The Brief
Field notes from the front lines
Listings, market data, transaction stories, and guides for buyers and sellers in Breckenridge and the surrounding Summit County mountain towns.
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Blue River's STR Moratorium: Why the Renewal Language Matters More Than the Headline
Market Update
Blue River's STR Moratorium: Why the Renewal Language Matters More Than the Headline
Blue River was the last uncapped STR market near Breckenridge. A new moratorium changes that, and the renewal language matters more than the headline.
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The Spread That Costs Breckenridge Sellers $150,000: Original List vs Final Sale
Market Update
The Spread That Costs Breckenridge Sellers $150,000: Original List vs Final Sale
Summit County homes sell at 98% of list. That number uses final list price, not original, and the gap can cost a seller $150,000.
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Why Price Per Square Foot Is the Wrong First Question in Breckenridge
Guide
Why Price Per Square Foot Is the Wrong First Question in Breckenridge
A Peak 8 condo at $3,351 per square foot and a home at $311. Why price per square foot is the wrong first question in Breckenridge.
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Two Colorado Markets, One Dividing Line: Rate-Sensitive Buyers vs Lifestyle Buyers
Market Update
Two Colorado Markets, One Dividing Line: Rate-Sensitive Buyers vs Lifestyle Buyers
Colorado Springs and Summit County look like two markets. The real dividing line is between rate-sensitive buyers and lifestyle buyers.
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Colorado's New Wildfire Risk Score Law: What HB 25-1182 Means at the Closing Table
Market Update
Colorado's New Wildfire Risk Score Law: What HB 25-1182 Means at the Closing Table
House Bill 25-1182 takes effect July 1. Here is what the new wildfire risk score disclosure means for buyers and sellers at the closing table.
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Dillon Calls STR Owners "Community Stakeholders." That Word Choice Matters.
Market Update
Dillon Calls STR Owners "Community Stakeholders." That Word Choice Matters.
Dillon called STR owners community stakeholders in an April report. For owners and buyers, that posture belongs in the underwriting.
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A $71M Gondola in Idaho Springs and What It Says About I-70 Corridor Value
Market Update
A $71M Gondola in Idaho Springs and What It Says About I-70 Corridor Value
A new $71 million gondola in Idaho Springs is a signal about I-70 corridor value, and why Breckenridge buyers should care.
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A $300M Road Plan and Why Access Is Value in the High Country
Market Update
A $300M Road Plan and Why Access Is Value in the High Country
Colorado approved a 10-year, $300M-plus plan for the I-70 northwest corridor. For mountain real estate, access is value, and most buyers miss it.
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The Shoshone Water Rights Deal and What It Means for Blue River Corridor Buyers
Market Update
The Shoshone Water Rights Deal and What It Means for Blue River Corridor Buyers
The $98.5M Shoshone water rights acquisition is the most consequential Colorado water news in a generation, and it underwrites every Blue River corridor property.
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Buying a Second Home in Summit County: A Complete Guide for Out-of-State Buyers
Guide
Buying a Second Home in Summit County: A Complete Guide for Out-of-State Buyers
A practical guide for out-of-state buyers considering a Summit County second home, use case, town selection, STR rules, financing, and what headlines miss.
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Is a Vacation Rental in Colorado Worth It? Honest Math for Mountain Buyers
Guide
Is a Vacation Rental in Colorado Worth It? Honest Math for Mountain Buyers
A working Colorado advisor's underwriting framework for mountain vacation rentals, license risk, real operating costs, and when the math actually works.
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Ski Condo or Single-Family Home in Summit County? A Buyer's Decision Framework
Guide
Ski Condo or Single-Family Home in Summit County? A Buyer's Decision Framework
A working advisor's framework for choosing ski condo vs. single-family in Summit County, HOA economics, STR rights, maintenance reality, and resale audience.
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Breckenridge vs Frisco vs Silverthorne vs Keystone vs Dillon: Which Summit County Town Is Right for You?
Guide
Breckenridge vs Frisco vs Silverthorne vs Keystone vs Dillon: Which Summit County Town Is Right for You?
A working advisor's framework for buyers choosing between Summit County's five major towns, price, STR rules, lifestyle, access, and resale dynamics.
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Authority
Featured on LIV Now: 2026 NAR 30 Under 30 Recognition
LIV Sotheby's International Realty featured Justin Black's 2026 NAR 30 Under 30 recognition and record-setting Web Choice Award on its internal news network, LIV Now.
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The STR License Is the Asset: What Most Summit County Buyers Still Miss
Market Update
The STR License Is the Asset: What Most Summit County Buyers Still Miss
Summit County STR licenses are at or over cap in every basin. In 2026, the license is a separate asset from the real estate, and most buyers still aren't pricing it that way.
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Authority
Named to the 2026 NAR 30 Under 30
Justin Black named to the 2026 NAR 30 Under 30, the only Colorado finalist in this class and the first honoree in LIV Sotheby's International Realty history.
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Summit County's Q1 Reset: What the January Numbers Actually Mean
Market Update
Summit County's Q1 Reset: What the January Numbers Actually Mean
Summit County closed January 2026 down 31% in dollar volume vs last January, but the headline is hiding a two-speed market where sub-$1M is cooling and $3M+ is not.
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Why Mountain Luxury Isn't Acting Like the Rest of the Market
Market Update
Why Mountain Luxury Isn't Acting Like the Rest of the Market
Colorado's broader housing story and the mountain luxury story have split apart, Front Range cooling, Summit County's $3M+ segment posting records. Here's how to read each.
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Transaction Story
$4.995M in Summit County Buys More Than Most People Think
Just listed at $4,995,000, a gated 13.36-acre Ruby Ranch estate in Silverthorne with Gore Range and Continental Divide views and 180+ miles of wilderness access.
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Going Independent After 9 Years
Authority
Going Independent After 9 Years
After 9 years on team structures, Justin Black joined LIV Sotheby's International Realty as an independent broker, what the transition looked like and why.
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Your Listing Didn't Fail. Your Positioning Did.
Authority
Your Listing Didn't Fail. Your Positioning Did.
Expired listings doubled in Colorado last year. Reviewing them weekly across Summit County and Colorado Springs, the same marketing gaps appear every time.
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Authority
What a Legacy Property Actually Looks Like | 364 Gold King Way
364 Gold King Way in Breckenridge, 10 acres bordering National Forest, hand-carved entry doors, Marrakech mosaics. What legacy mountain real estate actually looks like.