Breckenridge days on market is up 140% year over year. That number is hiding the more important one.
The headline most agents repeat: Summit County homes sell at 98% of list price. Buyers cannot negotiate more than a couple percent off, so price aggressively and the market will reward you.
That math uses final list price. Not original.
Here is a case study of a recent Summit County sale. Listed at $1,250,000. Sat for 94 days. Reduced to $1,175,000. Sat another 60 days. Went pending at day 153. Closed at $1,100,000.
The final-to-sale spread: 6.4 percent. The story most agents tell.
The original-to-sale spread: 12 percent. That is $150,000 in equity that never came back.
This is the pattern playing out across the Breckenridge market right now. One price reduction is rarely enough. Sellers who anchor on aspirational pricing, then concede in stages, give up materially more than sellers who price into the current absorption rate from day one.
The framework I use with sellers now is one page. Months of inventory at their price band. Absorption rate over the last 90 days. Three direct comparables. Their list price plotted against the spread.
It is not my opinion. It is the market telling them where to land.