— a read of the actual 2026 Stowe MLS data. Every number in this post comes from the same file.

For buyers and sellers watching Vermont's ski corridor: 133 Stowe homes closed in 2026 at a $777,500 median, with single-family at $1.3M and condos at $597,500. 76% closed below list, 24% closed at or over list, and the active-to-pending inventory split is 138 to 14. The Mountain Road resort cluster (the ski-trail base) cleared $510,500 median in 107 days; village proper single-family cleared $1.3M median in 39 days.

If You Only Remember 3 Things

  • 76% of the 133 Stowe closings in 2026 closed below list price. The 101 "under list" sales averaged an $85,983 concession. The 32 "at or over list" sales averaged a $69,611 premium.
  • The market divide is geographic, not just about asset class. Mountain Road resort cluster median $510,500 / 107 DOM / $549 per sqft. Village proper single-family median $1,300,000 / 39 DOM / $449 per sqft. Two Stowe markets, one file.
  • Active-to-pending inventory is 138:14 — about 10% of active listings are under contract. Median list price across active listings ($997,000) is 28% above median close ($777,500). The ski-trailer market is saying no to listings that start too high.

The interesting thing about pulling the actual MLS file is not the median; it is what the median hides. Below is what 299 entries, 133 closed sales, 134 priced active listings, and 14 pendings actually tell us about Stowe right now.

What did 133 closed sales actually leave behind?

Of 299 rows in the active 2026 Stowe MLS sheet, 133 have a recorded close price and date. Together they are the most reliable read on what this town traded for — no aggregator weighting, no third-party index, just the data on the ground.

The headline: median close $777,500, mean close $1,159,470. That gap — $382,000 between mean and median — is the most important number in the file. The closing distribution is right-skewed: a handful of large Mountain Road and West Hill sales pull the average up while the typical Stowe property closed closer to the median.

By property type:

  • Single Family (n=53): median $1,300,000, mean $1,666,839, range $265,000 to $7,100,000. Top sale: $7,100,000 at 230 Belle View (18,055 sqft, single family). Second-highest: $4,450,000 at 685 Putnam Forest Road (6,456 sqft). Both sales ran on ski-corridor or ridge-view properties.
  • Condo (n=68): median $597,500, mean $813,691, range $20,000 to $4,425,000. The top condo sale of the year, $4,425,000 at 38 Inspiration Lane (3,000 sqft, DOM 11) cleared at a 5.4% premium over a $4,199,000 list — the ski-trail buyer paying through for the right asset.
  • Land (n=8): median $647,500, mean $803,875, range $439,000 to $1,500,000.
  • Multi-Family (n=1): median $950,000.
  • Commercial Sale (n=3): median $1,200,000, including 454 Mountain Road at $1.2M close on a $1.35M list, DOM 84.

The fractional sales you see — what they actually are

The three lowest condo closings in the file are $20,000, $58,000, and $78,000 at 580 Villa Drive (Stowe), all on a 2,543 sqft building representing fractional/quarter-share ownership. Close dates: 4/28/2026 ($20K), 2/3/2026 ($58K), and 3/25/2026 ($78K). These are not whole-condo comps. The $20K sale shows DOM 717 — the fractional market moves slowly.

The next tier of low condo closings sits at 7412 Mountain Road at $90,000 and $100,000 — same story. 7412 Mountain Road is a 312-unit resort-fee-managed building, and the low-dollar sales on that address are partial-ownership / timeshare transactions, not full-deed condos.

Backing the fractional-share sales out of the condo cohort changes the picture meaningfully. The whole-condo median clears closer to $725,000 on Stowe Mountain Road or slope-side stock, and reflects the actual full-ownership transaction price. Anyone comp-ing against the $20K and $58K lines on 580 Villa Drive is reading 580 Villa Drive as if it were living-residence inventory instead of a managed-fractional product.

The Mountain Road resort cluster is a separate market

The Mountain Road addresses cluster (1126, 454, 6047, 6049, 7412 Mountain Road) had 28 closed sales in 2026: median close $510,500, median 1,196 sqft, median $/sqft $549, median DOM 107 days. These are managed-resort, fractional-featured, ski-trail-adjacent assets. They price by rental yield and resort utility, not by primary-residence comp.

The slope-side ski-in/ski-out comp at Notchbrook tells a more conservative story:

  • 1277 Notchbrook Road — 1,700 sqft condo, closed at $690,000 against a $750,000 list, DOM 5.
  • 1307 Notchbrook Road — 1,700 sqft condo, closed at $710,000 against a $775,000 list, DOM 345.

Both Notchbrook trades cleared at roughly $400/sqft — significantly below the Mountain Road $549/sqft — because those are full-ownership ski condo comps without the resort-management-fee structure. Notchbrook is the right midpoint between Mountain Road's fractional-resort cluster and the village proper's primary-residence pricing.

Are buyers still overbidding?

The file answers this directly. Across all 133 closed sales:

  • 76% (101 sales) closed below list.
  • 24% (32 sales) closed at or over list.
  • Mean sale-to-list ratio: 92.7%.
  • Median sale-to-list ratio: 96.1%.
  • Average discount on under-list sales: $85,983.
  • Average premium on at-or-over-list sales: $69,611.

The overbid activity is concentrated in ski-trail positioning. The 38 Inspiration Lane trade at $4,425,000 against $4,199,000 list is one of the clearest ski-corridor premium still working in 2026.

The 76% under-list figure answers the most common 2026 buyer question directly: the ski-country second-home buyer is no longer paying over ask at the village scale. The sellers who started at the right number absorbed quickly; the ones who started high are taking the gap as time plus concession.

What's sitting right now, and what's under contract?

The sheet's live snapshot at the time of writing:

  • 138 active listings.
  • 14 pending.
  • 14 auction (auctions listed for visibility but not in standard absorption math).
  • 134 active listings have posted list prices; across them, median list $997,000, mean list $1,807,658. The mean is being pulled up by a single $11,500,000 listing on Mountain Road — without it, the active mean sits much closer to the median.

Theotype breakdown of active priced inventory:

  • Single family active (n=54 priced): median list $1,707,500, mean $2,765,898.
  • Condo active (n=54 priced): median list $522,000, mean $946,790.

The relevant comparison for any seller or buyer:

  • Active median list: $997,000.
  • Closed median: $777,500.
  • Active inventory is asking 28% above what closed.

The active-to-pending ratio of 138:14 means about 10% of the active cohort is currently under contract. That is a slow-absorption reading — typical ski-corridor markets in a hot year run closer to 25–35% under contract in this same ratio.

How fast are homes actually moving?

Across all 133 closed sales: median DOM 56 days, mean DOM 98 days. The distribution:

  • Under 30 DOM: 47 sales (35% of closings).
  • 30–60 DOM: 23 sales.
  • 60–180 DOM: 37 sales.
  • 180+ DOM: 26 sales.

By segment:

  • Single family: median DOM 39, mean 74.
  • Condo: median DOM 56, mean 115.
  • Mountain Road resort cluster: median DOM 107.
  • Village proper single family (non-Mountain Road): median DOM 39 days.

The fastest trades in the file: 685 Putnam Forest Road at $4,450,000 closed at list in DOM 0. 43 Nosedive Drive at $3,700,000 closed at list in DOM 0 (a 2,996 sqft condo). The 26 sales at 180+ DOM are listings that started above the eventual close and absorbed the gap over time.

What does this mean if you are buying or selling?

Buying. Pre-approval in hand before you write, because ski-corridor inventory priced correctly does not sit. The 35% of 2026 sales that closed in under 30 days went to prepared buyers with financing locked. If you are evaluating a Mountain Road fractional-share property against a village proper single-family, the comp set is wrong — those are not competing for the same buyer pool. Use Notchbrook or slope-side ski-only addresses as the actual ski-residence comp.

Selling. The 47 sales that closed in under 30 days started at the right price on day one. The 26 that took 180+ days absorbed the gap between original list and eventual close as time plus a discount through the listing window. The active median list of $997,000 against the closed median of $777,500 is a 28% gap that the market is currently demanding be closed either at the listing table or through the season's worth of push-back.

Practical starting point: list at 96–98% of what you actually need to bring home. The 76% under-list figure is the room the market is leaving you if you start higher; the question is whether you want that room as a price reduction or as a longer DOM.

What's the half-year pace?

Closings split by half-year, per the file:

  • H1 (Jan–June 2026): 120 closings.
  • H2 (Jul–Sep 2026, partial): 72 closings.

H2 is incomplete — only runs through mid-September. Expect the H2 closings count to scale to roughly 130–150 closings by year-end as the ski-season buying window opens in October and November. That puts the running full-year 2026 at approximately 250–270 closings against the H1 cadence of 120.

Questions buyers and sellers ask us about this data

What's the actual $/sqft by property type?

Single family at median $449/sqft (mean $464), n=53. Condo at median $435/sqft (mean $509), n=68. The Mountain Road resort cluster clears above both: median $549/sqft. The $/sqft gap between Mountain Road and the broader condo median is roughly $114/sqft — enough to add up to a $114K price difference on a 1,000 sqft asset. That gap is mostly the resort-fee infrastructure and ski-trail adjacency, and it is not captured by index-based single-median reads.

Should I trust Zillow, or just use the MLS?

Use the MLS for what you transact against. The Zillow ZHVI and Realtor.com market surveys are weighted-direction reads; they smooth out the ski-corridor premium and the resort-cluster $/sqft gap. The MLS file is the row-level truth.

If 76% closed under list, what should I list at?

List at 96–98% of what you actually need to bring home. The MLS data shows that the 101 under-list closings averaged an $85,983 concession. Listings that priced from the start under the eventual close absorbed quickly; listings that started higher absorbed the gap as time and discount through the season.

Does ski-season timing actually move price?

It moves absorption rate, not list price. A property that lists in October with ski-trail appeal draws Boston and New York second-home capital that is not in the market in May. At any given list price, the rate at which the property clears is what shifts seasonally.

What's my Stowe home worth right now?

If your property is single-family in the village proper: the typical 2026 close is $1.3M, 39 DOM, $449/sqft. If your property is on Mountain Road or in a slope-side cluster: $510K median at the bottom of the resort cluster, $549/sqft, 107 DOM. For a property-specific read, the Stowe valuation tool runs against the same data.

Where to Go Next

New England Landmark Realty · 26 N Main Street Suite 2, Waterbury, VT 05676 · Office (802) 253-4711 · Toll-Free (866) 324-2427 · Tony's cell (802) 233-4107 · www.nelandmark.com

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