Breckenridge, Colorado Housing Market

What stands out in Breckenridge?

• 67.0% of homes are vacant: among the highest vacancy of 763 tracked cities. Tenants have choices. Budget extra vacancy.
• Listings spend a median 113 days on the market: among the longest times on market of 763 tracked cities. Stale listings are common. Sellers who have waited are open to offers.
• Asking prices swing about 21.1% between the cheapest and priciest months: among the biggest seasonal price swings of 763 tracked cities. Timing your purchase within the year matters here.

What does a shrinking population mean for Breckenridge landlords?

The population in Breckenridge's ZIP codes fell 4.0% over five years. 67.0% of homes are vacant, higher than 100% of tracked cities. Households still grew 15.2% while the housing stock grew 7.5%. Fewer people living in more households means rental demand has held up better than the population suggests. Check vacancy by ZIP before you buy.

Who will rent from you in Breckenridge?

Only 22 out of every 100 Breckenridge households rent. This is an owners' town. The renter share is shrinking. Five years ago it was 36 in 100. Renter households here average 3.0 people. Families rent here. Buy bedrooms. Studios will sit.

The median Breckenridge household earns $120,907 a year. Incomes here have grown 5.1% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 11.5 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $3,023 a month.

To see what one Breckenridge address would rent for and cash flow, run it through the app.

What is the fair market rent in Breckenridge?

HUD sets one fair market rent for Summit County. For fiscal year 2026:

• 1 bedroom: $1,880 a month. Up 8% on last year, up 90% since FY2016.
• 2 bedrooms: $2,467 a month. Up 8% on last year, up 87% since FY2016.
• 3 bedrooms: $2,958 a month. Down 5% on last year, up 77% since FY2016.
• 4 bedrooms: $3,268 a month. Down 3% on last year, up 60% since FY2016.

The figures include tenant-paid utilities and apply to all of Summit County, so one home's rent can sit well above or below them. See fair market rent by city.

How much can you negotiate in Breckenridge?

For every 100 homes still for sale, 24 are under contract. In 2017–2019 at this time of year it was 48. The rest are still waiting for a buyer. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing.

Breckenridge listings spend a median 113 days on the market. There are 297 homes for sale in Breckenridge. That is 3.6 times the tightest month on record, but below the peak of 391. Supply is growing against last year.

What to do about it

• Search Breckenridge homes listed 180+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Breckenridge?

The median asking price is 39.6% below its Jan 2022 peak. Per square foot the gap is smaller: 7.0% below the Feb 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Breckenridge prices have risen in 81 of the last 112 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

What numbers should you underwrite a Breckenridge deal with?

• Price growth to assume — +1.3%/yr. Breckenridge grew 6.7% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Breckenridge grows about 1.3% a year. That is the number to type in. Prices rose 2.5% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 4. Budget at least 113 days of holding costs, the current median time on market, when you exit or refinance.
• Odds you cut your price to sell — 1 in 8. 12% of Breckenridge listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $896/sqft. The typical Breckenridge listing shrank from 2,541 to 1,696 sqft since Jul 2016. So median price hides real growth: 96% per sqft versus 30% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +16%. Homes for sale in Breckenridge are up 16% on last year, so your resale faces more competition than today's comps did.

Read how population change affects rentals and how we read these numbers, then run the numbers on a deal.

What is the median home price in Breckenridge?

The median asking price in Breckenridge is about $1,389,000 as of Oct 2026, down 8.4% from a year ago. The typical listing is 17% smaller than a year ago, and asking price per square foot is up 2.5%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Breckenridge figures cover the 1 ZIP code with a Breckenridge mailing address, which can reach past city limits.

Is Breckenridge a buyer's or seller's market in 2026?

Buyers have more room in Breckenridge than usual. We compare Breckenridge with 2017–2019 at this time of year: there are 24 pending sales per 100 listings, against 48 then; there are 30% more homes for sale; listings spend 14% more days on the market.

Are Breckenridge home prices going up or down?

The median asking price is 39.6% below its Jan 2022 peak. Per square foot the gap is smaller: 7.0% below the Feb 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What is the best month to buy a house in Breckenridge?

Across 9 full years, Breckenridge asking prices ran lowest in September, about 8.7% below the year's average. They peaked in February. The most homes for sale show up in August, about 39% above the yearly average.

What is the fair market rent in Breckenridge?

HUD's fiscal year 2026 fair market rent for Summit County is $2,467 a month for 2 bedrooms and $2,958 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.