The Lumberyard: Aspen's Largest Affordable Housing Project — Timeline & How to Apply
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The short answer: The Lumberyard is a 277-unit, 100% deed-restricted rental community under construction on 11 acres next to the Aspen Airport Business Center. Building 1 (104 units) is scheduled for occupancy in 2028; Buildings 2 and 3 (173 units) follow in late 2028 and 2029.
Applications are not open yet. Units will be leased by lottery through the developer's property manager, and every applicant must qualify under Aspen/Pitkin County Housing Authority (APCHA) rules. The smart move today: get your APCHA work history and qualification paperwork in order so you are ready when the lottery opens.
What the Lumberyard is
The Lumberyard is the City of Aspen's largest affordable housing development to date, built on the former lumberyard site across Highway 82 from the Aspen/Pitkin County Airport, just over three miles from downtown. The city owns the land and leases it long-term to developer Gorman & Company, which will build, own and manage the apartments under permanent APCHA deed restrictions.
- Unit types: one-, two- and three-bedroom apartments (roughly 47% one-bedroom, 38% two-bedroom, 15% three-bedroom, per city figures reported in October 2025).
- Who it serves: working households from below 50% up to 240% of AMI. Nearly half the units serve households at or below 85% AMI; about a third serve 85–130% AMI; the balance serves 130–240% AMI.
- Getting to town: a new dedicated, fare-free transit service to downtown Aspen every 30 minutes, bike share, and improved trail connections, including a multi-modal trail underpass.
- Building features: 100% accessible design on every level, all-electric buildings, on-site solar targeting a 75% energy offset, underground and surface parking, plazas and landscaped common areas, and space reserved for a future early childhood education center.
Timeline
- Sept 19, 2023 Done
Aspen City Council approves project entitlements (Ordinance 10 of 2023). - 2024 – Aug 2025 Done
Site prep: asbestos abatement, demolition of 11 commercial buildings, contaminated-soil removal, ~94% waste diversion. - July 14, 2025 Done
Council approves development agreement with Gorman & Company. - Nov 4, 2025 Done
Aspen voters authorize up to $70 million in bonds for the project, without raising taxes. - Dec 2, 2025 & Mar 24, 2026 Done
Council sets and updates lottery priorities (Resolutions 160 of 2025 and 045 of 2026). - Mar 31 – Apr 1, 2026 Done
Financial Closing "A" completed; construction of infrastructure and Building 1 (104 units) begins. - July 2026 Done
Phase B awarded $2.89 million in state Middle-Income Housing Tax Credits (CHFA). - Nov 2, 2026 Upcoming
City Council work session on the Employer Partnership Program. - May 2027 Planned
Financial Closing "B"; construction of Building 2 (91 units) and Building 3 (82 units) begins shortly after. - 2028 Planned
Building 1 occupancy — first Lumberyard lottery and move-ins. - Late 2028 – 2029 Planned
Buildings 2 and 3 occupancy; full 277-unit build-out complete.
Future dates are the city's current schedule and can shift.
How to apply
There is no Lumberyard application, waitlist or interest list open as of October 23, 2026. Here is how to position yourself now.
Confirm you meet APCHA's basic rental requirements
Work full time in Pitkin County (at least 1,500 hours per calendar year), earn at least 75% of your income in Pitkin County, use the unit as your primary residence, and do not own residential property in APCHA's Ownership Exclusion Zone. Income and asset limits apply by category.
Create an APCHA Community account and file your work history
Set up your account at apcha.org and submit work-history verification (W-2s or 1099s, employer letters). APCHA must approve every tenant before a lease is signed.
Ask your employer about the Employer Partnership Program
The city is designing a program that lets local employers secure lottery priority for their employees. Details go to City Council on November 2, 2026. Employees in the program must still meet APCHA eligibility, win the lottery, sign a one-year lease and pay rent to the property manager.
Watch for the lottery announcement
Join Aspen Intel free to get notified the day it opens, or follow the city's project page at aspencommunityvoice.com/lumberyard. When Building 1 nears completion, applications will run through Gorman & Company's property manager.
Enter the lottery and sign your lease
Qualified applicants are selected by lottery, with the priorities below. Winners sign a one-year lease; APCHA renters requalify every two years.
Lottery priorities
Aspen City Council adopted these priorities for Lumberyard lotteries (Resolution 160 of 2025, updated by Resolution 045 of 2026):
- ADA units: applicants with mobility disabilities get top priority for available accessible units.
- Local workers: people who work inside the Aspen Urban Growth Boundary (Aspen and the Airport Business Center) rank ahead of other Pitkin County workers.
- Emergency workers: as defined in APCHA regulations.
- Employer Partnership Program: employees of participating employers (program terms still being finalized).
- Owner-to-renter transfers: 10 units reserved for current APCHA homeowners who sell and move to a Lumberyard rental.
- Everyone else: selected by unweighted lottery.
Income categories
| APCHA category | Share of units (2023 approval) |
|---|---|
| Category 1 | 15% |
| Category 2 | 34% |
| Category 3 | 33% |
| Category 4 | 13% |
| Category 5 | 5% |
Category split is from the 2023 entitlements as reported in June 2025; final allocations may differ. APCHA updates income limits each year with Pitkin County AMI. Rents will be set under APCHA regulations and have not been published.
Frequently asked questions
Where is the Lumberyard in Aspen?
On an 11-acre city-owned site just east of the Aspen Airport Business Center along Highway 82, across from the Aspen/Pitkin County Airport and just over three miles from downtown Aspen.
Can I buy a unit at the Lumberyard?
No. All 277 homes are deed-restricted rentals. APCHA ownership units are sold through separate APCHA lotteries.
When can I apply for the Lumberyard?
Not yet. The first lottery is expected ahead of Building 1 occupancy in 2028. Get APCHA-qualified now so you are ready.
How many units are at the Lumberyard?
277 rental apartments in three four-story buildings: Building 1 has 104 units, Building 2 has 91 and Building 3 has 82. The mix is about 47% one-bedroom, 38% two-bedroom and 15% three-bedroom (city figures reported October 2025).
When will the Lumberyard open?
Building 1 is planned for occupancy in 2028. Buildings 2 and 3 are planned for late 2028 and 2029, after a second financial closing scheduled for May 2027. Dates can shift.
What is the Lumberyard Employer Partnership Program?
A city program in development that lets local employers secure lottery priority for their employees. Employees must still qualify under APCHA, win the lottery, sign a one-year lease and pay rent to the property manager. Aspen City Council reviews program details on November 2, 2026.
Is there parking and transit at the Lumberyard?
Plans call for 435 parking spaces, more than 200 of them underground (Aspen Times, 2025), plus a new fare-free bus to downtown Aspen every 30 minutes, bike share and improved trail connections.
How do I get notified when the Lumberyard lottery opens?
Join Aspen Intel free. Subscribers are notified when applications, lottery dates and rents are announced. You can also follow the city's project page at aspencommunityvoice.com/lumberyard.
Who manages the Lumberyard?
Gorman & Company will own and manage the property under a long-term ground lease from the City of Aspen. APCHA certifies tenant eligibility.
Do I have to work in Aspen to qualify?
You must work full time in Pitkin County to qualify. Workers inside the Aspen Urban Growth Boundary receive lottery priority.
How much will rent be?
Rents have not been published. They will be capped by APCHA category, and future increases follow APCHA regulations.
How much does the Lumberyard cost?
The project is estimated at about $360 million. The city plans to invest roughly $250 million from its housing fund, supported by up to $70 million in voter-approved bonds; Gorman is sourcing the balance.
Who do I contact with questions?
Chris Everson, City of Aspen Affordable Housing Development Project Manager: 970-429-1834, chris.everson@aspen.gov. For eligibility questions, contact APCHA at 970-920-5050.
Questions about living in Aspen?
I have lived in Aspen since 1989 and in nearly every neighborhood. Call or text 970-948-6786 or email susan@susanplummer.com. — Susan Plummer, Christie's International Real Estate Aspen Snowmass
Sources
- City of Aspen — Aspen Lumberyard Affordable Housing project page (updated Oct 6, 2026)
- City of Aspen — Construction begins for Lumberyard (Apr 20, 2026)
- Aspen Daily News — Lumberyard construction begins (lottery priorities)
- Aspen Times — Lumberyard receives $2.89M in tax credits
- APCHA — Rental Guide
