Is now a good time to buy?
Charles Phanumphai • October 7, 2025
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Some of the most common questions we’re getting from buyers right now are:
“Is now the right time to buy?”
“Are we at the bottom?”
“How much could this property make in rental income?”
Whether the goal is to purchase a home for full-time use, a long-term rental, or a short-term/seasonal investment, these are fair questions—and the honest answer is: proceed conservatively.
๐ Market Overview
Home prices in Grand County are 30–40% higher than they were in 2020, according to local MLS data and statewide housing reports. Meanwhile, mortgage interest rates remain elevated—typically between 6.5% and 7% for most buyers, before any rate buy-downs or points.
These two factors combine to create a significantly higher monthly payment than what buyers faced just a few years ago. For example:
| Scenario | 2020 Market | 2025 Market |
| Average Home Price | $500,000 | $675,000 |
| 30-Year Mortgage Rate | 3.25% | 6.75% |
| Monthly P&I Payment | ~$2,175 | ~$4,400 |
Even with solid rental demand, market rents rarely cover today’s ownership costs in full—especially when factoring in HOA dues, utilities, property taxes, and maintenance.
๐ก Rental Market Realities
Long-term rentals continue to perform steadily, with strong occupancy and average rates ranging from $1,500–$10,,000 per month depending on location and property type. However, these rents typically cover 60–80% of ownership costs on a newly purchased property with current financing rates.
Seasonal rentals (3–6 month winter or summer leases) can be a strong middle ground, capturing higher per-month rates during peak ski season or summer outdoors while avoiding short-term rental permit restrictions.
Short-term rentals (STRs), on the other hand, face increasing headwinds:
Local governments are adding higher licensing fees and stricter occupancy limits.
Supply growth—especially in online listings—has outpaced demand in several areas, reducing average occupancy and nightly rates.
What was once a lucrative opportunity has become more competitive and regulated, and the ROI on new STR purchases has compressed by 20–40% compared to 2019–2021 levels.
๐ฎ Outlook for 2025–2026
The fundamentals suggest that 2025 will remain a challenging buyer’s market from a cash-flow perspective. Home prices are stabilizing but have not corrected significantly, and while interest rates may soften modestly, it’s unlikely we’ll return to pre-2022 levels in the near term.
We expect 2026 to look similar—potentially with slightly better affordability if rates ease—but not dramatically different.
That doesn’t mean it’s a bad time to buy. It just means that expectations need to be realistic:
Buy with a long-term horizon (5+ years).
View rental income as a supplement, not the sole financial driver.
Choose a property with strong rentability fundamentals—location, layout, amenities, and management efficiency all matter.
๐ค How Snow Capped Can Help
At Snow Capped Properties, we don’t just help you buy—we help you analyze rentability, seasonality, and operating costs so you can make a decision grounded in data.
With over 25 years of property management experience and a deep understanding of both long-term and short-term rental markets, we provide:
Pro-forma rental income analysis based on real data from our portfolio
Expense forecasting to model realistic cash flow scenarios
Regulatory guidance on local STR and seasonal rental ordinances
Market insights drawn from managing dozens of properties across Grand County
If you’re considering buying in Grand County, we’d love to help you navigate the numbers, the risks, and the opportunities.
Reach out to Snow Capped Properties—we’ll help you make a confident and informed decision in this evolving market.
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Charles Phanumphai, owner of Snow Capped Properties in Grand County, Colorado, recently shared insights on burnout, entrepreneurship, and long-term success in real estate. Charles explained that avoiding burnout starts with finding work you genuinely enjoy, while also intentionally creating balance through family time, travel, fitness, and experiences outside of work. As a business owner and father, he prioritizes being present with his children and setting healthy boundaries around work in the evenings. Charles’ journey into real estate began in 2000 when he purchased his first “house hack” while attending college. At the same time, he built a 20+ year career in IT and workforce management. Over the years, he combined those two backgrounds to create Snow Capped Properties — a vertically integrated company focused on long-term and seasonal rentals, property management, and real estate sales throughout Grand County. He credits much of his success to three key principles: analyzing data, taking calculated risks, and trusting the process. His IT background helped shape a data-driven mindset that allows him to make strategic decisions based on market trends, rental performance, and long-term investment fundamentals rather than emotion. He also emphasized that success did not happen overnight, but instead came through years of consistent, disciplined progress. Charles also discussed the importance of adaptability in today’s evolving real estate market and the value of building long-term relationships rooted in professionalism, transparency, and trust. ๏ปฟ For those interested in reading the full interview/article with Bold Journey, click HERE