A full-time town in a valley of part-time ones. Here is why people buy in Gypsum, what the market is doing, and what to check before you make an offer.
Presented by founding sponsor John Tyler, Slifer Smith & Frampton
Gypsum has been a town since 1911 and sits at 6,312 feet, the low, dry, western end of the valley. It is the fastest-growing town in the valley at around 9,800 people, and it grew for practical reasons.
Newer subdivisions, bigger lots, and rural acreage up Gypsum Creek, at prices well below the resort towns up-valley.
Elementary, middle, and high school all inside Gypsum. Kids can go from preschool to graduation without leaving town.
Eagle County Regional Airport and the valley's Costco are minutes away. Vail and Beaver Creek are up the road.
Cotton Ranch and Creekside wrap the Pete Dye-designed Gypsum Creek Golf Course, some of the most attainable fairway homes in Eagle County.
Across the whole valley, from Vail to Gypsum, these are the headline numbers from the latest Market Report: how many homes have sold, what buyers are paying per square foot, how long homes take to sell, and how much supply is on the market.
Valley-wide residential figures for August 2026 and the year to date through August 31, from John Tyler's Vail Valley Market Report (Slifer Smith & Frampton, Vail Board of Realtors MLS). Updated automatically when the report updates.
Gypsum's own numbers come twice a year, when Slifer publishes its community-level report. The monthly report covers the rest, with what the figures mean for buyers and for sellers stated separately.
Read the full Market ReportCotton Ranch and Sky Legend on the golf-course terraces, the old town core along Valley Road, newer streets in Buckhorn Valley near the Hardscrabble trailheads, and ranch country up Gypsum Creek. Roughly 95 percent of Cotton Ranch residents live here year-round.
Branch Manager · Broker Associate, Slifer Smith & Frampton
John sells homes across the Eagle River Valley, from Vail to Gypsum, and publishes the monthly Vail Valley Market Report, the valley-wide read on sales, prices, and supply.
(970) 904-0355 · jtyler@slifer.net
Current listings Get the Market Report by emailReal estate content on Gypsum Outside is presented by John Tyler of Slifer Smith & Frampton. Sponsorship does not change our coverage of the town.
It is one of the most attainable. Gypsum is the westernmost town in the valley, and distance from Vail and Beaver Creek is what keeps its price per square foot where it is. Buyers get more land, newer subdivisions, and rural acreage south of town, which is why first-time buyers, young families, and investors look here first.
It depends on the property. Each HOA sets its own rules, and the Town of Gypsum's rules apply on top of the HOA's. Since January 1, 2026, stays shorter than 30 days in the Town of Gypsum also carry Eagle County's lodging tax, which voters doubled from 2 percent to 4 percent with Ballot Issue 1A. Check both the HOA documents and the town before you buy with rental income in mind.
Gypsum has the whole path in town: Gypsum Elementary, a dual-language PreK-5 school, Gypsum Creek Middle School, and Eagle Valley High School, all in the Eagle County School District. They sit inside the neighborhoods, and plenty of kids walk or bike to class.
From John Tyler's Vail Valley Market Report, which draws on Slifer Smith & Frampton's monthly reports and the Vail Board of Realtors MLS. The figures here cover the whole valley, from Vail to Gypsum. Community-level detail for Gypsum comes twice a year, when Slifer publishes its community report.