Buying
Buying a home in Aspen.
How a purchase works in Aspen and the Roaring Fork Valley, what it costs beyond the price, and what to check before you commit.
How a purchase works in Colorado
Colorado uses standard contract forms approved by the Colorado Real Estate Commission. Once an offer is accepted, the buyer deposits earnest money and the contract runs on a schedule of deadlines: title review, inspection and objection, appraisal and loan approval. A title company closes the sale and records the deed with the county. An attorney is not required, although many Aspen buyers use one for trusts, LLCs or unusual terms.
Costs beyond the price
Inside City of Aspen limits, the buyer pays a 1% housing transfer tax (the first $100,000 of the price is excluded) and a 0.5% Wheeler transfer tax. Snowmass Village charges a 1% town transfer tax, also paid by the buyer. Elsewhere in the valley, neither applies. See the Aspen transfer tax guide for worked examples.
What to check on a mountain property
- Radon: testing is standard in Colorado.
- Roof, snow load and ice damming, especially on older homes and complex rooflines.
- Drainage and foundations on hillside lots.
- Wells, septic and water rights on rural parcels in places like Woody Creek and Redstone.
- Wildfire risk and insurance: get a quote before the inspection deadline, not after.
- Land-use rules: historic designation, view planes and zoning can shape what you can change.
Renting it out
If rental income is part of the plan, check the rules before you buy. In Aspen, short-term rentals need a city permit, owner-occupied permits are limited to 120 nights a year, and Classic permits are capped in some zones. See the Aspen short-term rental guide.
Working with Autumn
Autumn reads a house the way a designer and a restorer would: construction, sun, water and access before finishes, and an honest view of renovation cost. She is candid when a property is not worth pursuing.
Questions
Common questions.
How does buying a home in Aspen work?
Colorado purchases use standard contract forms approved by the Colorado Real Estate Commission. Once an offer is accepted, the buyer deposits earnest money and the contract runs on set deadlines for title review, inspection, appraisal and financing. A title company handles closing, where transfer taxes and fees are paid and the deed is recorded with Pitkin County.
Do I need a lawyer to buy a house in Colorado?
No. Colorado brokers use Real Estate Commission approved contracts and a title company closes the sale, so an attorney is not required. Many Aspen buyers still involve one for trusts, LLC ownership or unusual terms.
What is the real estate transfer tax in Aspen?
Inside City of Aspen limits, buyers pay a 1% housing transfer tax, with the first $100,000 of the price excluded, plus a 0.5% Wheeler transfer tax on the full price. In Snowmass Village the town transfer tax is 1%. In both, the tax is the buyer's responsibility.
What inspections matter for a mountain home?
Beyond a general inspection, Aspen-area homes warrant attention to radon, roofs and snow load, ice damming, drainage and foundations, and on rural properties wells and septic systems. Wildfire risk also affects insurance, so it is worth getting a quote early.
Can I rent out a home I buy in Aspen?
Possibly, but it is regulated. The City of Aspen requires a short-term rental permit, some residential zones cap the number of permits, and owner-occupied permits are limited to 120 nights a year. Check the rules for the specific property before you buy.
Can I buy deed-restricted workforce housing?
Only if you qualify. Deed-restricted units are managed by the Aspen/Pitkin County Housing Authority, which sets eligibility, and they sell under different rules from free-market homes. They are also exempt from Aspen's housing transfer tax.
How long does it take to close?
It depends on the deadlines written into the contract and on financing. Cash purchases can close faster; financed purchases follow the lender's appraisal and approval timeline.
What does a buyer's agent cost?
Buyer agency compensation is agreed in writing before Autumn begins showing property, so you know the terms up front. Ask and she will walk you through the options.
Get in touch
Start with a conversation.
Call, email, or send a note through the site. Autumn responds to all of them herself.