you’ll see why as soon as you step in.
5. Spring Cafe
For organic and plant-based options, Spring Cafe is the place. With non-GMO, gluten-free, and gut-friendly fare, it's ideal for those with dietary preferences and the coffee is great, too.
6. Felix Roasting Co. at Hotel Jerome
While currently closed for the season, this high-end roasting company inside Aspen's legendary Hotel Jerome is worth bookmarking. Felix is all about design, detail, and decadent coffee creations.
7. Gorsuch Café
At the base of the gondola in Snowmass, Gorsuch Café serves Illy espresso and delivers après-ski atmosphere, perfect for a cappuccino after a run or a cozy fireside moment.
🏔️ Why Aspen's Coffee Scene Is Unique
With no Starbucks dominating the town, Aspen's cafés reflect its culture. Which is local, intentional, and upscale without being pretentious. Each shop has its own story, and for residents and visitors alike, these spaces are part of the rhythm of life in the mountains.
Whether you’re sipping a flat white with a view of Red Mountain or catching up with friends over an oat milk latte, Aspen’s café culture is as refined and memorable as its powder days.
Coffee and community go hand-in-hand with real estate. If you're exploring homes or investment property in Aspen, connect with someone who lives the lifestyle and knows the market.
📞 Want to Live The Aspen Lifestyle Year-Round?
📲 Call/Text David E. Buck, Realtor at 808-371-3509 🏢 Serving Aspen & Oahu with integrity and Aloha.
If you've ever visited Aspen, Colorado, and found yourself craving a vanilla latte from Starbucks, you may have noticed something strange.. there isn't one. In fact, the city has no Starbucks at all. But why? In this post, we explore what really happened to Starbucks in Aspen, what's replaced it, and how this story intersects with real estate trends and local culture in Aspen, Snowmass, and down valley.
🏞️ Aspen's Local Coffee Scene: What Happened to Starbucks?
At one time, Aspen did have a Starbucks located at the corner of Mill and Hopkins. But after years of operation, that iconic location shut down, and the space was transformed into Crepe Therapy, a locally owned business run by Chef Mawa. Her cafe offers handcrafted crepes, espresso drinks, and a much more community-driven vibe than the corporate chain that came before it.
Over in Snowmass, a former Starbucks location at the base village also closed and was replaced by Gorsuch Cafe, which now proudly serves Illy coffee, a nod to more curated, upscale service aligned with Snowmass’s evolving luxury image.
Down valley, the only Starbucks you'll find today is in Willits (Basalt), which is about a 30-minute drive from Aspen, and tucked inside the Whole Foods shopping center. Other coffee alternatives include Fuel in Aspen, Clark's Market, and City Market in El Jebel, which also serve up quick caffeine options without the drive.
🏠 What This Says About Aspen Real Estate & Lifestyle
The absence of Starbucks in Aspen isn't just about coffee... it's about the city's values and real estate landscape. Aspen prioritizes local character over corporate chains, with strict zoning rules and community preferences that aim to preserve the town's unique identity.
That exclusivity extends to Aspen's housing market. In March 2025:
Aspen median home price: Over $12 million
Snowmass homes: Just over $8 million
Basalt Median Price: Roughly $4.1 million
Aspen's high home prices reflect its elite status and limited inventory. But, for buyers who still want access to great skiing, local cafes, and the Roaring Fork Valley lifestyle, towns like Basalt and El Jebel offer much more affordability.
☕ Final Thoughts: A Latte with a Side of Local Flavor
The lack of a Starbucks in Aspen is more than a missing menu item — it's a statement. This mountain town values independent businesses, local culture, and a sense of place that can’t be bottled into a national brand.
Whether you're searching for the perfect cup of coffee or your dream Colorado home, understanding what drives Aspen's lifestyle choices and property values helps you make better, more informed decisions.
📞 Have questions about Aspen real estate or want a local recommendation?
Call David E. Buck, Realtor at 808-371-3509, licensed Realtor with Harcourts Island Real Estate.
Curious about local real estate for Aspen and the Roaring Fork Valley? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!
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We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.
