Comparing 2024 vs 2025 (January 1 to December 31)
As we close out 2025, the Angel Fire real estate market is easier to misunderstand than the headlines suggest. The median home price moved higher overall, but that doesn’t mean every corner of the housing market followed the same path. Some segments cooled, others held steady, and one played a much bigger role in shaping the numbers.
This year wasn’t about big swings or bold market predictions coming true. Buyers slowed down, took their time, and made more careful decisions. Depending on what you were buying or selling, the market could feel very different than the latest real estate news might imply.
Below, we break down what actually happened across single-family homes (including townhomes), condos, and land, and finish with a grounded look ahead to 2026.
Market at a Glance – 2024 vs. 2025
( January 1 to December 31 )
Click to Enlarge | Angel Fire Real Estate Market at a Glance | Year-End 2024 vs. 2025
The Angel Fire real estate market in 2025 felt different, and not just because of the numbers. More homes came on the market, fewer sold, and buyers had the luxury of time. That combination led to more starts and stops, more price adjustments before offers, and longer decision cycles. This is a second-home, lifestyle market, and with more inventory available, buyers were perfectly willing to wait for the right fit rather than rush into the next option. The result wasn’t chaos or decline, but a market that quietly sorted itself.
April’s Take:
“What stood out locally was how clearly the winners separated themselves. Turn-key, well-maintained, and well-priced homes still sold, even in a slower year. The homes that struggled usually missed on one of those three things. That’s where local experience matters most. Knowing which homes will rise to the top and how to position them is often what moves the needle in Angel Fire.”
Single-Family Homes
Single-family sales slowed in 2025, but pricing told a more selective story. The overall median stayed strong, not because every price range climbed, but because higher-end homes played a larger role in shaping the market.
2025 Price Breakdown
Click to Enlarge | Angel Fire Single-Family Home Price Breakdown | 2025 Sales by Price Range
The $500K–$999K range remained the center of activity, with 55 sales and homes selling close to asking. This segment continued to appeal to second-home buyers looking for comfort, condition, and ease.
At the top end, the $1M+ market moved at a slower pace, averaging 163 days on market, but it stayed active. Twenty-five luxury homes sold, and many of those transactions involved cash buyers. These buyers weren’t rushing. They were intentional, often viewing real estate as a long-term, stable investment rather than a short-term decision.
Entry-level homes faced more pressure. With 6.6 months of inventory under $500K, sellers encountered more competition, especially for properties needing updates. In a lifestyle market like Angel Fire, buyers showed a clear preference for homes that felt ready to enjoy, not manage.
April’s Take:
“What I’m seeing is a quieter confidence, especially at the higher end. More clients are choosing to invest in real estate as a stable asset, and many are doing so with cash. That mindset is shaping this market just as much as the numbers. In Angel Fire, the homes that align with how people actually want to live here are the ones that continue to stand out.”
Condos
The condo market slowed in 2025 as buyers became more selective, not because interest disappeared. With more choices available, buyers compared units more closely and took longer to commit. Condos that were updated, well-maintained, and priced realistically continued to sell, while others sat longer.
Click to Enlarge | Angel Fire Condo Market Snapshot | 2024 vs. 2025
One clear trend was how often condos were compared to single-family homes. In higher price ranges, HOA fees and rules became bigger decision points, especially when buyers could stretch into a detached home. Buyers also paid closer attention to HOA health, including reserves and special assessments.
April’s Take
“Condos can absolutely sell, but they have to stand out. Updated units perform better than dated ones, and pricing high to “see what happens” is risky when buyers have options. I’m also seeing more questions about assessments this year. In a condo sale, those details matter more than ever.”
Land
Buyers still purchased land in 2025, but they moved slower. Inventory is heavy right now. Negotiation is common.
Click to Enlarge | Angel Fire Land Market Snapshot | 2024 vs. 2025
With 21.1 months of inventory right now, land is strongly buyer-leaning. Buyers are taking their time. When land sells, it often sells after real negotiation.
April’s Take
“Land is not dead. But it is picky and abundant. The lots that win are the ones with clear value: buildability, access, utilities, views, or short-term rental potential nearby.
Buyer Financing Breakdown (2024 vs 2025)
Angel Fire continues to see a high share of cash buyers, which helps insulate the market from changes in mortgage rates.
- Cash buyers increased from 52.1% in 2024 to 55.9% in 2025
- Conventional loan usage declined from 43.2% to 40.0%
- FHA and VA loans remained a very small share of total sales
What this tells us:
Mortgage rate changes matter less here than in many primary-home markets. With more than half of buyers paying cash, Angel Fire demand is driven more by lifestyle, second-home decisions, and long-term plans than by short-term rate swings.
2026 Outlook
I’d love to have a magic eight ball 🎱. I don’t. But the market is giving us some clues.
Nationally, 2026 is expected to bring fewer surprises and more stability. Locally, the data already points that way. Activity slowed in 2025, not because buyers disappeared, but because they became more selective. That kind of reset often sets the stage for steadier movement, not sharp swings.
Even with meaningful investments in the resort and infrastructure, we haven’t seen a sudden jump in prices or sales. That’s typical here. In Angel Fire, change tends to show up gradually, as confidence builds and buyers adjust expectations.
Final Word
The Angel Fire real estate market is clearly changing, but it is not unstable.
- Sales slowed in 2025 across all property types.
- Buyers gained time and leverage, especially in condos and land.
- Prices held up better than many people expected.
My Advice:
- For Sellers: You can still win. But strategy matters. Price it right. Make it show-ready. Expect a smarter buyer.
- For Buyers: You have leverage, especially in condos and land. But the best homes can still move fast when they are priced right.
Let’s Talk Mountain Real Estate
Markets change. Local context matters. If you want a clear, straightforward take on what this means for you, reach out anytime.
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