LUDLOW, Vt. – The Okemo Valley real estate market is showing encouraging signs of renewed activity as we move through 2026. After several years of limited inventory, elevated prices, and a market that often favored sellers, recent sales data suggest that buyers are becoming more active and transactions are beginning to pick up.
While the market is not moving at the pace experienced during the extraordinary real estate boom of 2020-2022, the current environment appears to be moving toward a more balanced and sustainable market, and that may be good news for both buyers and sellers.
More sales, less inventory
Ludlow, at the heart of the Okemo Valley market, provides an interesting snapshot of current conditions.
According to current PrimeMLS data, 76 single-family homes and condominiums have closed year-to-date, with an average of 78 days on the market. There are currently 63 single-family homes and condominiums listed for sale, with an average of 127 days on the market (note: this excludes Jackson Gore Quarter Share sales).
These numbers provide an interesting perspective on today’s market. While buyers have more opportunities to take their time and evaluate properties, the overall supply of available properties remains relatively limited.
The latest quarterly PrimeMLS data also shows improving activity. In the second quarter of 2026, Ludlow recorded five closed single-family home and condominium sales, compared with four during the same quarter last year. At the same time, inventory was down significantly from a year earlier, while average days on market declined by more than half.
This suggests that buyers are absorbing available properties even though sellers are not bringing enough new inventory to create a large selection.
Buyers are becoming more selective
Today’s buyer is generally more deliberate than the buyer we saw several years ago. Rising ownership costs and interest rates, and increased property transfer taxes have made buyers more careful about evaluating a property.
Buyers are looking closely at condition, location, value, potential rental income, maintenance costs, and the overall cost of ownership before making a decision.
At the same time, buyers who are serious about owning a home or vacation property in the Okemo Valley continue to recognize the unique value of the area.
For many buyers, an Okemo Valley property remains both a lifestyle purchase and a long-term investment. The opportunity to enjoy skiing, hiking, biking, boating, golfing, and the many other recreational amenities of the region continues to be a powerful attraction.
Not all properties are performing the same
One of the most important characteristics of today’s market is the difference between properties that are priced appropriately and those that are not.
Well-maintained homes in desirable locations, particularly those offering mountain access, attractive views, quality construction, or strong rental potential, continue to attract attention.
Properties that are dated, overpriced, or competing with numerous similar listings can take considerably longer to sell.
Recent sales in Ludlow illustrate the wide range of values in the market. Transactions have included everything from land and more modest homes to condominium properties and high-end lake and mountain residences selling for well over $3 million.
That diversity is one of the strengths of the Okemo Valley market. There isn’t one single “Okemo Valley price.” Value depends heavily on location, property type, condition, amenities, and proximity to the area’s recreational attractions.
A healthier market for sellers
For sellers, the current market requires realistic pricing and strong presentation.
The days when virtually any property could be listed and quickly generate multiple offers appear to be behind us. Buyers have choices, and they are taking the time to compare properties.
However, that doesn’t mean sellers should be discouraged.
In fact, the relatively limited inventory can work in a seller’s favor. When a desirable property comes on the market at a well-supported price, there may be considerably less competition than there was during periods of higher inventory.
The key is understanding where a particular property fits within the current market, not simply looking at what a neighbor’s property sold for several years ago.
The luxury market remains active
The upper end of the Okemo Valley market continues to attract buyers as well. Recent Ludlow sales include properties above $3 million, including lakefront and resort-area properties.
This segment of the market behaves differently from the entry-level and mid-market segments. Buyers at the higher end are often less dependent on mortgage rates and are purchasing based on lifestyle, location, and the quality of the property.
Lakefront homes, ski-in/ski-out properties, and exceptional mountain residences remain among the most sought-after properties in the valley.
What should we expect for the remainder of 2026?
The biggest question for the remainder of the year will be whether additional inventory comes onto the market.
If more homeowners decide that 2026 is the right time to sell, buyers could have more choices, and the market could become increasingly balanced. If inventory remains tight, well-priced properties should continue to perform relatively well.
The current numbers suggest that the Okemo Valley is not experiencing a dramatic boom, nor is it experiencing a significant downturn. Instead, the market appears to be moving toward a more normal and sustainable level of activity.
For buyers, that means opportunities may exist for those who are patient, prepared, and willing to act when the right property comes along.
For sellers, it means that accurate pricing, professional marketing, and a thorough understanding of current comparable sales are more important than ever.
And for the Okemo Valley as a whole, continued real estate activity is good news. Residential real estate supports local businesses, contractors, tradespeople, restaurants, property managers, and countless other members of our community.
After several unusual years in the real estate world, perhaps the most encouraging sign is simply this: people are buying and selling, and the Okemo Valley continues to be a place where people want to own a piece of Vermont.
Written by Suzanne Garvey, owner/broker, Mary Davis Realtor and Associates