Summit County real estate just hit a turning point. Inventory has doubled while transaction volume holds steady at 2019 levels. This creates opportunities for investors who know where to look. Whether you’re a Denver Front Range resident tired of I-70 traffic or an out-of-state buyer seeking Colorado mountain access, the numbers matter. Understanding Summit County real estate separates smart acquisitions from subsidized money pits.

Chris Lopez hosts Amy Nakos, managing broker at Castle Summit with 22 years of experience. Amy’s team handles everything from $175K starter condos to $6M penthouses at Kindred. Therefore, she has unmatched perspective on who’s buying and what’s working. Additionally, Amy reveals actual rental income data and break-even calculations. She covers current market dynamics across Breckenridge, Keystone, Frisco, and Dillon.

This episode breaks down two real Summit County properties currently available. First, a $779K ski-in/ski-out one-bedroom in Breckenridge’s Tyra Summit. Second, a $795K two-bedroom in Keystone’s River Run. Amy walks through complete financial analysis. The shocking reality: investors now need 78% down to break even. Before COVID, it was only 50%.

Furthermore, she explains why condo prices are softening. Meanwhile, single family homes hold strong. Wildfire insurance is crushing HOA budgets. Plus, she reveals which Summit County zones allow easy short term rental licensing versus impossible 10-15 year waitlists.

In This Episode We Cover:

• Why Summit County real estate now requires 78% down to break even (was 50% before COVID)
• Actual numbers on $779K Breck condo and $795K Keystone unit – subsidies, returns, tax benefits
• How to get short term rental licenses in Breckenridge’s 4 zones and why location determines approval
• Tax strategy for high W2 earners – the 100-hour short term rental depreciation advantage
• Recent sale proof: $1.05M property sold for $865K (20% discount in 90 days)
• Where the deals are hiding – fixer-uppers and motivated condo sellers
• Why single family homes stay strong while condos struggle with insurance costs

Summit County real estate appreciation hit 760% since 1992. More recently, it jumped 60% since 2020. However, rising interest rates and flat rental income changed investment math permanently. As a result, cash buyers now represent nearly 50% of transactions. Before COVID, most buyers used financing.

Properties returning 1.6-2% on cash purchases require serious subsidies with financing. Nevertheless, tax benefits help significantly. Depreciation and interest deductions can cut annual costs in half for the right investor profile.

If you’re considering Summit County real estate, Amy reveals the two best opportunities in today’s market. She also explains exactly how to analyze whether the numbers work for your situation. Subscribe for more Colorado-specific real estate investing strategies every week.

Watch the YouTube Video https://youtu.be/ZqdaaiYYbRI?si=8M1j1kpaTQjtcnJp Timestamps

00:00 – Intro 
01:44 – Summit County Price Appreciation Since 1992 – 760% Total Growth 
03:35 – Who’s Buying Summit County? 50% Denver Front Range, 20% Locals, 30% Out-of-State 
06:01 – Transaction Volume vs Inventory – Doubled Inventory, Steady Transaction Numbers 
07:17 – Single Family Homes vs Condos – Condos Struggling with Insurance Costs 
07:46 – Wildfire Insurance Crisis – HOA Fees Skyrocketing on Older Buildings 
10:19 – Breckenridge Tyra Summit Analysis – $779K One-Bedroom Ski In/Ski Out 
12:10– Short Term Rental Licensing – Zone One in Breck Allows Easy STR Approval 
17:12  Break Even Analysis – 78% Down Payment Required to Cash Flow Neutral 
20:35– Keystone Silver Mill Analysis – $795K Two-Bedroom in River Run 
24:51 – Tax Benefits Deep Dive – Depreciation & Interest Deductions Cut Subsidy in Half 
31:32– Where Are the Deals? Fixer-Uppers & Motivated Condo Sellers 
33:38– Recent Sale Example – $1.05M Property Sold for $865K (20% Discount) 
35:15– Two Best Opportunities in Summit County Right Now

Connect with our Guest:

Amy Nakos is the managing broker at Castle Summit and leads the Amy Nakos Team, specializing in Summit County real estate for over 22 years. Her team handles transactions across Breckenridge, Keystone, Frisco, Dillon, and Silverthorne, from starter condos to multi-million dollar luxury properties.

Website: AmyNakos.com

Services:

• Summit County buyer and seller representation
• Short term rental licensing guidance across all 7 jurisdictions
• New construction representation (New Seasons at Keystone)
• Investment property analysis and financial modeling
• Relocation services for Denver Front Range and out-of-state buyers

Amy’s team provides detailed market analysis, investment property evaluations, and can navigate the complex short-term rental regulations across Summit County’s multiple zones. If you’re considering a Summit County property purchase, reach out to discuss your specific investment goals and get accurate rental income projections.

Links in Podcast:

Amy Nakos – Guest

• Website: AmyNakos.com

📁 Download All Property Analysis Files:

Access the complete Summit County investment analysis package including:

• Breckenridge Tyra D1 property breakdown (25% down, break even, and cash scenarios)
• Keystone Silver Mill 8178 property breakdown (25% down, break even, and cash scenarios)
• MLS sheets for both properties
• Summit County Mountain Trends Report

→ Access Complete Resource Folder

Summit County Information:

• Town of Breckenridge Short Term Rental Info
• Town of Keystone Official Site