Airbnb & VRBO Performance in Aspen Colorado.

Short-Term Rental Regulations in Aspen, Colorado for 2024

Definition and Purpose

• A short-term rental (STR) is defined as the use or occupancy of a residential property or dwelling unit, in whole or in part, by the public for a fee, primarily for tourist accommodations, and for a period of less than 30 days.

Permit Types

Owner-Occupied Short-Term Rental (STR-OO)

• Available to title property owners who reside in their City of Aspen residential property as their primary residence.
• Limited to 120 STR rental nights per year.
• No annual limit on the number of permits in any zone district where STRs are permitted.
• Proof of primary residence required (e.g., driver's license, motor vehicle registration, voter registration, or tax return).
• Business licenses required for the permittee and qualified owner’s representative.
• Annual permit fee: $148/unit.

Short-Term Rental Classic (STR-C)

• Available to non-owner occupied or owner-occupied residential properties.
• No annual limit on the number of nights per year the STR may operate.
• Limited by number in certain residential zone districts; new applicants may be subject to a waitlist.
• Property owner name required on the application; LLCs without a verifiable name of a natural person will not be accepted.
• Business licenses required for the permittee and qualified owner’s representative.
• Annual permit fee: $394/unit.

Operational Requirements

• Life safety and operational standards must be met as described in the STR Program Guidelines.
• Occupancy is limited to two occupants per bedroom plus two; studios are limited to a total occupancy of three.

Licensing and Taxes

• Annual STR business license required ($150/year) obtained from the City of Aspen Finance Department.
• Sales, Lodging, and STR Excise Taxes must be filed monthly through the MUNIRevs portal.

Zoning and Caps

• STR permits are limited by number in specific zone districts. If the cap in the property’s zone has been met, the applicant is placed on a waitlist.
• No caps on STR permits in C-1 (Commercial), CC (Commercial Core), L (Lodge), CL (Commercial Lodge) and Lodge Overlay and Lodge Preservation Overlay zone districts.

Enforcement

• Permittees must include their permit number in online listings to avoid being flagged by monitoring software.
• Non-compliance may result in fines of at least $500 per offense.

Additional Regulations

• Valid 2022 permits must be renewed annually and are subject to new and existing requirements.
• Over time, the number of STR permits will be reduced by 25% through attrition.
• Minimum duration of each rental period is four nights in some areas.

Compliance Timeline

• Ordinance 9 code amendments went into effect on July 29, 2022.
• Moratorium on new STR permits was lifted on October 1, 2022.
• Valid STR permits must be renewed starting November 1, 2022.

Top Neighborhoods Generating Airbnb Revenue in Aspen, Colorado

1. Aspen Core (Downtown Aspen)

• This area is highly appealing due to its central location, allowing guests to walk to most amenities, including the Ajax gondola, shops, restaurants, and nightlife. Properties here often feature high-end remodels, fireplaces, and modern amenities like washer/dryers and ski lockers.

2. Aspen Mountain Area

• Located near Wagner Park and the gondola, this area offers easy access to skiing and other outdoor activities. Guests appreciate the secured, heated lobbies, garage parking, and proximity to luxury hotels like the St. Regis.

3. Smuggler Mountain Area

• This neighborhood is popular for its quiet, beautiful setting with views of Smuggler Mountain. Guests enjoy large patios, wood-burning fireplaces, and easy access to the Roaring Fork River, hiking paths, and downtown Aspen.

4. Little Nell and Surrounding Area

• This area is attractive due to its proximity to the Little Nell hotel and the Ajax gondola. It offers family-friendly and pet-friendly accommodations with amenities like hot tubs, gas fireplaces, and easy access to bus stops for other ski areas.

5. Silver Queen Gondola Area

• Being just one block from the Silver Queen Gondola makes this area highly desirable for skiers. Properties here often include fully equipped kitchens, private balconies with mountain views, and access to swimming pools, jacuzzis, and fitness centers.

Why These Neighborhoods Are Appealing

• Central Location: Many of these neighborhoods are within walking distance to key attractions, shops, and dining, making them highly convenient for guests.
• Access to Skiing: Proximity to gondolas and ski areas like Aspen Mountain, Highlands, Buttermilk, and Snowmass is a major draw for skiers and snowboarders.
• High-End Amenities: Properties in these areas often feature luxurious amenities such as heated parking, fireplaces, fully equipped kitchens, and access to pools, hot tubs, and fitness centers.
• Scenic Views: Guests can enjoy stunning views of Smuggler Mountain, the Roaring Fork River, and other picturesque landscapes.
• Local Services: Many rentals offer additional services like airport transportation, concierge services, and local recommendations, enhancing the overall guest experience.

Furnishing and Design Tips for an Inviting Airbnb in Aspen, Colorado

Emphasize Local Aesthetic and Natural Beauty

• Incorporate elements that reflect Aspen's mountainous and natural surroundings, such as natural wood finishes, earthy tones, and mountain-themed artwork.

High-End Materials and Finishes

• Use high-quality materials like hardwood floors, quartz counters, and spa bathrooms with heated floors to create a luxurious and inviting atmosphere.

Modern yet Cozy Design

• Combine modern furniture with cozy accents, such as plush sofas, wood-burning fireplaces, and comfortable bedding from brands like Boll and Branch.

Functional and Stylish Kitchens

• Equip the kitchen with top-of-the-line appliances (e.g., Bosch Benchmark), chef-grade tools, and stylish dinnerware to make cooking and dining a pleasure.

Comfortable and Well-Appointed Bedrooms

• Ensure bedrooms are warm and inviting with features like wool carpets, paneled walls, and high-quality bedding. Consider adding unique touches like Restoration Hardware furniture.

Amenities that Enhance the Guest Experience

• Include amenities such as hot tubs, outdoor spaces, and scenic mountain views to make the stay memorable and relaxing.

Attention to Detail in Living Areas

• Design living areas with a blend of comfort and style, featuring elements like custom built-in bars, large sliding glass doors leading to patios, and high-end entertainment options like Netflix.

Family and Pet-Friendly Features

• Incorporate family-friendly amenities such as Pack N Play sets and pet-friendly facilities to cater to a broader range of guests.

Compliance with Local Regulations

• Ensure that your Airbnb complies with Aspen's local regulations, including obtaining a vacation rental permit, business license, and adhering to building and housing standards.

Local Contact and Concierge Services

• Provide guests with access to local contacts who can assist with airport transportation, concierge services, and local recommendations to enhance their stay.

Discovering Aspen, Colorado: Local Attractions and Insider Tips

Must-Visit Attractions

Silver Queen Gondola

• Take a 15-minute gondola ride up Aspen Mountain for breathtaking views and access to various activities like mountaintop yoga, live music, and an 18-hole disc golf course. Enjoy lunch at the Sundeck restaurant with stunning views.

Maroon Bells and Crater Lake

• Hike to Maroon Bells, one of the most photographed mountain scenes in Colorado. For a less crowded but equally picturesque hike, visit Crater Lake, known for its beautiful reflections.

Roaring Fork River

• Experience rafting, kayaking, or stand-up paddleboarding on the Roaring Fork River, which offers both calm and whitewater rapids. Guided fly-fishing trips are also available.

Aspen Art Museum

• Explore contemporary art in a unique architectural building. The museum features interactive exhibits, movies, and a café with outdoor seating offering stunning views.

John Denver Sanctuary

• Visit this landscaped park near the Roaring Fork River, dedicated to John Denver. It's a great spot for picnics and features engraved song lyrics and various music festivals.

Outdoor Activities

Hiking and Mountain Biking

• Aspen offers trails for all levels, from short walks along the Roaring Fork River to challenging hikes like those in the Maroon Bells – Snowmass Wilderness. Mountain biking trails, including the Rio Grande Trail and routes to Ashcroft ghost town, are also popular.

Lost Forest at Elk Camp

• Located in Snowmass, Lost Forest offers ropes challenges, an alpine coaster, biking trails, a climbing wall, fishing ponds, and hiking trails, making it a great destination for families and adventure seekers.

Grottos Trail

• Take a short, easy hike to cascades, waterfalls, and ice caves just southeast of Aspen.

Cultural and Historical Sites

Wheeler Opera House

• Attend a performance at this historic theater, which hosts over 300 events annually, including opera, comedy shows, and music concerts.

Aspen Historical Society Museums

• Visit the Wheeler/Stallard Museum, Holden/Marolt Museum, or take a guided downtown walking tour to learn about Aspen's rich mining and ranching history.

Independence and Ashcroft Ghost Towns

• Explore the remnants of these late 19th-century mining towns, offering a glimpse into Aspen's past. Guided tours are available for Independence Ghost Town.

Insider Tips

Dining and Markets

• Enjoy farm-to-table cuisine at one of Aspen's many restaurants. Don't miss the Aspen Saturday Market from mid-June to mid-October for local produce and crafts. The FOOD & WINE Classic in Aspen is a highlight in June, featuring celebrity chefs and cooking demos.

Shopping

• Downtown Aspen has over 200 shops, including consignment stores, eclectic boutiques, and designer storefronts. Spend an afternoon browsing the pedestrian malls.

Family Fun

• The Aspen Recreation Center offers an indoor swimming pool, lazy river, climbing tower, tennis, and an ice rink. The Aspen Center for Environmental Studies provides educational camps and programs for kids.

Events and Festivals

• Check the local events calendar for world-class performances, music festivals, and cultural gatherings. The John Denver Sanctuary often hosts music performances and festivals.

By sharing these attractions and tips, you can help your guests make the most of their visit to Aspen, Colorado.

Practical Tips to Run a Successful Short-Term Rental Business in Aspen, Colorado

To ensure a smooth and compliant short-term rental operation in Aspen, Colorado, several practical tips can make a significant difference. Here are some key considerations:

Noise Regulations and Guest Communication

Inform your guests about the strict noise regulations in Aspen, emphasizing quiet hours to avoid any potential issues with neighbors. Include this information in your digital and physical house manual to set clear expectations.

Comprehensive House Manual

Create a detailed digital and physical house manual that includes essential instructions, Wi-Fi passwords, and other important details. This manual should cover all aspects of the property, from appliance usage to emergency contact numbers, ensuring guests have all the information they need at their fingertips.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. This not only enhances guest convenience but also reduces the administrative burden on hosts. Additionally, provide clear parking instructions accompanied by photos to help guests navigate the property easily.

Compliance with Local Regulations

Ensure you are fully compliant with Aspen's short-term rental regulations, including obtaining the necessary permits (Classic, Owner-Occupied, or Lodging Exempt), holding a business license, and paying all applicable sales and lodging taxes. Regular inspections by city officials can occur, so maintaining compliance is crucial to avoid permit revocation.

By implementing these strategies, you can enhance the guest experience, reduce potential issues, and ensure your short-term rental business in Aspen operates smoothly and successfully.

Here is a brief list of house cleaning, repair, and maintenance providers in Aspen, Colorado:

House Cleaning and Maintenance Providers

J&D Professional Cleaning Services & Maintenance

• Offers residential and commercial cleaning, post-construction cleaning, Airbnb cleaning, and residential painting.
• Provides additional services such as furniture assembly and yard work.

Alpine Valley Services

• Provides residential and commercial cleaning, post-construction cleaning, window cleaning, and property management.
• Serves the Roaring Fork Valley and the Vail Eagle Valley, with over 30 years of experience.

Cowgirl Cleaning Co.

• Offers quality cleaning and property management services in Aspen and the Roaring Fork Valley since 1997.

Additional Resources

• For a list of individual housekeepers and other cleaning services, you can also refer to resources like Angie's List and Care.com, which provide directories and reviews of various house cleaning services in Aspen, CO.

Short-Term Rental Management Fees in Aspen, Colorado

In Aspen, Colorado, the fees for managing short-term rentals can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management, which includes comprehensive tasks such as guest communication, marketing, and maintenance, tends to be on the higher end of this spectrum. For instance, companies may charge around 20% to 30% of the revenue for these extensive services.

On the other hand, basic services that may not include all these facets can be less expensive. Additionally, property owners may incur extra fees for services like cleaning, repairs, or design enhancements. These fees are part of the broader regulatory and financial landscape in Aspen, where property owners must also comply with local regulations, obtain necessary permits, and pay applicable taxes and business licenses.