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ASPEN REAL ESTATE
JANUARY/FEBRUARY
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March 4, 2025
Yesterday I requested three showings for a client looking in the Core for $30M. Two of the brokers called me back and said their properties just went under contract…
This is how March started and it has a been a solid winter market with many high priced properties hitting the market and even more surprising ones going under contract.
There are currently 27 properties for sale (click on the link to see listings) from $30M to $125M in Aspen.
In the last 2,5 months 10 new properties (not previously on the market) hit the market from $32M to $125M.
40 properties have gone under contract in that time frame and half of them were from $10M to $52.5M.
32 properties sold, with the top 12 ranging from $10.7M to $39.5M.
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Modern properties near the Core remain in high demand, with most owners unwilling to sell at any price. Large newer homes are again doubling in value, reminiscent of Covid-era trends.
Recent building restrictions and energy caps have only heightened this phenomenon, with spacious or new residences commanding significant premiums even without improvements.
Below are some examples of how properties have traded for high premiums in the last few years (click on the photos to see the listings).
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This year began with remarkable high-end activity—six sales between $20M to $40M. One sold after being on the market for a while, due to a mix of commercial and residential use, two traded off-market, and three sold after a few months on the market.
Yet despite these premium sales, several properties sold significantly below asking price in 2024, typically due to initial overpricing, a lack of comparable properties or instances where the owners needed to sell.
This demonstrates that even in a rising market, aggressive offers can succeed—particularly with unique properties whose true value remains uncertain until purchase.
Below are examples of these rare "Aspen Deals" (click on photos for listing details).
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Despite these rare deals, market values continue to shatter previous records. In addition to what is coming to the market, there are a handful of off market properties that are available for top dollar due to a large demand for large or newer properties.
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125 Rooney Circle One of the highest priced properties in the history of Aspen hit the market for $125,000,000. This legacy estate sits on 52 acres and has 25,000 sq ft of structures for a total of 15 bedrooms and 17 baths. This makes it the largest property available on the market. With the county restricting home sizes to 9250 sq ft without the right to add more square footage through TDRs (transferrable development rights) as before, this a gem of a property that could never be rebuilt under the current code. The main lodge is 17,000 sq ft with 7 other cabins, 2 ponds, and a state of the art fitness. With the traditional Aspen log home style, this property is one of the most desirable ones to own in Aspen and the whole country!
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320 W Bleeker St This newer home in the West End, listed at $39.5M, just went under contract and I heard they had a backup offer of $40M, meaning that it will most likely sell close to list price. This a newly built home from 2019 (I remember doing open houses there). And while the construction is nice, it’s a 6200 sq ft home that sits on a 6000 sq ft lot, so there is not much of a backyard, plus it is not a corner lot. If it closes at list price, that would put it at $6300/sq ft.
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205 S Galena St The highest priced one bedroom condo in the Core of Aspen above the Dior store, listed for almost $7M, just went under contract after being on the market for 5 days! It is 715 sq ft with high ceilings and a loft and a 600 sq ft rooftop patio overlooking Ajax. That puts it at a record-breaking $9500/sq ft!
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Good Deals (in my opinion)
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910 White Star Drive (Moonshot Ranch) For anyone to looking for the ultimate ranch experience, without breaking the bank, this may be the deal of the year.
Just a 10 min drive from Aspen, this ranch style home spans 9200 sq ft with 8 bedrooms, 10 bathrooms, a 1300 sq ft garage; all on 10 flat acres of open space, which is part of 200 irrigated acres with abundant water.
For those dreaming of owning horses, this ranch comes with 5 horses and so much more! Offered fully furnished, all-inclusive with ranch equipment, ranch-specific vehicles, five horses, five mini horses, two alpacas, and two livestock protection dogs.
Equestrian amenities include fenced pastures, a riding arena, and an 8-stall 2,500 sq ft barn. The bucolic ponds, wildflowers and unobstructed mountain views make this ranch the ultimate retreat from a busy lifestyle, yet only a short drive from the vibrant energy of town.
Listed at $45M (reduced by $10M!). Without giving away too much “insider info”, it is possible that this ranch may trade at a surprising number below the current price.
Why A Deal? This ranch a few minutes down the road 1650 McLain Flats Rd is offered at $49.5M for a 10,000 sq ft home from 1986 and a 16,000 sq ft facility, set on 20 acres. If someone was to buy the Moonshot ranch in the $30Ms, I think it would be a great deal.
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411 Pearl Ct is a stunning new residence on private quiet street in the prestigious West End. The front door opens to a wow factor view with high ceilings and one of a kind design with warm and cozy finishes, reminiscent of a mountain chalet. The bedroom suite is on the top floor with complete privacy and the potential to connect to a stunning all-glass office. The lower level has an expansive entertainment area, an exercise room and a movie room. It is 5,500 sq ft with 5 bedrooms, 6 bathrooms, five outdoor living and dining spaces and a two car garage.
Listed at $32M (reduced by $4.5M). The taxes on this home are shown to be only $10,000/year. Without any HOA or other fees, it makes an incredible investment.
Why A Deal? This 439 Pearl Ct 6200 sq ft 7 bedroom home sold down the street in 2022 for $44.5M.
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Cirque X Viceroy Unit 561/563 This 3 bedroom 1700 sq ft residence is located in the newly built development of the Viceroy hotel that is famous for its top of the line amenities and ski in/out access. With the hotel amenities you get a ski-slope pool and several large hot tubs, an impressive spa, a spectacular restaurant, valet, 24 hour concierge and the ability to rent out the unit through the hotel, without any of the management hassle and to max out the rental potential. The unit has a lock off studio that can be rented out while you enjoy the other two bedrooms all to yourself.
Listed at $5,595,000 (reduced by $900,000!).
Most of the new developments in Snowmass have sold prior to construction. Newer properties in Snowmass have seen impressive appreciation.
Why A Deal? Unit 651 This 4 bedroom condo one level higher and only larger by 500 sq ft is listed for almost $17M (that’s $7100/sq ft, which is a record for Snowmass).
Unit 561/563 is listed at $3272/sq ft and a third of the price of Unit 651.
This new Stratos development 6 bedroom condo, that is scheduled to be built in 2026, is listed at $30M for a 5000 sq ft residence. That’s $6000/sq ft!
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Use Your Aspen Home to Travel the World for F(r)ee
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Last week, I met the CEO of Third Home who has a home in Aspen.
He told me about his amazing business, where you can exchange your vacation home with other owners and only pay a small fee when you book (as low as $495 for a week).
Once a member, you gain access to 1000s of properties in over 100 countries by making 2 weeks of your second home available to other vetted ThirdHome members.
You get a number “keys” for your home, depending on your home’s value. Since most Aspen homes are very expensive, you can get a lot of “keys” to travel to other luxury destinations.
For example, if your Aspen home is worth $20M (they do the valuation for you), you may get 20 keys for one week of letting other owners use your property. If you do two weeks, that's 40 keys, which would give you access to one week at a $40M villa somewhere in the world, like these:
You can also add your yacht as a vacation home, so you get to travel the world essentially for a 95% discount to what it would cost you to rent those properties, by utilizing your assets, that may otherwise sit unused.
Owners and guests get reviewed, so you can have the peace of mind that other owners will be respectful of your vacation home.
If you don't want to rent out your home for more than two weeks, but want access to their Reserve Club, which has 400 properties from $8M to $70M, you can buy keys at $1500/each.
I just booked my first trip to St John in May and it only cost me $450/week as I split it with my friend!
ThirdHome recently announced a program that allows Realtors to gift our clients a membership valued at $10,000. This includes a waived $2,500 initiation fee and 5 travel credits valued at $7,500, so you can book your first vacation on the house!
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Sign up using the link below to get these credits
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If you have any questions, feel free to call me at 970-355-8734.
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YVEL is an extraordinary discovery in Aspen's luxury landscape. Their jewelry transcends conventional adornment, presenting as wearable art through remarkably innovative and distinctive designs. I was privileged to meet the visionary owner who personally creates these captivating pieces.
Their new boutique (the former Buccellati space) is absolutely worth experiencing firsthand for anyone appreciating exceptional craftsmanship and artistic expression.
If you are in Palm Beach this month, you will have the chance to see their most prized collections at the Palm Beach Modern + Contemporary Art Show on March 20–23.
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This enchanting artwork is hand painted by the world renowned artist Gal Yosef, who is represented exclusively by the Eden Art Gallery all over the world. Once he sells the original paintings, prints are available for purchase.
He is famous for his reimagined well-loved cartoon characters, which you can see at their Art Gallery in Aspen, among other leading contemporary artists, such as Alec Monopoly and Angelo Accardi.
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If you are dreaming of some summer ocean time, what better way to spend it than on a private yacht?
Here are the top selections from Burgess, who just opened an office in Aspen.
100-350,000 EUR | Summer 2025
350-650,000 EUR | Summer 2025
650,000+ EUR | Summer 2025
They have two very special additions that will be coming to market, available upon request (rates around EUR 900,000/week). The photo above is from one of them.
Let me know if you’d like to be connected with my favorite charter broker. Burgess is one of the most trustworthy and knowledgable superyacht brokerages in the world.
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It is snowing outside my window, so come for some great skiing in March!
Warm wishes from Aspen!
Ksenia Tyutrina
Owner Broker
970-355-8734
[email protected]
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My off market Aspen home list from $10M to $125M is up to 76 properties. Please reach out if you can’t find what you are looking for on the market.
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