BANDONI's Real Estate Reality | Fall 2026

This year, both the average sold value and average sold price per square foot have decreased by approximately 3%. I consider this to be nominal change, yet it is certainly an affirmation of the new era. It is the first time in ten years when both of those metrics have declined together over the same period. The performance of each neighborhood, however, still shows increases and decreases which once again exemplifies that the general market data/trend is insightful but the micro market data is all-important to you.

These numbers evidence the market conditions we have been experiencing ‘in the field’ throughout the year. As we noticed from the data in the spring, the shift is occurring slowly and although things are not trending upward overall, the health/balance of the marketplace is OK.  That may be the best description…things are OK. I am sorry to bore you with that phrase, but it is the case. And it is a hell of a lot better than a definitive seller’s market or buyer’s market.  

“Well, how did we get here? ” It is helpful to have context beyond the last twelve months. Where we are today remains a story of the post-pandemic era. The significant change in our market actually occurred over the course of 2022 to 2023 when the numbers of units sold dropped 23% yet property values generally, increased by 15%. Since 2023, days on market has been slowly, steadily increasing. Click image to enlarge.

Behind the numbers, the metamorphosis equation sounds like this: rapidly increased property values + increased mortgage rates + limited, aging inventory + increasingly discriminating buyers + overpricing = fewer sales = increasing days on market = reduced list prices = lower average sale values. Any questions?…talk to me.

Since 2023, the market’s behavior and the data have not changed too dramatically, and it delineates the beginning of this 'new normal' era.  No, I do not see it changing for the foreseeable future; unless of course there is drastic change in one of a multitude of economic or political factors. Yes, it is too early to gauge the affects of this week's mid-term results. Though I could speculate!

And now for a look at the numbers... click image to enlarge

Obviously, we are about sixty days short of year-end. If the trend changes significantly, I will send an update.

WARNING: RARE PERSONAL THOUGHTS IN WRITING Recently, I have been pedaling through an existential-midlife-crisis! I am 58 years old. I have been real estate-brokering since I was 26. Sixty-five is seven years away. Yes, indeed I have been questioning the meaning of life and my career. You are lucky that I am smart enough to spare you that narrative. But I will share the aspect that is relevant to you. The most meaningful consequence of my career has been affecting the lives of others in a significant, positive way. Those of you with whom I have handled transactions have been kind enough to express gratitude after the deal is done. I have often been fortunate to personally experience many of those positive consequences. There are also those who have rung me up to tackle their real estate agenda twenty-plus years after the first deal. That has occurred a few times recently and it crushes me with pride and it is significantly meaningful. My father had the same car mechanic for thirty years. That is ideal and it is an ideology.

SMALL MAN. BIG SHADOW.

For many years, I have been tackling real estate for Vail Valley folks in other areas of Colorado. My radar includes Boulder, Golden, Evergreen, Denver, Winter Park. Let me know if I can help with your real estate agenda beyond Vail.

THE INFOTAINMENT CENTER

BANDON'S BEST OF... For Sale

TOWN OF VAIL | VAIL & LIONSHEAD VILLAGES

BEAVER CREEK RESORT | MID VALLEY | DOWN VALLEY

MY NEW LISTING IN DOWNTOWN BOULDER

NEW DEVELOPMENTS Prima Vail | Belden Pace Minturn

Haymeadow Eagle | Skjol Avon | By the way, of Skjol's 59 condos offered pre-construction, 42 are under contract; price range is $1.3 - 7.9MM; average list price is $2.850

FAVE EATS-DRINKS-STAYS Minturn Whiskey Co | Avanti Food & Beverage Vail

Il Mago, Edwards | Drunken Goat, Edwards | The Eagle River Inn, Minturn

EVENTS & ACTIVITIES Beaver Creek Resort | Vilar Center

Riverwalk Village Edwards | Vail Valley Foundation | Town of Avon

Call me with questions or thoughts about anything you see in here

or out there. Be Well !

A portion of my revenue benefIts Students Shoulder To Shoulder

...if you need to find a worthy year-end contribution, please consider Shoulder To Shoulder