Updates from Sally Shiekman

By Sally Shiekman, Aspen, Snowmass Sotheby’s International Realty

Could a new Colorado law finally bring more affordable condos to Aspen and Snowmass?

That’s the question housing experts are cautiously asking after lawmakers passed a sweeping reform to revive the state’s condo market.

For years, condominium construction in Colorado has been slowed by litigation risks. Insurance costs for condo projects have skyrocketed—more than double those of single-family homes—making it difficult for developers to build the entry-level housing so many mountain towns desperately need.

Beginning in January 2026, developers who opt into a new state program will gain stronger legal protections, provided they utilize third-party inspections, offer warranties, and provide builders with the opportunity to resolve issues before lawsuits are filed. Lawmakers hope this balance will encourage the development of more workforce-friendly and first-time buyer condos.

As someone who has worked in Aspen real Quick read more or view full article estate for over three decades, I’ve seen how limited inventory shapes our community. Teachers, nurses, small business owners, and young families want to stay here—but with average prices in the millions, their options are scarce. If this reform reduces costs for builders, we could finally see more attainable homes in the Roaring Fork Valley.

This won’t be an overnight change. Developers and insurers will need years to adapt, and demand for luxury will continue to keep prices high. Still, I believe this is a meaningful step forward. My mission is to help clients navigate today’s market while closely examining the opportunities tomorrow may bring.

Let me put my Mountains of Experience to work for you. Read Less

In my 33 years as a full-time Realtor here in Aspen, Snowmass, and the Roaring Fork Valley, I’ve seen the real estate industry change in countless ways. But one trend I wish I could say I haven’t seen is the rise of scams—particularly those targeting vacant land.

While this hasn’t happened to me personally, I’ve certainly received inquiries over the years—especially about vacant parcels—that didn’t feel right. In those cases, my radar went up immediately, and I dug deeper before moving forward. Sadly, not every agent or seller is as lucky. Across the country, including right here in Colorado, there have been successful attempts to sell someone’s property without their knowledge.

How the Scam Works
It’s surprisingly simple. A scammer identifies a vacant lot—often one that’s owned outright, with no mortgage. They research the real owner, create a fake email address using that person’s name, Quick read more or view full article and contact a Realtor to list the property. Because there’s no house to access, no utilities to transfer, and often no neighbors keeping tabs, these sales can fly under the radar.

The scammer pushes to get the property listed quickly, often claiming they’ve moved out of state. If no one double-checks their identity, the property can go under contract before the real owner even knows.

Why Vacant Land Is a Target

• No occupancy – Nobody living there to notice strangers or suspicious activity.
• Minimal oversight – No utility accounts or home maintenance records that might raise red flags.
• High value, low complexity – Even a modest lot here can be worth six or seven figures, making it a tempting payday.

Red Flags for Agents and Owners
Whether you’re an agent representing a seller or an owner considering a sale, watch out for:

• Unverified contact information – Phone numbers that don’t match public records or are unlisted.
• Urgency to list – Scammers often push for quick action to avoid detection.
• Remote-only communication – Refusal to meet in person or provide verifiable ID.
• Story inconsistencies – Details about ownership, prior listings, or the property’s history that don’t line up.

How I Protect My Clients
If you’re listing vacant land with me, I’ll insist on:

• Multiple forms of verification – At least three ways to confirm you are who you say you are, including government-issued ID.
• Cross-checking public records – Ownership, mailing address, and property tax records must match your information.
• Document trail – Every signature and agreement must be verified through secure channels.

For Property Owners:

• Monitor your property – Even if you’re not planning to sell, check periodically to ensure it’s not listed without your knowledge.
• Update your contact info – Make sure your mailing address on file with the county is accurate.
• Consider alerts – Some counties allow you to sign up for title or deed change notifications.

Fraud like this thrives when people are in a hurry or assume “it can’t happen to me.” Unfortunately, it can—and the stakes in our market are high. Whether you’re an agent or a property owner, a little extra verification can save a lot of heartache.

If you’re thinking about selling land—or if you’ve gotten an inquiry that feels off—call me before you respond. I’ll help you verify it’s legitimate before you take the next step.

Let me put my Mountains of Experience to work for you.
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If you've been hearing a lot of buzz about interest rates lately, you're not alone. Every week seems to bring new speculation—will the Fed cut rates? Will inflation stall them? Are mortgage rates heading up, down, or just going sideways?

Here’s the truth: No one knows for sure. But I’ve been doing this long enough to know how to help you make smart decisions regardless of where the market lands.

Here’s what I tell my clients when things feel uncertain:

Timing the market is tricky. Yes, rates matter—but so does your lifestyle, your timeline, and your goals. If you’re waiting for the “perfect rate,” you might miss the perfect property.

Rates move in cycles. We’ve seen rates bounce within a range for months now. The highs and lows can be dramatic, but over time, these fluctuations often balance out—especially if you plan to Quick read more or view full article stay in your home for a while.

You can always refinance. Many of my clients have bought when rates were higher than they’d like—then refinanced when the timing was right. If you find the right home, don’t let today's rate be tomorrow's regret.

This market rewards preparation and perspective. Whether you're buying, selling, or just watching, I'm here to help you make decisions grounded in experience—not headlines.

Let me put my Mountains of Experience to work for you.
Sally Shiekman Read Less

As of April 19, 2024, Colorado law has changed the rules around ending a lease—and if you're planning to sell a tenant-occupied property, these new regulations could significantly impact your timeline and strategy.

Under House Bill 24-1098, if a tenant has lived in the unit for 12 months or more, a landlord cannot end the lease early just because they plan to sell. Even if the lease contains an early termination clause for sale, this new law overrides it.

Here’s what is allowed:

If the landlord plans to withdraw the property from the rental market for the purpose of selling, that is now considered a valid “no-fault” reason for not renewing a lease—but it must still follow the new rule:

90 days’ written notice before the end of the lease term.

Other valid no-fault reasons include:

• Owner or family member intends to move in
• Quick read more or view full article aria-level="1" dir="ltr">Demolition or substantial renovations
• Tenant has repeatedly failed to pay rent on time
• Tenant refuses to sign a new lease with similar terms

However, none of these reasons permit early termination during an active lease. The notice still applies to the nonrenewal of a lease at its natural end—not eviction mid-lease. If the lease has six months left, the tenant stays six more months, regardless of your plans—unless both parties agree otherwise.

What this means for sellers:

You can still sell a property with tenants in place—but timing matters.

If you want to deliver the property vacant, you’ll need to coordinate the sale with the lease expiration and deliver 90 days’ notice.

Early planning and professional legal advice are now essential.

As always, consult your attorney to understand how these rules apply to your situation—and if you’re thinking about buying or selling, while I am not an attorney, I’m here to help you navigate these evolving laws with confidence.

Let me put my Mountains of Experience to work for you.

—Sally
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You may have seen the headlines—Zillow just dropped the hammer on Compass, banning certain “pocket listings” from its platform. While this battle is unfolding in major markets like San Francisco and Los Angeles, it’s raising eyebrows—and questions—across the country, including here in Aspen and the Roaring Fork Valley.

First, what’s a pocket listing, or what we at Aspen Snowmass Sotheby’s International Realty call an “off-market listing”? It’s a property that’s for sale but not listed on the MLS or major public websites. Think of it as a VIP-only experience: invitation-only, with limited visibility by design. Compass has leaned into this strategy, offering sellers more control and buyers a sense of exclusivity.

Zillow is pushing back, claiming this undermines transparency. Compass argues it gives clients more flexibility. Now they’re locked in a public platform standoff—and it’s sparking broader conversations about how real estate should work in the digital age.

Quick read more or view full article /> So, how does this affect you?

Here in the Aspen area, pocket listings are not only common—they’re sometimes preferred. Many of my clients have more elaborate properties or simply value discretion and privacy. In those cases, I sometimes make off-market listings available as a tailored option. It’s one more way I provide the level of service and strategy that fits each individual’s needs.

That said, visibility still matters. Sometimes a quiet word in the right ear is all it takes to sell a home. Other times, it’s about maximum exposure, competitive offers, and a big splash.

Knowing when to use which strategy is part of the value I bring—after 30+ years of living and working here, I’ve seen just about every kind of market and every kind of client need. Whether you want discretion or attention, I’ll make sure your home—or your search—is handled with the care, savvy, and precision it deserves.

While Zillow and Compass argue about listings, I’ll stay focused on you.

Let me put my Mountains of Experience to work for you.

 —Sally Read Less

One of the things I love most about living and working in the Roaring Fork Valley is how much care we take in evolving while staying grounded in what makes this place so special. Snowmass is a perfect example—and this summer, it’s undergoing one of the most exciting transformations I’ve seen in years.

Aspen Skiing Company has announced nearly $80 million in infrastructure upgrades at Snowmass. If you ski here regularly—or even if you just visit now and then—you’ll feel the difference.

What’s Changing?

The Elk Camp Lift is getting a full upgrade, transforming into a high-speed six-pack that will increase lift capacity by 50%.

The Cirque Poma Lift, beloved by expert skiers, is being replaced with a more efficient T-bar—again, doubling capacity.

Elk Camp Restaurant is adding a new outdoor (but covered) deck with 120 more seats.

And perhaps the Quick read more or view full article biggest news of all: The iconic Ullrhof Lodge is being rebuilt from the ground up. The new design will feature three stories, seating for nearly 700 guests, and a sleek, modern mountain aesthetic—all-electric and future-ready. Expect it for the 2026/27 winter season.

But Summer Isn’t on Hold…

Construction may be underway, but Snowmass isn’t slowing down one bit. In fact, summer activities on the mountain are as vibrant as ever—and this year, there are a few new surprises.

Lift-accessed mountain biking is open from June 21 to August 4, with discounted bike park passes—just $200 for the full summer ($100 if you’re already a winter passholder).

Sunset Tuesdays are back with free gondola access and downhill bike races from 5–8 p.m.

Brand new this year: Friday Afternoon Club at Elk Camp, featuring live music, gondola rides, and food & drink specials every Friday until 6 p.m.

My favorite summer activity in Snowmass is the Thursday night concert series on the hill, with music starting at 6:30pm through August 21st. 

And of course, all your Lost Forest favorites are still here—alpine coaster, climbing wall, disc golf, ropes courses, zip lines, fishing pond, and plenty of ways for families to explore together.

Why This Matters (Especially for Buyers and Sellers)

Whether you’re looking for a second home, a mountain retreat, or a savvy investment, this kind of long-term infrastructure investment matters. It’s a clear signal that Snowmass isn’t just a seasonal ski town—it’s a year-round destination with growing appeal. With world-class upgrades, expanded amenities, and a stronger summer offering than ever, Snowmass is stepping into its next chapter—and that could mean real opportunity for buyers.

If you’re curious about how these changes could affect home values, rental potential, or your own long-term plans in the Roaring Fork Valley, let’s talk. I’m always happy to share what I know—and to help you find your perfect fit in a place that just keeps getting better.

Let me put my Mountains of Experience to work for you.

— Sally
sally@sallyshiekman.com
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The Hottest Real Estate Markets in Q1 2025*

Across the country, the 2025 spring real estate season has been sluggish. In April, U.S. existing-home sales fell 0.5% to an annualized rate of 4 million, the weakest April since 2009 (National Association of Realtors, May 22, 2025). Even as inventory rose 21% year-over-year, a national median home price of $414,000 and mortgage rates climbing back toward 7% have dampened activity in many markets.

But Aspen? The Aspen real estate market functions uniquely, driven by factors that set it apart from national trends, influenced by lifestyle, scarcity, and global demand.

Here in the Roaring Fork Valley, we’ve seen a modest bump in listings—about 8% by local estimates—but buyer interest remains steady. And while most of the country is dealing in the $400K range, Aspen’s single-family home prices are averaging around $4,000 per square foot, according to the most recent Quick read more or view full article report by Andrew Ernemann of Aspen Snowmass Sotheby’s International Realty (April 2025). That equates to median home prices well into the multi-million-dollar range, depending on size and location.

Aspen vs. National: April 2025 Real Estate Snapshot

 

	Metric National (April 2025)	Aspen (April 2025)
Median Home Price	$414,000	Varies by size; ~$4,000/sq ft
Year-over-Year Inventory Growth	+21%	+8%
Homes Sold in Under 30 Days	60%	~50%
First-Time Buyer Share	34%	~5%

 

Market Insights

Nationally, 60% of homes sold in April went under contract in less than 30 days. In Aspen, that figure is closer to 50%, but it varies dramatically at the high end. Many luxury listings take longer to sell—not because there’s no demand, but because these homes are highly unique, and buyers are deliberate.

The share of first-time buyers nationally hit 34%, the highest since 2020. In Aspen, however, first-time buyers make up just a small slice of activity, closer to 5%, as our market is driven by seasoned investors, second-home seekers, and long-term lifestyle planners.

What Does It Mean for You?

If you’re a seller, this is still a favorable time to list—particularly if your property is updated, priced appropriately, and well-presented. Buyers are active, but selective.

If you’re a buyer, you may benefit from a bit more negotiating room than you had in the ultra-frenzied years of 2021–2022. That said, high-quality homes in desirable locations still sell quickly.

Aspen may not follow national trends, but understanding both perspectives helps us make more innovative moves locally. Whether you're thinking of buying, selling, or simply staying informed, I'm here to help.

Let me put my Mountains of Experience to work for you.

~
Sally Shiekman
Aspen Realtor | Over 33 Years
Mountains of Experience
Aspen Snowmass | Roaring Fork Valley Read Less

If you’ve flown into Aspen, you know the airport is one of the most scenic—and sometimes most stimulating—arrival experiences in the country. Now, it's about to get a serious upgrade.

Starting in 2027, the Aspen/Pitkin County Airport will close its runway for a major realignment project, expected to last from March through October of that year. The goal? To meet updated FAA safety standards and make room for larger aircraft. While that means some short-term inconvenience, especially for summer travelers, it’s a bold investment in Aspen’s long-term future.

Alongside the runway improvements, a brand-new terminal is in the works—designed to be more efficient, environmentally responsible, and better equipped to handle our unique seasonal flow. The design phase kicks off in 2025, and if all goes to plan, the terminal will open around 2028. I’ve seen some of the early concepts, and they look like a modern gateway that reflects Quick read more or view full article Aspen’s beauty and sustainability values. You can learn more at https://www.aspenairport.com/. 

This matters more than you might think. For second-homeowners and full-time residents alike, airport accessibility is a key part of property value—and this upgrade is a signal that Aspen is serious about remaining a world-class destination. I also expect these improvements to shift some real estate trends temporarily. For example, Aspen and Snowmass Village may see more interest in 2027 from travelers rerouting or extending stays.

In the meantime, alternative airports like Eagle (EGE), Rifle (RIL), Grand Junction (GJT) and of course Denver (DEN) will help fill the gap. I’ll be keeping close tabs on how this might affect travel timelines, rental traffic, and buyer interest across the Roaring Fork Valley.

If you’re curious about how these changes might impact your property—or your plans to buy—reach out. I’m happy to help you navigate the local market, even when the flight path changes.

Let me put my Mountains of Experience to work for you.

~Sally
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Every resort town has its rhythm, and here in Aspen, the shoulder season—those quieter weeks between the rush of winter and the bloom of summer—is one of my favorite times to truly live in this valley.

Yes, some restaurants take a well-earned break, and the gondola stops spinning for a while. But the magic doesn’t go away—it just shifts. You’ll find locals hiking sun-dappled trails without a crowd, snagging reservations at favorite spots before they close for deep cleaning, and sharing stories over coffee without needing to shout over the après-ski vibe. The shoulder season reminds us why we choose to call this place home year-round.

It’s also a strategic time for buyers and sellers to engage with the market. Without the buzz of peak-season urgency, I can spend more time walking clients through potential upgrades, helping prep listings with thoughtful touches, and diving deep Quick read more or view full article into market comps without distraction. Inventory often ticks up in spring, and savvy buyers know this is the moment to tour properties without the pressure of bidding wars. Sellers benefit too—homes show beautifully with soft spring light and fresh landscaping, and there’s time to make a move before summer activity ramps up.

If you’re thinking of buying, selling, or just staying sharp on the market, now’s the time to connect. I’m happy to provide a local’s take on what’s coming to market, what’s quietly available, and what’s worth watching as we roll toward summer.

Let’s use this calm between the seasons to make your next real estate move a confident one.

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As Aspen transitions from snowy slopes to vibrant summer blooms, the real estate market awakens with renewed energy and fresh opportunities. Spring and summer months traditionally see an influx of motivated buyers drawn to the area’s breathtaking natural beauty and unparalleled outdoor lifestyle. This seasonal shift provides distinct advantages for both buyers and sellers, making these months ideal for real estate transactions.

For sellers, the warmer weather dramatically enhances curb appeal, showcasing properties at their very best. Lush landscaping, vibrant flowers, and sunlit interiors highlight Aspen’s charm, making homes irresistible to prospective buyers. Moreover, with longer daylight hours, there is increased flexibility for viewings, accommodating the schedules of serious, qualified buyers who are eager to experience properties firsthand.

Buyers equally benefit during spring and summer, enjoying ideal conditions for touring homes without the hindrance of winter weather. Clear roads, warm temperatures, and vibrant community life make it easier to Quick read more or view full article explore neighborhoods and gain a genuine feel for the lifestyle that makes Aspen such a desirable destination. Additionally, these seasons typically bring an expanded inventory, giving buyers a wider selection of properties, from luxurious ski chalets to serene mountain retreats.

Timing is crucial in real estate, and spring and summer represent a window of opportunity in Aspen’s dynamic market. If you're thinking of entering the market this season, now is the perfect time to act.

Contact me, Sally Shiekman, at 970-948-7530 today to request your free, no-obligation customized listing presentation for your property or a buyer's guide educating you on the process for purchasing your next home. Let me put my Mountains of Experience to work for you and ensure your real estate success this spring and summer. Read Less

When the lifts stop spinning and the ski season draws to a close, Aspen doesn’t miss a beat—instead, it seamlessly transitions into a playground filled with spring and summer adventures. Many come to Aspen for the legendary skiing, but it’s the dynamic, year-round lifestyle that often turns visitors into residents.

As the snow melts, the valley blooms, unveiling endless opportunities for outdoor enthusiasts. The same mountains that offer thrilling ski runs become prime terrain for scenic hikes, trail running, and world-renowned mountain biking. Cyclists from around the globe flock here to challenge themselves on breathtaking climbs like Independence Pass, the iconic climb to Maroon Lake at the base of the Maroon Bells or enjoy leisurely rides along the Roaring Fork River. For anglers, spring and summer bring ideal conditions for fly fishing, with pristine rivers teeming with trout.

But the appeal doesn’t stop at adventure Quick read more or view full article alone. Aspen’s cultural scene blossoms in the warmer months, with renowned events like the Aspen Ideas Festival, Aspen Music Festival, and JAS Aspen Snowmass (with festivals in both June and Labor Day), each attracting global thought leaders, world-class performers, and passionate audiences. Our farmers’ markets offer fresh, locally-sourced produce, crafts, and culinary delights, connecting residents with the vibrant local community.

And let’s not forget wellness—Aspen embraces a holistic lifestyle. Picture yourself starting your day with mountaintop yoga sessions, followed by restorative spa treatments, or simply unwinding with a picnic at the Maroon Bells. Aspen caters to a lifestyle that nourishes both body and soul.

If you’re considering a home in Aspen, Snowmass, or anywhere along the Roaring Fork Valley corridor, now’s the perfect time to explore all that spring and summer have to offer. Contact me, Sally Shiekman, at 970-948-7530—I’m here to guide you in finding your ideal property and making Aspen your year-round haven.

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While headlines across the country highlight a slowdown in the luxury housing market—with wealthy buyers backing out of multimillion-dollar deals from coast to coast—Aspen and Snowmass tell a different story. And the latest numbers from the Q1 report prepared by Aspen Snowmass Sotheby’s statistic guru, Andrew Ernemann, confirm what many of us are seeing: the high-end market here remains remarkably resilient.

In Aspen, the average single-family home sale has climbed to $17.3 million, a 16.6% increase from last year, with price per square foot now topping $3,686. Condos aren’t far behind, averaging $6.43 million—up over 41% year-over-year. Even with fewer transactions overall, total volume is up substantially, signaling that buyers are choosing better properties, not abandoning the market.

Snowmass Village is seeing its version of the upswing. Single-family home volume jumped nearly 68%, and the average condo price per square foot rose more than 35%. At Stratos, Base Village’s Quick read more or view full article final new construction opportunity, only 21 out of 89 units remain available for delivery in 2026. Yes, sales counts are slightly lower, but quality and price are trending upward. There’s a noticeable shortage of single-family homes for sale in Snowmass Village; as of 4/15/25, there are 14 single-family homes on the market, with 5 of those under contract and waiting to close.

So what gives? While markets like LA, NYC, and Miami report more cancellations and longer days on market, Aspen is benefiting from unique factors: a lifestyle-driven buyer pool, limited inventory, and a global brand appeal that transcends typical cycles. Aspen’s pending inventory is up over 32% from last year, and Snowmass pending deals are up over 52%.

For sellers, this could be your moment. Quality properties are commanding premium prices, and buyers still in the game are serious, decisive, and ready. And for buyers? There’s value in being prepared and strategic in a competitive environment.

The truth is, real estate is always local. And Aspen isn’t just another luxury market—it’s a world-class destination with staying power.

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