Don't List Your Park City Home Without Knowing This Absorption Rate Fact

Описание: Park City Real Estate 2026: Why Some Homes Sell Fast and Others Sit (Absorption Rate, New Construction & Pricing)
Nicole Bowdle , a lifelong Park City local and luxury real estate advisor, explains why the Park City market heading into 2026 is split: some homes sell in 30 days or less while others sit for a year. She argues sellers focus too much on price and not enough on absorption rate (how long current inventory would take to sell at the current buyer pace). Using examples across Park City micro-markets, she notes higher absorption means buyers are selective and listings can take months to sell—especially in the Snyderville Basin and Jordanelle areas, where condos can take about 10.5 months and single-family homes can see over 22 months of inventory, while in-town condos are around 4.5 months and in-town single-family homes around 5.5 months (with above-median homes taking 8+ months). She highlights that outside of town, supply has surged largely due to new construction: nearly 60% of Jordanelle listings are new builds (40%+ in Heber, ~40% in Kamas, ~9% in town), and builders offer incentives like rate buy-downs and multiple floor plans, making resale homes harder to sell unless they clearly outperform. She emphasizes buyers in 2026 are “project-averse,” favor updated, well-presented homes; dated/original homes get negotiated or sit. She also covers the premium for amenities and access, including Promontory golf memberships adding roughly $800K–$1M, and continued scarcity-driven premiums for ski access in Deer Valley. The episode concludes that 2026 is not the year to “test the market,” but to use data, pricing precision, and preparation to position a home to sell quickly, and she invites viewers to contact her for a strategy based on real absorption rates, competition, and buyer behavior.

00:00 Why Some Park City Homes Sell Fast (and Others Sit for a Year)
00:29 Meet Nicole + How Buyer Psychology Punishes Stale Listings
01:13 Park City’s Micro‑Markets: Hot Pops, Cooldowns, and Timing Your List
01:40 The #1 Seller Mistake: Obsessing Over Price Instead of Absorption Rate
02:07 Absorption Rate Explained + Basin/Jordanelle Inventory Reality Check
03:26 What Still Sells in Days: ‘Unicorn’ Listings and Deal Intuition
05:13 In‑Town Condos: From 2021 Frenzy to 2025 Selective Buyers
06:22 In‑Town Single‑Family: Median Split and Why Pricing Precision Matters
06:44 Basin & Jordanelle Slowdown: Supply Explosion and the New Construction Threat
07:36 Updated vs Dated: Buyers Fear Projects, Not Price
08:00 Amenities That Move the Needle: Golf Memberships & Ski Access Premiums
08:39 2026 Seller vs Buyer Mindset + The Bottom Line Strategy
09:01 Wrap‑Up: Don’t Test the Market—Get a Clear Listing Plan

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