A 2026 guide to municipal real estate transfer taxes, private-community assessments and PUD transfer fees across Vail, Avon, Beaver Creek, Bachelor Gulch, Mountain Star, Arrowhead, Cordillera, Edwards, Eagle, Gypsum and the surrounding Vail Valley
Closing costs in Eagle County are not determined by ZIP code alone. A residence inside the Town of Vail can be subject to a 1% municipal transfer tax. A property a few miles west in Beaver Creek can carry a 2.375% private transfer assessment. Another home with an Edwards mailing address might have no municipal percentage tax at all—or it may sit inside a private PUD with its own assessment.
That distinction matters. On a $5 million transaction, every percentage point equals $50,000. The practical rule is simple: identify the legal jurisdiction, PUD and governing association for the parcel before estimating the closing costs.
Four different charges that are often called a “transfer fee”
- Colorado documentary fee. Colorado law imposes a documentary fee of one cent per $100 of consideration when the consideration exceeds $500. That is 0.01%, or $100 on each $1 million of value. The Eagle County Clerk & Recorder collects it when the deed is recorded.
- Municipal real estate transfer tax (RETT). This is a town tax created by municipal law. In Eagle County, Vail, Avon, Minturn and Gypsum publish townwide RETT rates.
- Private or PUD real estate transfer assessment (RETA). This is generally created through recorded covenants, an annexation or development agreement, or the governing documents of a private association. Beaver Creek, Bachelor Gulch, Cordillera and several other planned communities use this structure.
- HOA resale and administrative charges. These can include resale certificates, account-transfer fees, working-capital contributions, prepaid dues and special-assessment payoffs. They are separate from the percentage-based charges listed in this guide and vary by association.
| Municipality | Published rate | What to know |
|---|---|---|
| Town of Avon | 2.00% | Avon imposes a 2% tax on transfers of interests or possessory rights in real estate within the town. Several exemptions exist, including a primary-residence program with eligibility rules and changing thresholds. See the Town of Avon RETT page. |
| Town of Vail | 1.00% | Vail’s 1% RETT supports land, open-space, park and recreation purposes and related authorized uses. Transfers may qualify for exemptions. See the Town of Vail RETT page. |
| Town of Minturn | 1.00% | The Town’s 2026 adopted fee schedule lists a 1% real estate transfer tax due at the time of sale. |
| Town of Gypsum | 1.00% | Gypsum publishes a 1% RETT on the sale of property inside town limits. Exemption applications are available through the Town Clerk. See Gypsum property-transfer information. |
| Town of Eagle | No townwide RETT | Eagle currently publishes PUD-specific RETAs for Haymeadow, Red Mountain Ranch and Reserve at Hockett Gulch rather than a townwide tax. Details are below. |
| Town of Basalt | No townwide percentage RETT identified | Part of Basalt lies in Eagle County. No townwide percentage RETT was identified in the current public municipal materials reviewed for this guide. Confirm the parcel and any association charges with title and the Town. |
| Town of Red Cliff | No townwide percentage RETT identified | No townwide percentage RETT was identified in the current public municipal materials reviewed for this guide. The state documentary fee and any parcel-specific covenants still apply. |
Eagle County municipalities: townwide transfer taxes
Eagle County identifies Vail, Avon, Minturn, Eagle, Gypsum, Red Cliff and the Eagle County portion of Basalt as incorporated towns for local permitting purposes. Edwards, Eagle-Vail, Wolcott and Beaver Creek are not incorporated municipalities; they fall under Eagle County jurisdiction unless a specific property is inside an annexed municipal boundary. See the County’s incorporated-town guidance.
Town of Eagle: three PUD-specific assessments
The Town of Eagle does not publish a general townwide RETT. It does, however, collect a real estate transfer assessment on transfers within three newer subdivisions. The Town’s current RETA schedule lists:
| Town of Eagle PUD | Rate | Maximum |
|---|---|---|
| Reserve at Hockett Gulch | 2.00% | $250,000 per transfer |
| Haymeadow | 0.60% | No stated limit |
| Red Mountain Ranch | 0.40% | No stated limit |
These assessments can apply even when no cash changes hands unless the transfer qualifies for an exemption or exclusion, so entity, trust and family transfers should be reviewed before recording.
Selected private communities and PUD transfer assessments
| Community / PUD | Rate | Structure and verification |
|---|---|---|
| Beaver Creek | 2.375% | The Beaver Creek Resort Company publishes a RETA equal to 2.375% of fair market value. It is an association assessment—not a municipal tax. See BCRC Finance. |
| Bachelor Gulch | 2.00% | Bachelor Gulch Village Association’s published audited financial statements state that its organizational documents established a 2% RETA. See the BGVA financial statements. |
| Mountain Star | 2.00% Town of Avon RETT; no separate private percentage fee identified | Mountain Star properties are generally subject to the Town of Avon’s municipal 2% RETT. Multiple current and recent MLS records report a 2.00% transfer tax and no separate community transfer fee. Confirm the individual parcel and any flat HOA or resale charges with the title company and Mountain Star Association. See the Town of Avon RETT information. |
| Arrowhead | 1.50% publicly reported—verify current rate | Arrowhead has a community RETA. Public fee guides commonly quote 1.5%, but the Association’s August 2025 minutes show that it was evaluating a possible increase. Obtain the current resale certificate or contact the Arrowhead Association before relying on the rate. See the official board minutes. |
| Cordillera | Up to 2.00%; commonly quoted at 2.00% | The CPOA declaration authorizes the Board to adopt a RETA not exceeding 2%. Current comparative materials generally quote 2%; the current adopted rate should be confirmed in the resale package. See the Cordillera CC&Rs. |
| Cordillera Valley Club | 2.00% | The CVC Property Owners Association’s 2025 community newsletter states that transfers of real property are assessed at 2%. See the CVC newsletter. |
| Red Sky Ranch | 2.00% publicly reported—verify | Red Sky Ranch’s association records confirm that a RETA is collected, while the Town of Avon’s regional comparison materials list the rate at 2%. Request a current association statement before closing. |
| Frost Creek | 1.70% | Current Frost Creek real-estate materials state that the purchaser pays 1.5% to the Master Association plus 0.2% to the Wildlife Enhancement Fund. See Frost Creek’s published property information. |
| Eagle Ranch | 1.00% publicly reported—verify | The Town of Eagle warns that Eagle Ranch properties may have a separate transfer charge and directs buyers to the HOA; regional public materials commonly quote 1%. Confirm the current amount with Eagle Ranch HOA and title. |
| Riverwalk at Edwards | 1.00% publicly reported—verify | Private/PUD assessment reported in regional fee comparisons. It is not a Town of Edwards tax—Edwards is unincorporated. |
| Villas at Brett Ranch | 1.00% publicly reported—verify | Private/PUD assessment reported in regional fee comparisons; confirm against the property’s current association documents. |
| Colorow at Squaw Creek | 1.00% publicly reported—verify | Private-community assessment reported in regional comparison materials; confirm with title and the association. |
| Wolcott PUD | 1.00% where recorded PUD covenant applies | Eagle County approval records describe a 1% RETA for the Wolcott PUD, with a portion directed to housing. This is property-specific and should not be applied to every Wolcott address. |
Private assessments can change by board action when the governing documents permit it. A published historical rate is useful for planning, but the association’s current status letter, resale certificate and recorded covenants control the transaction.
Edwards, Singletree, Homestead, Eagle-Vail and Wolcott
Edwards and Wolcott are unincorporated communities, not towns. Singletree and Homestead are planned residential communities in the Edwards area, while Eagle-Vail is another large unincorporated residential community. No communitywide percentage transfer assessment was identified in the public materials reviewed for Singletree, Homestead or Eagle-Vail. That does not mean a closing will be free of association charges: individual condominium, townhome, club or sub-association documents can require administrative fees, capital contributions or special-assessment payments.
Similarly, a generic “Edwards” or “Wolcott” mailing address tells you very little about the transfer-fee structure. Arrowhead, Bachelor Gulch, Cordillera, Cordillera Valley Club, Red Sky Ranch, Riverwalk and many smaller associations all use Edwards or Wolcott-area addresses while operating under very different governing documents.
What these percentages mean on a $5 million sale
| Example jurisdiction / community | Percentage charge | Amount before exemptions |
|---|---|---|
| Beaver Creek | 2.375% | $118,750 |
| Avon | 2.00% | $100,000 |
| Bachelor Gulch | 2.00% | $100,000 |
| Cordillera / Cordillera Valley Club | 2.00% | $100,000 |
| Frost Creek | 1.70% | $85,000 |
| Arrowhead, using the publicly reported 1.5% rate | 1.50% | $75,000 |
| Vail | 1.00% | $50,000 |
| Gypsum | 1.00% | $50,000 |
| Minturn | 1.00% | $50,000 |
| Colorado documentary fee | 0.01% | $500 |
These examples isolate the stated percentage charge. They do not include title insurance, lender charges, recording fees, prorated property taxes, HOA resale charges, club membership costs, special assessments or possible overlapping layers. They also do not assume who pays; that depends on the statute or covenant, local practice and the purchase contract.
A closing-cost checklist for Eagle County property
- Ask the title company to confirm the parcel’s legal jurisdiction, not merely its mailing address.
- Identify every master association, metro district, PUD and sub-association affecting the property.
- Request the current municipal tax certificate and any exemption application early in the transaction.
- Order the current association resale certificate or status letter and confirm the adopted RETA rate.
- Confirm whether more than one charge applies and whether it is calculated on price, consideration or fair market value.
- Read the contract and governing documents to determine whether the buyer, seller or both are liable.
- Do not assume that a transfer to a trust, LLC, family member or co-owner is automatically exempt.
Research updated August 25, 2026. Rates and exemptions can change, and parcel-specific covenants may add or remove charges. This guide is for general market information and is not legal, tax or title advice. Buyers and sellers should obtain a property-specific estimate from their title company, attorney, municipality and governing association before closing.
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