Real Estate Information Archive


Displaying blog entries 1-10 of 19

New development is everywhere in Summit County

by The Mountain Living Team

It's hard to go anywhere in the county without seeing homes being built.  New construction is going strong.  Here's a little information on some of the new developments.

Summit Sky Ranch - This development in Silverthorne has been underway for a couple of years now.  It is a neighborhood of single family homes near The Raven Golf Course. See what's for sale in the neighborhood now.

Blue River Flats - Small buildings of condos with garages on the Blue River in Silverthorne.  The first building is nearly complete but there are more buildings to be built.  See current properties for sale.

Smith Ranch - Mostly deed restricted homes, for local employees, located below Ruby Ranch in Silverthorne.

Mattox Triplex -  Located around 2nd & Granite in Frisco, these townhomes aren't completed yet. 

Alley Shacks - A duplex at 4th and Galena Alley in Frisco to be completed this year. Each has 3 bedrooms and a 3 car garage.

Library Lofts - Construction hasn't even started yet on these luxury townhomes at Madison & Galena in Frisco.

Estates on Galena - 13 single family and duplex homes located in Frisco at 2nd & Granite. Construction is underway.

Mary Ruth Cabins - This is a deed restricted development in Frisco that is nearly complete. These new homes will be available to rent by Frisco or Copper Mountain employees and they allow pets!

Sail Lofts - A condominium high rise in downtown DillonSee listings here.

Uptown 240- A high rise at the entrance to downtown Dillon that will house a restaurant, hotel, work out facilities, viewing deck and more.  These aren't slated to be done until 2020.

New Seasons at Keystone - A condo devleopment near Keystone Lake.  See what's available for sale now.

Cucumber Creek Estates - A high end single family home development in Breckenridge. See homes for sale in Cucumber Creek Estates.

Shores at the Highlands - Construction has been underway for a couple of years in this development of luxury homes on the north side of Breckenridge. See these luxurious homes that are for sale.  

This list just touches on the new construction in Summit County.  If you'd like more details about these or other new development projects around the county, contact Mountain Living Real Estate today.




Golf Discounts for Epic Pass Holders

by The Mountain Living Team

If you have an Epic Pass ski pass, you can get a reduced rate at both Keystone courses.  You have to reserve your tee time on line and use a discount code to get the special rate.  Once you're at the course, you'll have to show your pass or you will pay full price.  The discount is good for a foresome so grab your friends and get out on the course!

Here are the details copied from

Keystone Golf Courses:

Passholders are eligible for great discounts on golf! Tee times must be booked online at using Promo code "PASSCLUB"

Valid after 11 am and 7 day advance reservations

  • $80 -- May 11 to June 30
  • $110 July 1 to August 31
  • $80 September 1 to October 7
  • Bring up to 3 guests per pass holder
  • Must flash pass at golf course or full price will be charged


Rentals: Discounted club rental @ $40
Practice Facility Access: $10 (unlimited practice balls)

Brunch at the Alpenglow Stube in Keystone

by The Mountain Living Team

Alpenglow Stube in KeystoneThis March we finally made it to the Alpenglow Stube in Keystone.  We were long overdue to try the restaurant we had heard so much about.  AAA ranks it a 4 Diamond restaurant, an honor bestowed upon only 2.3% of the nearly 28,0000 restaurants they approve.  It is one of only two 4 Diamond restaurants in Summit County.  

Located at the top of North Peak, at 11,400 feet in elevation, you have to take two gondolas to get to the restaurant or you can take the chair lift and pull up out front on your skis or snowboard.  Don't worry, you won't have to enjoy your meal in your ski boots.  Check your coat and boots at the door and slip on a pair of warm slippers while you dine.

We were there for Sunday brunch.  We had a choice of just the buffet or the buffet plus a breakfast entree, soup and mimosa for about $10 more.  We went all out and got the whole deal, the Champagne Brunch.  The buffet seemed rather small if that was going to be your whole meal.  It had some greens for a salad, pasta salads,a variety of smoked fish, a variety of cheese and crackers, crab claws and a whole lot of dessert.  It seemed more like appetizers than a meal so I was happy we opted for the Champagne Brunch.  Overall the food was good but I'm not sure it was worth the fifty some odd dollars we paid for it.

The service was fantastic.  Our waiter was very attentive and when the dessert table on the buffet was running low he brought out a variety of desserts just for our table.

I don't think we'll go back for brunch again but may try it for lunch or dinner sometime.

Last minute 4th of July plans

by Meredith Adams

If you haven't made you plans for the 4th of July yet this year, just come up to Summit County.  It's cooler than the Denver Metro area and there's a lot going on.  Click on the town name to link to their website with details about their activities & events.

7am  10k trail run
9:30am  Firecracker 50 bike race
10am  Parade
12:30pm  Viper car show
1pm  Kids water fight
2pm  Live music
8pm NRO at Riverwalk
9:45pm  Fireworks

Dillon Amphitheater
7pm  Forever in Blue Jeans, Neil Diamond tribute band
10pm  NRO Performance

8am  Pancake breakfast
9am  Fishing Derby
10am  Summit Concert Band
12:30pm  Parade
1:30pm  Live music by Guild of Ages
3:30pm  Drum circle
7:15pm  The Long Run, Eagles tribute band
9:30pm  Fireworks

8am  Fishing Derby
9am  Super Slimy Science
10:30am  Bike decoration party
11am  Bike parade
11am  Ala carte BBQ
12pm  Live music by Trout Steak Revival
7pm  Live music by The Burroughs
9pm  Fireworks


Frisco's 4th of July Parade



Summit County residential property sales finished up the first quarter up 9.7% over the first quarter of 2013. Pretty flat sales in January and February gave way to a surge in March. April has seen a strong start and the activity level in the county continues to be strong. The increase in sales is thanks to sales at the ski areas in Summit County. Copper Mountain saw an increase of 42.9%, Breckenridge was up 39.5% and Keystone up 18.2% over 2013 first quarter sales. The county overall was up less than 10% because of declines in sales quarter over quarter in Frisco, Dillon and Silverthorne. The reason for those declines could be because inventory is in shorter supply in those areas. Dillon has the lowest inventory level in the county with only a four month supply and the biggest decrease in number of sales dropping 32.1%. If buyers cannot find what they want, they cannot buy it. It's typical for more properties to come on the market as ski season ends and the summer buying season approaches. If our inventory levels cannot build prior to the anticipated stronger summer sales, prices will be pushed higher. That's something we haven't seen a lot of in Summit County in a long time

Transfer fees on the sale of Summit County property

by Meredith Adams

Property tansfer feesIn Summit County Colorado, transfer fees on the sale of property are relatively common. Breckenridge, Frisco, and portions of Copper Mountain and Keystone all have transfer fees that must be paid at Closing. Private transfer fees have been rare but a building permit fee could be changing that for properties in the county. Transfer fees have typically been imposed by the town the property resides in. That fee is based on the sale price and, depending on the location can be 1-2% of the purchase price. Whether the buyer or seller pays the transfer fee should be negotiated in the purchase contract. Because this fee is based on the location of the property, whether or not a property has one is relatively easy to determine. The private transfer fee is not so obvious and can be more difficult to know about ahead of time.

In 2006 Summit County voters approved the addition of the Affordable Housing Development Impact Fee to be added to the cost of building permits. The amount of the fee varies based on the size of the home. If the property is located in the county, not a specific town, the county gives the option to defer payment of the Impact Fee by recording a private transfer fee due upon all subsequent sales of the property. The initial sale is exempt. The private transfer fee is smaller than the transfer fees imposed by the towns, only one third of one percent. Initially approximately 60% of developers were opting for the private transfer fee, currently it has dropped to about 50% of applicants. The economic downturn really put a damper on new construction. As our economy improves and more and more building permits are issued, and these properties begin changing hands for the second time, the private transfer fee may become more common in our communities. Less significant transfer fees include those imposed by homeowners associations and the accountants that handle the books. Closing charges can include a $100-$200 fee imposed every time each property in the HOA changes hands. That's their fee for calculating charges due and supplying that information to the title company. There could be a working capital contribution due from the buyer for three months worth of HOA dues. That contribution may or may not be refundable when they sell. In order to transfer property, debts must be paid making it a prime opportunity for both municipalities and individual companies to collect additional revenue. Transfer fees are a reality in real estate sales and it appears they will continue to be in the future

Two more Summit County ski areas open for business

by Meredith Adams

Copper Mountain ski areaWith snow reports of 4" - 5" in the last 24 hours, Keystone and Copper Mountain both cranked up the lifts and opened the mountains for the 2013-2014 ski season today. Keystone Resort opened with 4 runs accessible by 6 lifts and totalling 65 acres. 3 green runs and one blue. 4" of new snow plus more snow all day today is suppose to give way to sunny skies tomorrow which should make for an epic opening weekend. Take a look at current conditions from River Run or other Keystone Mountain Cams Copper is opening up with similar conditions to Keystone. Today you'll enjoy 3 lifts accessing 4 runs and 59.5 acres from Center Village. Sherpa, Copper's new app is also available to download to your smartphone. Connect via bluetooth to the speakers in your helmet and get directions and tips as you ski. Take a look at the mountain from Copper's Center Village camera. With ski season underway, maybe you need your own ski condo. You can own a 3 week share on the mountain for under $20,000 or a ski-in ski-out penthouse for more than $1,000,000. No matter what is the best fit for you, The Mountain Living Team can help you find it.

September 2013 – Summit County real estate statistics

by Meredith Adams

September Summit County real estate market highlights

prepared by Land Title Guarantee Company
  • Market Analysis by Area for September: September in Summit County was the best month so far in 2013.   There were 244 real estate transactions with $106,508,200 gross volume. The average transaction price for all 18 reported areas was down from August at $440,156, average residential price down a notch from August at $473,383 and the median residential price up a bit from August at $385,000. The average residential PPSF is up from August at $320.
  • Summit County real estate salesYear to Date by Area ( 9 months):  The third quarter of 2013 continues to be on the upswing from the past several years. There have been 1365 real estate transactions to date, and $628,279,000 gross volume. The average transaction price YTD: $466,668, average residential price YTD: $497,045, median residential price YTD: $380,000 and average residential PPSF YTD: $300. 40% of all the real estate transactions are in between the Farmer’s Corner to Blue River sections, 12% Keystone, 12% Frisco and 10% Silverthorne in September.
  • Market Snapshot YTD ( 9 months ) for 2013:  Prices continue to stabilize with average single family at a 1% decrease ($755,437 YTD September from full year 2012 $764,455) and multi-family was down a little in September YTD 2013 at -2% ( $345,573 in September YTD from full year $353,339). Vacant land continues to increase with a 6% increase ($328,417 YTD September from $309,512 full year 2012).  If you view the median prices on the chart below on page 4 of the Analysis- you will see that the trends vary with single family at 0% increase, multi- family was actually down 3% and vacant land down -15%.
  • Market Analysis % Change showing years 2004-2012: September monetary volume ($106,508,200) was up 21% from September 2012. Transactions are also up by 54% from September 2012.  Overall, for the past 9 months of 2013, Summit County is pacing ahead by 22% monetary ($628,279,000) and ahead 29% with transactions (1365). September 2013 shows the best monetary volume since September 2008 and the most transactions since September 2007.
  • Residential Market Sales by Price Point : Residential volume in September had 201 transactions with $95,149,900 gross volume.   There were 13 properties that sold for $1M and above in September.  The most active price points in September were between $200K -$300K.   September had 71 single family, 130 multi-family and 15 vacant land transactions.
  • 2013 Average Price History: Average residential pricing for single family is $755,437 YTD, multi- family is $345,573 YTD and vacant land is $328,417 YTD. This graph ( page 7) is a good piece to show your clients that our market has held it’s value over all these years. All of the average residential prices are up in September 2013 from last month.
  • Historical Cost Breakdown 2013 ( 9 months): There were 1104 residential transactions so far in 2013 and $548,737,300 gross volume with 89 properties $1M and over.  YTD 2012, there were 839 transactions and $441,357,700 gross volume, 74 properties at $1M and over and YTD 2011, there were 811 transactions with $427,985,100 gross volume, 77 properties at $1M and over. 
  • Top Lender Graph: There were 468 loans in September. 58% of sales had corresponding loans recorded at closing and 42% of the sales were cash at closing. There were 151 REFI’s and 175 loans related to Timeshares.
  • Market Highlights: Please see page 10 of the Market Analysis- this also shows the bank sales (3) from September 2013.
  • Bank Sales and Foreclosures: Foreclosure actions continue the decline, with a total of 11 actions recorded in September 2013 as compared to 36 in September 2012. There have only been 190 Foreclose actions recorded through the 3rd Quarter for 2013 which is a level that predates the recession.
  • Land Title Purchaser Highlights: A majority of our second homeowners for real estate transactions continue to be the Front Range demographic at 398 of our market, only 27% are local and 34% are out of state buyers YTD.


Please note that Land Title data comes from actual recorded transactions at the County Clerk and Recorder’s Office for that particular month.  The information is not directly related to MLS data. The data is an unofficial tabulation of Summit County Records that are believed to be reasonably accurate.

The history of Keystone Resort

by The Mountain Living Team

The history of Keystone is an illustrious one, dating back to 1941, when the founders purchased the Black Ranch along the Snake River, the site of the current Ski Tip Ranch. The vision for the resort was formulated for decades, until 1967, when the 500 acres for the original ski area was acquired. The ski area opened in 1970, with 75,000 first-year visitors and $5 lift tickets. Since that time, Keystone has undergone steady expansion. In 1972, the resort was one of the first in Colorado to install a snowmaking system. In 1974, Ralston Purina acquired the resort, and began a massive capital expansion plan. The Keystone Ranch Golf Course opened for play in 1980. The ski mountain installed its first gondola, and added new chairs and runs, in 1984. A mountainside lighting system was installed, and night skiing began in 1985. The second ski mountain, North Peak, opened up 12 new runs with the installation of the second gondola, and two new lifts. The $10 million Keystone Conference Center opened in 1989 (and later expanded in 2000 to become the largest such facility in the Rockies). A third ski mountain was added in 1990, with the opening of the Outback. In 1994, the resort took a major turn when the River Run base area was developed, at a cost of $700 million.

Snowshoeing in Summit County

Another winter option at Keystone Resort

And then, in 1997, Keystone merged with Breckenridge, Vail and Beaver Creek ski resorts to form Vail Resorts, the largest resort company in the United States. Development continued under Vail Resorts, with the opening of the second championship golf course, the River Course, and the establishment of the Cross Country Center for snowshoeing and cross-country skiing. Bowl skiing was also expanded with cat service to the North and South Bowls. The A-51 Terrain Park opened in 2003. Today, Keystone ranks as one of the largest ski areas in Colorado, offering terrain for all levels of riders. Besides skiing, Keystone offers an array of winter and summer activities, as well as luxury spa services and world class dining. Yet, it retains the low-key, family atmosphere so integral to its original vision.

Summit County Parade of Homes

by Meredith Adams

It’s that time again!  The aspen leaves are turning a brilliant gold, the air is crisp and some of the most amazing new homes in the county are open to the public.  The 2013 Parade of Homes in Summit County features 11 homes, 7 in Breckenridge, 1 in Frisco and Keystone and 2 in Silverthorne.  The homes range from a loft over commercial space to brand new construction to complete renovations.  Construction varies as well.  You’ll see log homes, contemporary homes, and rustic homes with reclaimed materials.  No matter your taste there’s something you’re going to love. 

The Parade of Homes runs for two weekends, the 21st & 22nd and the 28th & 29th of September.  Tickets are $15 and are available online, at select homes on the tour, Dillon & Breckenridge City Market stores, and Breckenridge, Frisco and Silverthorne Bank of the West branches.  Bank of the West will contribute $2 from every ticket sale to The Summit Foundation.

For a complete list of homes on this year’s Parade, pick up a Parade of Homes book at Coldwell Banker at 4th & Main in Frisco or any Summit County real estate office.  You can also view it digitally online at

Displaying blog entries 1-10 of 19




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Photo of Jason & Meredith Adams Real Estate
Jason & Meredith Adams
Mountain Living Real Estate
101 E. Main Street, #109 / PO Box 4115
Frisco CO 80443