Boulder Real Estate Insights - December 2025
As is typical for this time of year, December closed with slower transaction volume and a more selective buyer pool, particularly in the attached market.
Under $2M, sales activity softened across both property types. Single-family home sales declined -13% year over year, while townhomes and condos fell -25% YoY. Pending activity also slowed, with homes under contract down -32% YoY for single-family homes and -44% YoY for attached units. This slowdown is most visible in longer timelines, as average days on market for attached homes reached 119 days, the highest level since July 2019.
Single-family homes under $2M remain comparatively tighter, holding at 1.6 months of supply, though inventory continues to expand gradually (+23% YoY).
The most notable shift in December occurred at the luxury level. While $2M+ closings remained limited, homes under contract doubled year over year in the City of Boulder and rose +125% across Boulder County, signaling renewed buyer engagement at a historically slower time of year. At the same time, months’ supply increased to 5.8 months (+26% YoY), giving luxury buyers more choice and longer decision timelines heading into 2026.
The Ultra-Luxury $5M+ Market
Ultra-luxury activity across Boulder County continues to show long-term strength, even as month-to-month volume remains naturally limited. Since 2019, annual $5M+ residential sales have increased from five transactions in 2019 to 22 in 2025, marking the strongest year on record for ultra-luxury closings.
Price ceilings have continued to push higher as well. The highest sale in Boulder County reached $14.5M in 2025, surpassing the prior peak of $13M set in 2023 and underscoring sustained demand at the very top of the market.
December activity in the City of Boulder was selective but telling. While only one $5M+ sale closed, it sold off market at $8.25M, and three additional homes in this price range went under contract.
The ultra-luxury segment in Boulder is resilient and growing and evolving year-by-year. Privacy, discretion, and targeted exposure continue to play an outsized role in successful sales at this level.
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About The Zach Zeldner Team
The Zach Zeldner Team is Boulder County’s premier real estate team, led by Zach Zeldner, the #1 Realtor® in the area. With over 56 years of combined experience and $1.75B in sales since 2019, the team offers unrivaled expertise in navigating every real estate transaction. Known for their concierge-level service, market expertise, and relentless client advocacy, they consistently deliver exceptional results. Uniquely backed by specialized in-house marketing, operations, and transactions experts, the team provides a seamless and elevated experience for every client. Whether buying, selling, or investing, The Zach Zeldner Team is your trusted partner in achieving your real estate goals.
