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Vail, Colorado

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 6/100, supply score 5, homes go under contract 47.5% slower than the US median, at 213% of US prices. See the sale evidence ↓
Tenant economics are mixed. Median household income $101K, −4.6% YoY (ZIP); renters hold 38.6% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +22.9% YoY. inventory, +19.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $891,325 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

2 ZIPs in this city:81657 81658

Market Hotness

6 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+47.5%

homes sell slower here

213%

of national median · above avg

Median Listing Price

$891K

Population

4,835

2,563

Median Days on Market

109

Active Listings

264

New Listings

Housing Market

The median listing price is up 22.9% YoY while the median home got up 0.0% bigger, so value per square foot is up 12.2%.

Pricing

Median Listing Price

$891K+22.9% YoY

Average Listing Price

$2.83M+8.2% YoY

Price per Sq Ft

$847+12.2% YoY

Median Sq Ft

1,1510.0% YoY

Inventory

Active Listings

264+20.5% YoY

New Listings

30+150.0% YoY

Total Listings

301+19.0% YoY

Buyer Competition

Pending Listings

37+5.7% YoY

Pending Ratio

0.14-12.1% YoY

Median Days on Market

109-16.2% YoY

Price Reduced

9.0%+0.3% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 33,915

34Kunits

Occupied22,05865.0%

Vacant11,85735.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 22,058

22Koccupied

Owner14,54565.9%

Renter7,51334.1%

Renter Share

34.1%+5.0% YoY

Total Housing Units

33,915+1.4% YoY

FY2026 Fair Market Rent

CountyEagle County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,640

/month

1 BR

$1,813

/month

2 BR

$2,379

/month

3 BR

$2,852

/month

4 BR

$3,688

/month

FMR trends · Eagle County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 38.6% of this ZIP's 2,563 occupied households, on a median household income of $101K.

Population & Age

Total Population

4,835-2.7% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 4,835

4.8Kresidents

Under 183858.0%

Adults 18–643,42170.8%

65 & Over1,02921.3%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

49.40+0.6% YoY

Population Under 18

385+8.1% YoY

Population 65 & Over

1,029+2.4% YoY

Households & Mobility

Total Households

2,563+1.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

1.88-4.6% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house81.8%

Moved (within US)16.7%

Other1.5%

Veterans

3.2%-23.8% YoY

Income & Poverty

Median Household Income

$101K-4.6% YoY

Per-Capita Income

$105K+5.0% YoY

Mean Household Income

$194K+0.9% YoY

Below Poverty Level

6.3%0.0% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone59.1%

Public transit10.3%

Worked from home14.1%

Other16.5%

Worked From Home

14.1%+15.6% YoY

Mean Commute

17.80-3.3% YoY

Units & Tenure

Total Housing Units

7,010-4.5% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 7,010

7.0Kunits

Occupied2,56336.6%

Vacant4,44763.4%

2024 Tenure ⓘ

U.S. Census ACS · n = 2,563

2.6Khouseholds

Owner1,57461.4%

Renter98938.6%

Avg Household Size — Owner

2.03-0.5% YoY

Avg Household Size — Renter

1.65-9.3% YoY

County Demographics

County population is down 0.4% to 55,135: residents under 18 are down 2.2% and those 65 and over are down 0.5%.

Median Age

39.72024

Population

Eagle County Population

54,330-0.5% YoY

Households

Total Households

22,058+5.5% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.50-5.3% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 55,135

55Kresidents

Under 1811,26820.4%

Adults 18–6435,99665.3%

65 & Over7,87114.3%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

11,268-2.2% YoY

Population 65 & Over

7,871-0.5% YoY

Median Age

39.70+1.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.6%

Moved (within US)11.8%

Other1.6%

Veterans

4.8%0.0% YoY

County Economy

County median household income is $104K, 8.7% of residents are below the poverty level, 12.6% work from home.

Income

Median Household Income

$104K+0.9% YoY

Per-Capita Income

$62K-0.6% YoY

Mean Household Income

$148K-5.7% YoY

Poverty

Below Poverty Level

8.7%+4.8% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.0%

Public transit5.7%

Worked from home12.6%

Other17.7%

Worked From Home

12.6%+11.5% YoY

Mean Commute

22.20-1.8% YoY

Done with Vail? Put it next to another market.

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Vail, Colorado

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 6/100, supply score 5, homes go under contract 47.5% slower than the US median, at 213% of US prices. See the sale evidence ↓
Tenant economics are mixed. Median household income $101K, −4.6% YoY (ZIP); renters hold 38.6% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +22.9% YoY. inventory, +19.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

2 ZIPs in this city:81657 81658

Market Hotness

6 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+47.5%

homes sell slower here

213%

of national median · above avg

Median Listing Price

$891K

Population

4,835

2,563

Median Days on Market

109

Active Listings

264

New Listings

Housing Market

The median listing price is up 22.9% YoY while the median home got up 0.0% bigger, so value per square foot is up 12.2%.

Pricing

Median Listing Price

$891K+22.9% YoY

Average Listing Price

$2.83M+8.2% YoY

Price per Sq Ft

$847+12.2% YoY

Median Sq Ft

1,1510.0% YoY

Inventory

Active Listings

264+20.5% YoY

New Listings

30+150.0% YoY

Total Listings

301+19.0% YoY

Buyer Competition

Pending Listings

37+5.7% YoY

Pending Ratio

0.14-12.1% YoY

Median Days on Market

109-16.2% YoY

Price Reduced

9.0%+0.3% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 33,915

34Kunits

Occupied22,05865.0%

Vacant11,85735.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 22,058

22Koccupied

Owner14,54565.9%

Renter7,51334.1%

Renter Share

34.1%+5.0% YoY

Total Housing Units

33,915+1.4% YoY

FY2026 Fair Market Rent

CountyEagle County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,640

/month

1 BR

$1,813

/month

2 BR

$2,379

/month

3 BR

$2,852

/month

4 BR

$3,688

/month

FMR trends · Eagle County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 38.6% of this ZIP's 2,563 occupied households, on a median household income of $101K.

Population & Age

Total Population

4,835-2.7% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 4,835

4.8Kresidents

Under 183858.0%

Adults 18–643,42170.8%

65 & Over1,02921.3%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

49.40+0.6% YoY

Population Under 18

385+8.1% YoY

Population 65 & Over

1,029+2.4% YoY

Households & Mobility

Total Households

2,563+1.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

1.88-4.6% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house81.8%

Moved (within US)16.7%

Other1.5%

Veterans

3.2%-23.8% YoY

Income & Poverty

Median Household Income

$101K-4.6% YoY

Per-Capita Income

$105K+5.0% YoY

Mean Household Income

$194K+0.9% YoY

Below Poverty Level

6.3%0.0% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone59.1%

Public transit10.3%

Worked from home14.1%

Other16.5%

Worked From Home

14.1%+15.6% YoY

Mean Commute

17.80-3.3% YoY

Units & Tenure

Total Housing Units

7,010-4.5% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 7,010

7.0Kunits

Occupied2,56336.6%

Vacant4,44763.4%

2024 Tenure ⓘ

U.S. Census ACS · n = 2,563

2.6Khouseholds

Owner1,57461.4%

Renter98938.6%

Avg Household Size — Owner

2.03-0.5% YoY

Avg Household Size — Renter

1.65-9.3% YoY

County Demographics

County population is down 0.4% to 55,135: residents under 18 are down 2.2% and those 65 and over are down 0.5%.

Median Age

39.72024

Population

Eagle County Population

54,330-0.5% YoY

Households

Total Households

22,058+5.5% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.50-5.3% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 55,135

55Kresidents

Under 1811,26820.4%

Adults 18–6435,99665.3%

65 & Over7,87114.3%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

11,268-2.2% YoY

Population 65 & Over

7,871-0.5% YoY

Median Age

39.70+1.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.6%

Moved (within US)11.8%

Other1.6%

Veterans

4.8%0.0% YoY

County Economy

County median household income is $104K, 8.7% of residents are below the poverty level, 12.6% work from home.

Income

Median Household Income

$104K+0.9% YoY

Per-Capita Income

$62K-0.6% YoY

Mean Household Income

$148K-5.7% YoY

Poverty

Below Poverty Level

8.7%+4.8% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.0%

Public transit5.7%

Worked from home12.6%

Other17.7%

Worked From Home

12.6%+11.5% YoY

Mean Commute

22.20-1.8% YoY

Done with Vail? Put it next to another market.