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Hiking and biking in Summit County for Memorial Day Weekend

Here are a couple of our personal favorites:

Rainbow Lake is a 1.5 mile hike, with 150 feet of elevation gain, near Frisco. On average, it takes about 45 minutes to complete. Dogs are allowed, but make sure to pick up after them and keep them on leash since wildlife is common in the area. Free parking is available near Second Avenue and South Cabin Green. The trail is currently free of snow but is muddy and could remain muddy as storms are expected heading into June.

Sapphire Point is another short hike, near Frisco, that offers a nearly half-mile loop that offers views of the Gore Range and Tenmile Range, along with sweeping vista points overlooking the Dillon Reservoir. The trail is clear of snow currently and drains well so mud should be less prevalent. There are tables for enjoying a meal while looking north over the water, and folks hoping to check out more of the area can hop on the recpath system to enjoy more of the wilderness along Swan Mountain Road.

For more information click here!

E-Bikes in Breckenridge! Yeah! Less traffic!

With mandate for ‘more boots and bikes and less cars,’ town of Breckenridge launches e-bike program aimed at residents

75 bikes will be deployed throughout the town to encourage car-free, one-way travel between neighborhoods, businesses and points of interest

By Robert Tann
[email protected]

An electric bike that is part of the town of Breckenridge’s new program aimed at reducing traffic and emissions is pictured with the Tenmile Range and Breckenridge Ski Area behind it. The program allows riders to take 30-minute trips for $3 before incurring per-minute charges.
Teddy Wilkinson/Town of Breckenridge

In a bid to reduce emissions, curb congestion and expand public transit, the town of Breckenridge is preparing to launch an electric bike sharing program that will run through the summer and into fall.

Beginning on Saturday, May 20, the town will deploy 75 bikes housed in more than a dozen stations. Bike sessions will only begin and end at each station, a way to encourage short, one-way trips that may otherwise be done with a car.

The program will be particularly geared towards locals, with a bike station within a quarter-mile of 14 different workforce housing neighborhoods and developments, according to Breckenridge Sustainability and Alternate Transportation Administrator Teddy Wilkinson.

“In addition to just having hubs where people live, we want to have them where people want to go,” Wilkinson said, adding that stations will also be near the Breckenridge Recreation Center, the Summit County Library South Branch, River Park and City Market.

Bikes will cost $3 to unlock for 30 minutes. Anything over 30 minutes will cost an additional 50 cents per minute. Breckenridge residents will also be eligible for a membership that costs $15 per month or $50 for the entire e-bike season, which lasts until Oct. 31. Those respective costs are currently $10 and $40 for residents who buy before June 18.

Wilkinson said the program is not intended to replace the need for bike rentals, adding that locals and visitors will still have plenty of reasons to take advantage of the town’s many rental stores for longer day trips across the county.

“The pricing is structured so that to use the e-bike share for a half-day rental would be more than double the rate of a bike shop,” Wilkinson said.

The e-bike program, instead, will offer an affordable, car-free alternative for residents making a quick trip to the grocery store, for example.

study by the Federal Bureau of Transportation Statistics showed that 52% of all trips in the United States in 2021 for all modes of transit were less than 3 miles. In Breckenridge, officials said the more those trips can be taken without a car, the better the town’s overall community will be.

Climate and sustainability has been a major focus for town officials who have rolled out a flurry of policies and programs in recent years. Those include incentives to shift more residents to recycling and subsidies for home electrification projects in partnership with the High Country Conservation Center.

And reducing carbon emissions from vehicles is another key prong in the fight for a cleaner environment, officials said.

“With environmental goals, there’s not one silver bullet to fix it,” said Council member Todd Rankin. “I think all of these incremental, small things hopefully add up to a bigger success story.”

Council member Jay Beckerman said the town council has set a mandate for “more boots and bikes and less cars.”

“Having our residents get out of their car just one day a week, to change their habits just one day a week, can make a huge difference,” Beckerman said.

Outside of its benefits to the environment, biking also provides residents and visitors a better way to experience Breckenridge, he said. Whether it’s exploring the riverwalk corridor or musing at public art.

“I think that you can view the assets of our town’s core better on foot or on bike than in an automobile,” Beckerman said.

While this year’s program is a pilot, town officials said they hope to continue and even expand it into the future, should it prove successful.

The town contracted with Drop Mobility, which provided the bikes for the program, to the tune of $243,000. Half of that cost was supported by a grant from the Colorado Department of Transportation, according to Wilkinson.

And with clean energy funding made available through two new federal laws, the Inflation Reduction Act and the Infrastructure Investment and Jobs Act, more money may be coming down the pike for such programs, Wilkinson said.

Compared with the cost for a single diesel bus, which Wilkinson said can be as much as $500,000, the e-bike program is “a very economical way to deploy public transportation and provide a way for the public to get around,” he said.

Residents and visitors looking to use a bike will need to download the Breck E-Ride app, which will allow them to pay for their ride, look at a map of docking stations and show if bikes are available at any given time.

More information on the app can be found online at

Thinking of appealing your property taxes in Breckenridge?

Here is what you need to know:

We have been getting many calls from our clients in Breckenridge, and all of Summit County for that matter, so we have prepared a quick summary.

There was a Zoom presentation to the Summit Association of Realtors earlier today 5/18/23, titled “2023 Reappraisal and Appeals in Summit County” by County Assessor Lisa Eurich.
In the one-hour presentation, a ton of information was given, but a few key points are:
  • You can appeal your valuation, but not your tax
  • The estimated tax on the postcard you received, is probably higher than the tax you will actually eventually pay — see below (DETAILS)
  • The state-mandated “appraisal date” is June 30, 2022. Per state law, the goal of the valuation by Summit County is to decide “what would this property have sold for on June 30, 2022?” So, any sales, or market trends, or other factors that occurred after 6/30/22, cannot be considered in appealing your valuation.
  • The last date to file an appeal is June 8, 2023
  • The best way to file an appeal is via an email to [email protected] and include attachments such as photos or other information such as comparable sales. Don’t bother sending sales data for anything that sold after 6/30/2022 – it cannot be considered.
If you wish to appeal your valuation, do the following:
  1. Visit for background information on the process.
  2. Go to and use the Search Options in the upper right corner to locate your property. Once you find your property, click on Show Detailed Data, and make a note of your Schedule Number. Check the other information on the the Detail Data sheet and make sure there are no errors. Note that “Cond” is short for “Condition of the property”.  If there are errors on this Detail Data page, that can form the basis for an appeal.
  3. Go to and enter your Schedule Number. The next screen will show all of the comps that the automated mass-appraisal system used, for coming up with your valuation. In most all cases, these were computer-generated and have not been screened by a human to check for reasonability.
  4. On that page, click on the “Calculation Ladder – Adjustment Values” and see the detailed info there, and see if there is anything you feel is inaccurate or could be adjusted in your favor.
  5. Go to for more background info, and check out the details for your property type. For example, scroll to the section labeled “Condo Model Information” if your property is a condo, vs a single family home vs vacant land.
  6. Send an email to [email protected] and include attachments such as photos or other information such as comparable sales. Send it before June 8, 2023
The estimated tax on the postcard you received, is probably higher than the tax you will actually eventually pay, because the tax on the postcard does not take into account:
The county’s analysis is actually very sophisticated.
  • To determine trends and coefficients and other factors, the county used a 5-year data collection period – the maximum allowed by state law. That period is 7/1/2017 through 6/30/22.
  • The county then used the data from a more recent period two-year, 7/1/2020 to 6/30/22, to refine the calculations and place higher value on sales closer to the end of the period (6/30/22) as they are more recent and therefore more accurate.
  • Sales prior to 6/30/22 are “time-adjusted” to take into account the market trends
The Summit Assessor’s office has received over 1,000 requests for re-valuation to date, and anticipates they will receive a total of 5,000 or more, by the deadline of 6/7/2023. Each email has to be processed by hand. It will take a while.
You can file an appeal online, but it’s recommended that you send an email instead, as described above. Due to the volume of emails, the office may not get back to you right away, but they say the will eventually respond to everyone.
The primary factors that enter into a valuation are: sales date, property location, size, and age.
If there is a unique characteristic of your property, mention it in your email. For example, a recently obstructed view due to new construction, or a big difference between the condition of your property vs others that are selling in the same complex, etc.
The presenter said, when it comes to appealing your valuation, “don’t overthink it” – just provide a simple clear email stating your case. Remember, they have literally thousands of these emails to go through, by hand. If yours is really long and complex, it won’t serve you as well as something short and to the point.
When considering the condition of your property, the default assumption by the assessor’s office is “good”. Other options include “poor” which basically means uninhabitable, or “fair” which implies deferred maintenance.
If you do provide comparable sales, provide at least 3, and again the sale cannot be after 6/30/2022.
Hope this helps!

Short Term Rentals today

Hi All,

Here is the latest information on short term rentals [as of April 10th, 2023]. As you know this issue has been very fluid, shall we say, but this is the information you need right now to figure out what your needs are when purchasing a property.

• Is it investment, short term or long term?
• Is it mostly for family?
• Do you use it in the summer and want to rent it during ski season to get those big rentals?
What are the ramifications of these permits that are needed when you go to sell your property as it will have an impact on the buyer that is considering this purchase. Also, another thing to consider when purchasing your property is the cost of the permit itself as they are not transferable when sale occurs. This sounds overwhelming but that is where we come in as your Breckenridge realtors. Roger and I (The Moens) have been here for 26 years and our job is to help you navigate these issues with ease and help you to understand what exactly you are purchasing and the long term affects as well. Breckenridge real estate is so fun to own and we can help you with the dream, however we want you to go into it educated and have confidence about your purchase.

There is an online map available, showing the locations of all of the various zones: resort, and zones 1, 2 and 3. Contact us for details. 970.376.2038

Summit County’s housing market continues to see transactions slow down as prices remain high

The number of homes sold in Summit County is continuing to decrease each month but home prices are remaining at a record high, according to February real estate data.

The findings come as brokers have been predicting a slight shift in the housing market, eyeing a tilt toward buyers who they say may be more empowered to negotiate home prices amid a post-COVID market boom. But sellers are still nearly reaping their full asking price.

There were 19.3% fewer sales than a year prior, but that number is about 18% better than we did last month. The median sales price is up 20.4% over the same time last year. Another federal reserve rate hike could flatten our market again, but as for now, even with this upward trend, sellers are receiving about 97% of their list price.”The average home transaction in February for both single- and multi-family housing was $1,484,891,” according to our highest average Recently released from Land Title.

Many people are holding onto their homes as they have lower interest rates and want to keep those where they are. There seems to be indicators of the market going back to normal even with the interest rates increasing. Part of this is the time of year and also people’s fears. If the interest rates hit up to 6% that is still pretty cheap money. We just all got spoiled with those super low interest rates. So demand is there to purchase, and there are still buyers out there just less to choose from. This puts the market at a more equal playing field, so to speak, as it has been a buyers market for so long since COVID-19.

February 2023 Market Trends

Just the facts! February 2023 sales

The Good News about Real Estate

According to Zillow, which is a nationwide company servicing thousands of zip codes, and is certainly computer generated, but it is useful for discussion. The best way to get a more in depth accounting of the market you really need to talk to a local Breckenridge realtor which would be Roger and Teresa Moen of course. We have seen a sluggish market in the last quarter of 2022. The true test will be to see what happens in this first quarter of 2023.

A couple of things are showing themselves to be promising. One is our sales are almost where they were last year at this time. I have also been seeing interest rates going down again. I have even seen some no-doc loans which I haven’t seen in years. So the chart below is projecting 2.5% value increase which is low for Breckenridge. I will keep you posted as to what is happening in the near future. If you have a particular price range of Breckenridge mountain homes or another area of Summit County let me know and I can do a more in-depth search for you. Roger and I are your friendly, local guides to all things real estate!


Here is a monthly local update based upon homes you viewed in zip code 80424.

What’s Going on in the present Breck real estate market

I wanted to share some charts & graphs to help you understand the current Breckenridge market more fully.
Here’s a long-term chart showing all active residential listings (homes, condos, townhomes, duplexes, vacant land) – no commercial, no timeshare.
Note the rapid up/down seasonal fluctuation in the number of active listings – always more listings on the market in the summer, fewer in the winter.
The more important thing to notice: the better the overall state of the US economy, the fewer the listings there are. During the years 2004 – 2007, the number of listings went down as the general US economy was thriving. The number of active listings bottomed out in 2007 with only ~350 listings. Then the Great Recession hit. People still wanted to sell, but very few sales occurred, so the inventory skyrocketed to over 1,200 listings in Summer 2009 and again in Summer 2010.
As we recovered from the Great Recession, the inventory decreased pretty steadily, from 2011 through 2020, and then by late 2020 the “COVID FEVER BUYING FRENZY” was in full swing, and the inventory plummeted to just ~60 listings, in Spring 2021 and again in Spring 2022.
Zooming in on the last few years…
This chart is a close-up of just the past few years. Note that inventory plummeted in late 2020 and early 2021 as COVID-fueled buying fever prevailed. Then, starting in Summer 2022, the market cooled a bit and inventory rose.. but it still peaked at around 260 listings in Fall 2022 … and now it’s dropping pretty fast again.
As of 12/15/22, there were only 165 listings on the market. That is lower than anytime prior to the onset of COVID. It’s still a seller’s market, as long as there is so little inventory. Properties are currently selling faster than new ones are coming on the market, so the number of listings is dropping.
Questions? Need answers? Roger and I are your number ONE professional choice for our knowledge, expertise and advise. We look forward to assisting you. Happy Holidays.

A Forecast for 2023

Amid higher mortgage rates and inflation, many buyers are presenting lowball offers, assuming that sellers are no longer in control. The buyers reason that the days of sellers asking for whatever they want, and having bidding wars for their properties is over, and so the sellers should be receptive to lower offers. This is partially true, but not entirely. Here are 2 reasons why:

First, this year I’ve had more people paying cash for their second homes here in Breckenridge and surrounding areas. Remember, Breckenridge is a resort market, so interest rates are not as much of a concern here, versus areas where people are struggling to finance their first home purchase. But, the way that it is affecting our investors in Breckenridge, is that they are now figuring “cash is king” and in some cases they are right. A cash transaction can close quickly, around 3 weeks, while a transaction with a loan will typically take 6-8 weeks. A quick closing is usually appealing to a seller.

Second, sellers are seeing more price reductions in their properties for sale and so they see this as a distressed or highly motivated seller. From what we are seeing these price reductions are due to the sellers learning that the crazy run on sales that we saw during the pandemic, where the sellers can demand whatever price they want and get multiple bids, is no longer the case. It takes awhile for both buyers and sellers to learn that this market is different, and more balanced for buyers and sellers. It is a more equal playing field you might say. So in this learning process, you will see price reductions periodically until the market will bear the sellers’ price. The market dictates the price always.
In an ever-changing world our Breckenridge market is no different so keeping educated is the best way to make a good decision. We are always here to discuss what the latest projections are during a specific season. We are your local experts!

Not-To-Be-Missed Festivals & Events

Happy Thanksgiving!

I had to mention the holidays in Breckenridge and how spectacular and magical they are. After 25 years of living here in Breckenridge I never want to be anywhere else. There are still short term rentals out there just waiting for you to reserve and have the best Breckenridge holidays ever. There are also many properties on the market if you decide you don’t want to go home. That is actually what happened to Roger and I 25 years ago. We came for Christmas and I couldn’t stand the thought of leaving so we bought property and never looked back! True story! We are the experts in real estate in Breckenridge so give us a call and welcome to Colorado’s Playground.


Dec. 3, 2022 Lighting of Breckenridge & Race of the Santas
Dec. 8-10, 2022 Breckenridge Ullr Fest (Grab your Viking hats!)
Jan. 23-Feb. 1, 2023 International Snow Sculpture Championships