If you've driven Highway 9 between Fairplay and Alma, you've passed the turnoff for one of Park County's most popular mountain neighborhoods. Valley of the Sun climbs the forested hillsides west of the highway, with aspen and pine, big views over the South Park basin and homesites that run from about an acre to seven acres. It's one of the busiest neighborhoods in the Fairplay area, and for good reason.
Here's a closer look at what it's like, what homes and land have sold for over the past year, and what to know about the HOA.
Where It Is
Valley of the Sun sits between Fairplay and Alma, reached from Highway 9 by County Road 14 (Sacramento Creek Road) and County Road 14A. Fairplay and Alma are about 10 minutes away for groceries, restaurants and everyday errands, and Breckenridge is roughly 40 minutes north over Hoosier Pass. The neighborhood starts in the lower meadows and climbs well above 10,000 feet in the upper filings, so views, snow and winter access can vary a lot from one lot to the next.
What Living Here Is Like
This is mountain living with room to breathe. Most homes sit on wooded lots with plenty of space between neighbors, and many look out over the South Park basin to the surrounding peaks. Wildlife is a regular part of daily life. Owners include full-time residents, Summit County workers looking for more space for the money, and second-home owners from the Front Range and beyond.
The outdoors is right out the door: national forest, the fourteeners of the Mosquito Range near Alma, and trout fishing on the Middle Fork of the South Platte around Fairplay. Schools are in Park County School District RE-2 in Fairplay.
Homes and Land
Most homes in Valley of the Sun are three-bedroom mountain homes of about 1,500 to 2,700 square feet. Styles range from 1980s cabins to homes built in the last couple of years, and new construction is common. The neighborhood also has a steady supply of buildable lots, which makes it one of the more approachable places to build a mountain home within reach of Breckenridge. Homes use private wells and septic systems.
Valley of the Sun Market Stats: The Last 12 Months
Here's what sold in Valley of the Sun from mid-November 2025 through mid-November 2026, based on MLS data:
| Homes | Land | |
|---|---|---|
| Sales | 31 | 13 |
| Price range | About $510,000 to $1.4 million | About $60,000 to $370,000 |
| Average price | About $823,000 | About $133,000 |
| Average size | About 2,100 sq. ft. | Mostly 1 to 7 acres |
| Average price per sq. ft. | About $400 | - |
A few things stand out:
- 44 total sales make Valley of the Sun one of the most active neighborhoods in the Fairplay area. That's down from about 57 sales in the 12 months before, so the pace has slowed, which tends to give buyers a little more room to negotiate.
- Newer homes lead the top of the market. The highest sale of the year was a 2022-built, four-bedroom home at about $1.4 million, and several homes built since 2015 sold in the $825,000 to $950,000 range.
- Older homes are the value play. Homes from the 1980s through the early 2000s generally sold in the $510,000 to $750,000 range.
- Land is still affordable. Most lots sold for under $140,000.
As of this week, about 62 properties are for sale in Valley of the Sun, from roughly $40,000 for a lot to about $1.16 million. Figures are rounded, change daily and are not a guarantee of value. For a price on a specific home, an individual market analysis is the way to go.
The Valley of the Sun HOA
The Valley of the Sun HOA describes itself as a minimalist association with low costs. According to its website, it was founded to help owners manage the water license for the area, working with other property associations so homes in the neighborhood can keep using their wells. The HOA says it covers 262 lots and homes, in Valley of the Sun Filings 19 through 31.
That last detail matters: not every Valley of the Sun lot is part of the HOA. Membership, covenants and the water arrangement depend on which filing a property is in. Before you buy, confirm the filing, whether the property belongs to the HOA, the current dues, and the well permit and water details for that specific lot. The HOA's website has documents and contact information for new and existing owners.
Short-Term Rentals
Valley of the Sun is in unincorporated Park County, so short-term rentals fall under Park County's rules, which changed in 2026. If rental income is part of your plan, read our guide to Park County short-term rental rules and check any covenants for the filing before you buy.
Thinking About Valley of the Sun?
See what's for sale right now on our Valley of the Sun neighborhood page, or explore more Fairplay real estate and Park County neighborhoods. Thinking about selling? Find out what your home is worth.
We live and work in Park County, and we know these roads, wells and filings well. Call Kevin at 970.306.9000 or Kristen at 970.389.8619 to talk about buying or selling in Valley of the Sun.
Sources: Summit MLS sales data for the Valley of the Sun subdivision, November 2025 to November 2026, and the Valley of the Sun HOA website.