Over the past few years, renters have been used to one direction for housing costs—up. But in 2025, we’ve started to see something different: rent prices are softening in many markets and Grand County is no exception. At first glance, this might seem surprising given ongoing demand for housing, but there are clear reasons behind the shift. Let’s break it down. 1. New Construction = More Supply Developers are finally delivering new apartment complexes, townhomes, and single-family homes that were planned years ago. According to [insert local or national data], thousands of new units have entered the market, increasing competition among landlords. When supply goes up faster than demand, prices naturally cool. Visual idea: A bar chart showing rental unit supply growth year over year. 2. Short-Term Rentals Converting to Long-Term Rentals = More Supply The short-term rental (STR) market—Airbnb, VRBO, and similar platforms—saw massive growth during the 2010-2020s. But rising operating costs, tighter city regulations, and shifting traveler behavior are causing many owners to pivot. Properties that were once nightly rentals are being repositioned as long-term or seasonal rentals, adding to the housing pool for local residents. This creates additional downward pressure on rent. 3. The Homeowner Divide: Pre-2020 vs. Post-2020 Purchases This is the “hidden factor” that many overlook. Not all rental property owners are operating with the same costs. Pre-2020 Buyers : Purchased when home prices and interest rates were much lower. With smaller mortgages, lower property taxes, and less overhead, these landlords can profit while renting below current market averages. Post-2020 Buyers: Entered the market after prices surged and interest rates doubled. Their monthly costs are significantly higher, creating a much steeper “expense floor.” To break even, they need higher rents—but competing against pre-2020 owners makes this challenging. This dynamic means older homeowners can set the market at lower rental rates, while newer owners may struggle to compete. The Bottom Line for Renters and Owners For renters, this trend is good news: more choices, lower prices, and stronger negotiating power. For landlords, however, the picture is more nuanced. Owners who purchased before 2020 are in a strong position to stay profitable even as rents dip. Owners who bought more recently may need to think differently about their strategy—whether that’s adjusting rental pricing, exploring seasonal rentals, or even considering a sale. How Snow Capped Helps Homeowners Adapt At Snow Capped Properties, we see these dynamics play out every day. With over 25 years of property management experience and 100+ doors managed, we help homeowners: Price competitively using real market data and tenant demand analysis Choose the right rental model (seasonal, long-term, or hybrid) to maximize returns Minimize costs through efficient management and strong local vendor relationships Plan exit strategies if selling becomes the smarter financial move Whether you purchased your home prior to 2019 or after 2020, navigating today’s rental market requires strategy. Our role is to make sure you don’t just list your property, but position it for success. 👉 Curious what your property could rent for in today’s market? Contact Snow Capped Properties for a free rental analysis 970-725-6606

In 2025, we’re seeing a 10-year high in properties hitting the “For Sale” market across the mountain communities we serve. Many of these listings belong to long-time second-homeowners—people who once enjoyed their mountain getaway year-round, but whose life circumstances have changed. The most common story we hear? “The kids are grown, no one uses the place anymore, and now it just sits empty.” When this happens, homeowners often face a crossroads: Sell the property outright, or Work with us for long-term rental management to start generating income. But here’s something many sellers don’t know—if you decide to sell, you may be able to take advantage of a powerful tax strategy that can save you thousands (or more) in capital gains taxes: the 1031 Exchange. What Is a 1031 Exchange? A 1031 Exchange (named after Section 1031 of the IRS tax code) allows you to sell an investment property and reinvest the proceeds into another “like-kind” investment property—without paying capital gains taxes right away. Instead, those taxes are deferred, keeping more of your money working for you. Read more about 1031 Exchange with Doorloop HERE . Key Benefits of a 1031 Exchange Tax Deferral – Postpone paying capital gains taxes so you can reinvest your full equity. Portfolio Growth – Upgrade to a larger or better-performing property without losing money to taxes. Geographic Flexibility – Move your investment from one market to another (mountains to beach, city to suburbs, etc.). Estate Planning Advantages – Heirs can receive a stepped-up basis if you hold the property until your passing, potentially avoiding capital gains altogether. How Snow Capped Can Help We’re more than just property managers—we’re your local partner in real estate sales, acquisitions, and investment strategy. If you’re thinking about selling your mountain home, we can: Evaluate your property’s market value and determine the best timing to list. Connect you with trusted 1031 Exchange intermediaries to ensure IRS compliance. Help you identify and purchase your next investment property—whether it’s here in Grand County or somewhere entirely different. Offer ongoing rental management so your new property generates income from day one. Why Act Now? With 2025 inventory at a decade high, buyers have more options—and motivated sellers need a competitive strategy. By pairing a well-timed sale with a 1031 Exchange, you can unlock equity, minimize taxes, and reposition your portfolio for long-term success. Let’s Talk About Your Options Whether you want to sell, buy, rent out, or reposition your investment portfolio, Snow Capped has the expertise and local insight to help you succeed. 📞 Call us today to learn how we can help you navigate the 1031 Exchange process and make the most of your mountain home investment—while keeping more money in your pocket.

Why Your Vote (and Review) Matters: Help Snow Capped Shine in the 2025 Best of Grand! At Snow Capped Properties, we’ve always believed that relationships matter more than transactions. That’s why so much of our growth has come through word of mouth from people like you—homeowners, tenants, and community members who value trusted partnerships. Today, we’re asking for a quick favor: if you’ve had a positive experience with our team, we’d be incredibly grateful if you could vote for Snow Capped in the 2025 Best of Grand awards. Every vote not only means the world to our small, local team—it also helps future homeowners and quality tenants find the right rental home with the right people supporting them. What sets us apart? While we’re listed alongside other property management companies in the Best of Grand ballot, all of them specialize in short-term vacation rentals. Snow Capped is proud to be Grand County’s only dedicated long-term and seasonal rental management company. That focus allows us to serve both homeowners and tenants with care and consistency year-round. Of course, we know there’s always room to improve (just ask my wife, Kate!). If there’s anything we could be doing better, we’re always open to honest feedback. Thank you for supporting local. Whether through a vote, a Google or Yelp review, or simply spreading the word, your support means more than you know. The Snow Capped Properties Team https://www.skyhinews.com/bestofgrand2025#/ Under Home category > click Property Management Company, Vacation Rental > Vote for Snow Capped Properties

At Snow Capped Properties, we’re proud to manage over 100 doors across Grand County and the surrounding area. Over the years, we’ve had the opportunity to work with many amazing tenants—people who treat their homes with care, communicate clearly, and contribute positively to the communities they live in. But as with any property management company, we’ve also encountered a few challenging situations. In a small community like ours, word often travels quickly. But we believe in being proactive—not just for the benefit of our homeowners and tenants, but for the broader network of landlords who help shape the housing landscape here. That’s why we openly offer tenant reference checks to fellow landlords and property managers. If you're considering a prospective tenant and want to verify their rental history with us, we’re happy to share what we can (in compliance with fair housing laws and privacy policies). Our goal is simple: to help everyone in our community make informed decisions and reduce the risk of renting to individuals who may not respect the property or lease terms. We know we’d appreciate the same courtesy. If there’s ever a situation where we’re reviewing an applicant with a concerning history, we’d want a heads-up from other landlords. By working together and sharing relevant, responsible feedback, we can collectively raise the standard of housing in our area. At the end of the day, our mission is to provide a positive experience for both homeowners and tenants—and that extends to supporting our peers in the industry. Strong communication and collaboration make for a stronger, safer, and more connected community. If you’re a landlord in need of a reference check, don’t hesitate to reach out. We’re here to help!

As one of the only full-service agencies in Grand County that can both manage your property AND represent it for sale, Snow Capped is uniquely positioned to help our homeowners weather the shifting market with confidence.

At Snow Capped Properties, we’ve spent the past few months navigating a constantly shifting real estate landscape. Whether it’s helping clients sell their homes or finding the right tenants for a seasonal rental, we’ve learned that real estate isn’t just a science—it’s a craft. And honestly, it’s a lot like fishing. You can study the data. Watch the trends. Choose the perfect time to list. Just like you might match a fly to the hatch or track the weather before stepping into a stream. But anyone who’s spent time doing either knows: the best days aren’t just about preparation—they’re about reading the moment and adjusting your approach. Lately, we've seen buyers pull back unexpectedly, sellers who thought they’d get full price now weighing price reductions, and rental properties that flew off the market last year taking longer to fill this season. The current is swirling, and just like fishing in unfamiliar water, there’s no single strategy that works every time. Some properties need a little repositioning—updated photos, a tighter price point, a refreshed narrative. Others simply require patience. In the rental space, we’re seeing tenant expectations shift. People are asking different questions, weighing value more critically, and making decisions more slowly. So we adapt. We test different lures. We work the line. That’s the art of what we do at Snow Capped Properties. We don’t just list a property and wait. We observe. We experiment. We stay in tune with the flow—both of the market and of what people are looking for right now in places like Winter Park, Granby, Fraser, and beyond. Sometimes that means switching up a marketing strategy mid-season. Sometimes it’s about repositioning a rental to better match the current demand. And sometimes, it’s about knowing when to wait for the right catch, instead of chasing every ripple. Like any good angler, we respect the process. And we know that real estate—whether you're trying to sell a home or lease one out—isn’t about getting it perfect the first time. It’s about knowing the waters, adjusting your technique, and casting with confidence. If you're ready to test the waters—whether to sell, buy, or rent—Snow Capped Properties is here to help guide the way. Key Market Insights: Home Sales: The housing market in Grand County is showing signs of cooling. The median sale price of homes has decreased by 19.3% year-over-year, settling at $686,000 in February 2025. Additionally, homes are spending more time on the market, with an average of 136 days, up from 57 days the previous year. snowcappedpm.com Rental Market: The average rent in Grand County stands at approximately $3,275, significantly higher than the national average of $1,980. This represents a 2.8% month-over-month increase as of February 2025. Zillow Shift from Short-Term to Long-Term Rentals: In response to rising operational costs and regulatory pressures, many homeowners in Grand County are transitioning their properties from short-term rentals (STRs) to long-term leases. For instance, the town of Grand Lake has increased fees and deposits for nightly rental licenses starting in 2025, making STRs less financially appealing. snowcappedpm.com Ready to Navigate the Market? Whether you're looking to lease out your home or sell in a shifting market, we specialize in knowing when to wait, when to act, and how to land the right result. Let’s cast the next line together.

As the snow melts and the days grow longer in Grand County, a new housing rhythm begins to take shape. From Winter Park and Fraser to Tabernash, Granby, Grand Lake, and Hot Sulphur Springs, which is where Snow Capped Properties mainly operates, the transition from winter to summer marks more than just a change in weather—it marks the start of a busy leasing season. With most winter seasonal leases wrapping up by the end of May, the early summer months—particularly June and July—become the peak time for new long-term and summer seasonal leases. At Snow Capped Properties, we consistently see a surge in leasing activity during this time. In fact, statistically, June and July are our busiest months of the year for placing new tenants. Why Now? There’s a simple reason for the seasonal spike: timing. As winter leases conclude, properties open up just in time for the influx of summer workers, relocating professionals, and families looking to settle in for a long-term stay. It’s a sweet spot for landlords and property owners who are weighing their options for the remainder of the year. This uptick in leasing activity also coincides with the traditional real estate season. Many new for-sale properties hit the market in late spring and early summer, creating what we call a “good dilemma” for homeowners: Should you list your property for sale, or take advantage of the peak pool of qualified long-term renters? A Strategic Crossroads for Homeowners If you're on the fence about selling, this is the perfect time to explore your options. Listing your home for sale in June or July means you’ll be reaching buyers at a time when the market is most active. But if you’re not quite ready to sell, securing a reliable long-term tenant during this high-demand leasing season can offer a stable income stream for the next 12+ months—without the hassle of managing a short-term rental or STR permit compliance. At Snow Capped Properties, we’re here to help you navigate that decision. We’ll analyze your property’s earning potential and local market trends to provide you with the clearest picture of your options. What’s Next? If you own a home in Winter Park, Fraser, Granby, or anywhere else in Grand County, now is the time to act. Whether you're considering a summer lease, a long-term tenant, or testing the market with a for-sale listing, we can help guide you through the process. Let’s turn this seasonal shift into your next opportunity.

The real estate market in 2025 is a different landscape than it was just a few years ago. With high interest rates, increased home prices, and relatively flat rental income potential, today’s buyers are approaching purchases with a new mindset—and it's not just about maximizing returns. Gone (for now) are the days when full-time investors aggressively snapped up properties in pursuit of high-yield rental returns. With borrowing costs high and monthly cash flow margins thinner, many traditional investors are sitting on the sidelines, waiting for more favorable conditions. So who is still buying? The answer lies in more nuanced, personally motivated buyers. 1. Lifestyle Buyers First, Investors Second One of the most active segments of buyers today are those with a personal use case. These buyers might be purchasing a vacation home, a future retirement spot, or a part-time residence. Rental income is certainly a factor, but it's not the driving force—it’s supplemental. For these buyers, covering 50-70% of expenses through seasonal or short-term rental income is enough. The property's lifestyle value outweighs its need to perform like a traditional investment. 2. Diversifiers Accepting Modest ROI Some buyers are shifting their money out of the stock market and into real estate as a diversification strategy. These are typically more financially stable individuals or families looking for long-term holds. They’re comfortable with a more modest return—perhaps in the 4-6% range—but see real estate as a more tangible, stable asset in the face of market volatility. For these buyers, the combination of cash flow, appreciation potential, and tax benefits outweighs the lower immediate ROI. 3. 1031 Exchange Participants For those already invested in real estate, the 1031 exchange continues to be a powerful tool. It allows investors to defer capital gains taxes by rolling proceeds from one property into another. Even in a slower market, buyers using 1031 exchanges remain active—they’re just being more selective. For these individuals, the purchase is less about high short-term returns and more about long-term strategy, portfolio repositioning, or geographical diversification. The Bottom Line: Fewer Deals, More Intentionality Today’s buyer pool is smaller, but arguably more focused and deliberate. Each buyer has unique financial goals, timelines, and risk tolerance. But what most have in common is this: the property must serve a purpose beyond just investment returns. Whether that’s personal enjoyment, strategic tax planning, or diversification, the emphasis is on thoughtful ownership rather than pure profit. Understanding what’s motivating buyers today is key for sellers and agents alike. It’s no longer about appealing to the investor mindset alone—it’s about speaking to real needs, real use cases, and long-term value.

As of April and May 2025, Grand County's long-term rental market is experiencing notable shifts influenced by regional trends, regulatory changes, and evolving housing demands. 📈 Market Trends & Rental Rates The average rent in Grand County stands at approximately $3,275, significantly higher than the national average of $1,980. This represents a 2.8% month-over-month increase as of February 2025. Despite this uptick, the broader Colorado rental market faces challenges due to an oversupply of properties, leading to increased vacancy rates and downward pressure on rental prices in some areas. 🏡 Shift from Short-Term to Long-Term Rentals In response to rising operational costs and regulatory pressures, many homeowners in Grand County are transitioning their properties from short-term rentals (STRs) to long-term leases. For instance, the town of Grand Lake has increased fees and deposits for nightly rental licenses starting in 2025, making STRs less financially appealing. This shift is further motivated by a growing demand for stable housing options among local residents and workers. 🏘️ Housing Market Dynamics The housing market in Grand County is showing signs of cooling. The median sale price of homes has decreased by 19.3% year-over-year, settling at $686,000 in February 2025. Additionally, homes are spending more time on the market, with an average of 136 days, up from 57 days the previous year. These trends indicate a shift towards a buyer's market, potentially influencing rental property investments and strategies. 🔍 Outlook for April–May 2025 Looking ahead, the long-term rental market in Grand County is poised for continued evolution. While rental rates remain relatively high, the increasing supply of rental properties and changing economic conditions may lead to more competitive pricing and greater emphasis on property management efficiency. Homeowners and investors should stay informed about local regulations and market trends to make strategic decisions in this dynamic environment.