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.
📊 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.
🏡 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.
🔮 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.
🤝 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.
All Under One Roof
Winter Park's aerial transit system is moving through a serious planning process, and if you're renting, buying, or owning property here, it's worth understanding where things stand. Locals have heard this before. The town's own website calls this vision three decades in the making, and most of us have watched it surface and disappear more than once. What's different now is the structure: a rezoned base area, a $2 billion master plan, Alterra on record financing the gondola, and for the first time, specific design concepts in front of Town Council.
Not Ready to Sell? Renting Could Be the Perfect Next Step.
Our Winter Seasonal Rental inventory is now available
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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. For those interested in reading the full interview/article with Bold Journey, click HERE
Why This New Credit Rule Is a Game-Changer for Renters—and Landlords
At Snow Capped Properties, we believe in fair, equal access to housing for everyone. Fair Housing laws are designed to ensure that all prospective tenants are treated equally—regardless of factors like age, family status, gender, religion, national origin, or disability. What does this mean for you? Simply put, rental listings and conversations should focus on the property itself—not the person applying. For example, you won’t see language like “perfect for families” or “ideal for professionals.” Instead, you’ll see descriptions such as “close to parks and amenities” or “easy access to commuter routes.” This ensures that no one feels excluded and that everyone has an equal opportunity to consider a home. You may also notice that accessibility is described in terms of features—like stairs or layout—rather than assumptions about who can or cannot live there. This approach keeps the process transparent and inclusive. Fair Housing standards apply everywhere, including online listings and social media. By focusing on facts, features, and location benefits, we help create a fair and consistent experience for all renters. At Snow Capped Properties, this isn’t just about compliance—it’s about doing what’s right. Our goal is to provide a respectful, transparent process and help you find a home that fits your needs. If you ever have questions, we’re here to help. Source: Based on educational material from The CE Shop Fair Housing Guide.
Grand County 1st Time Buyer Checklist
Vertical Integration and Real Estate Resilience - I recently had the opportunity to sit down with Will Carr on his podcast to share more about my journey building Snow Capped Properties in Grand County, Colorado—and how adaptability has been the key to navigating a constantly changing real estate market. One of the biggest inflection points for our business came after the East Troublesome Fire. While it was a devastating event for the community, it also created an unexpected surge in demand for insurance-funded relocation housing. That moment reinforced something I’ve always believed: in real estate, challenges often create new opportunities—if you’re positioned to respond. Why We Focus on Midterm & Seasonal Rentals - At Snow Capped, we’ve intentionally leaned into 6–9 month rental strategies. This allows us to serve ski-season demand in the winter and what I call “heat refugees” in the summer—people escaping hotter climates. This niche has allowed us to remain stable while many traditional short-term rental (STR) models have struggled. The Reality of Today’s Market - We’re seeing significant shifts in Grand County. Short-term rentals are facing pressure from oversupply and changing travel behavior, with many owners experiencing notable year-over-year revenue declines. At the same time, high interest rates and elevated home prices are pushing more people into renting—what I refer to as the rise of a “renter nation.” The Power of Vertical Integration - One of the most important decisions I made was expanding beyond property management into buying and selling real estate. This vertical integration allows us to guide clients through the entire lifecycle—whether they’re renting, holding, or selling—without needing to leave our ecosystem. A Bigger Picture Approach - If there’s one perspective I always come back to, it’s this: real estate rewards those who think long-term. When you zoom out over a 10–30 year horizon, short-term market fluctuations become much less significant, especially if your properties are generating consistent income and building equity. What Really Drives Success - Success in this business isn’t just about capital—it’s about people. Having the right local knowledge and relationships makes all the difference. At the same time, I believe in staying curious. Even as you become an expert in your field, you have to be willing to challenge your own assumptions and adapt when the market shifts. The “Good Life” Philosophy - At the end of the day, real estate is just a vehicle. The goal is financial independence—not just for wealth, but for freedom. Freedom to be present with your family, your community, and the things that matter most. Living below your means and staying in “learn mode” are two principles I’ve tried to carry throughout my journey. And of course, we wrapped things up with some fun—talking about superpowers, time travel, and whether we might one day live to 250. If you’re interested in the full conversation, I’d encourage you to check it out. It’s a deeper dive into how we’re thinking about real estate today—and where we see opportunities moving forward. https://www.youtube.com/watch?v=OLEcFg8_JxY