Data Points

Hunter Highlands Phase II Price Decline Analysis

At the peak of the market in 2024, average sale prices in Hunter Highlands Phase II reached:

  • 1-Bedroom Units: $246,000

  • 2-Bedroom Units: $468,000

Since then, prices have dropped sharply in anticipation of a potential 30-day short-term rental ban, which has dramatically reduced buyer interest and investor confidence. As of early 2025, average listing prices have fallen to:

  • 1-Bedroom Units: $215,000 (↓ 12.6% from peak)

  • 2-Bedroom Units: $395,000 (↓ 15.6% from peak)

There are currently 11 units on the market, reflecting a significant increase in supply and reduced liquidity in the community.

One illustrative example is Unit K4 at 76 Hunter Drive. After initially listing at a higher price, the seller recently dropped the price by $50,000 to $305,000—a decision made at the seller’s request, directly in response to the impending 30-day ban. We spoke directly with the listing agent, who confirmed the reason for the cut and noted that “many more will follow.”

This decline underscores both the volatility introduced by local regulatory uncertainty and the importance of maintaining flexibility for short-term rentals, which are critical to buyer demand and overall property values.

STR Pricelabs Seasonal Rentals Study

Study on Seasonal Rentals in Hunter, NY Since Vail’s Acquisition in 2019

Since Vail Resorts acquired Hunter Mountain in 2019, the rental landscape in the area has undergone a significant transformation—shifting away from long-term seasonal stays toward short-term, high-churn bookings.

You could ski Hunter Mountain on a Saturday, drive just a few hours north to Mount Snow in Vermont for Sunday, and then the next weekend, hop on a flight to Park City, Utah or Whistler Blackcomb in Canada — all without paying another dime for lift tickets. It’s the same pass, unlimited access.

Key Findings:

  • Seasonal Rentals Decline: Seasonal rentals now make up less than 1% of total bookings in the Hunter market. What was once a common winter arrangement—renting a home for the entire ski season—has largely vanished.

  • Average Stay Duration: The average booking length is now just 2.3 nights, underscoring the shift to short, weekend-focused stays.

  • Hunter Becomes a Weekend Mountain: Hunter has effectively become a weekend mountain, with the majority of traffic concentrated from Friday evening to Sunday afternoon. This behavior is directly influenced by the Epic Pass model, which enables passholders to hop between multiple Vail-owned resorts without committing to a single mountain for the season.

  • Seasonal Pass Structure Changes: With the Epic Pass priced at ~$1,000, Vail no longer sells Hunter-specific seasonal passes, removing a key incentive for renters to commit to a full-season rental. As a result, there is no longer a built-in seasonal skier base driving demand for long-term winter housing.

  • Transient Demand Dominates: The entire market is now driven by transient demand—visitors coming for brief stays, often booked last-minute, and typically over weekends or holidays.