Airbnb & VRBO Performance in Boulder Colorado.

Short-Term Rental Regulations in Boulder, Colorado for 2024

City of Boulder Regulations

Licensing and Eligibility

• Short-term rental operators must obtain a valid short-term rental license from the City of Boulder.
• Licenses are only issued for primary residences and legal accessory dwelling units (ADUs); short-term renting of second homes or investment properties is not allowed.
• Only property owners are eligible to receive a short-term rental license, and the license must be renewed every year.

Primary Residence Requirement

• The rental property must be the owner's principal residence, defined as a dwelling unit where the person lives for more than half of the year.

Licensing Requirements

• Hosts must include their short-term rental license number on their listing.
• Licenses are non-transferable and applicable only to the principal residence of the license applicant.

Taxes

• Hosts must collect and remit a 7.5% lodging tax on the listing price of the rental, in addition to a 3.46% city-level sales tax.

Safety and Maintenance Standards

• Strict rules and regulations specify minimum construction, design, and maintenance standards for buildings, including regulations on habitability, health, and life safety.

Boulder County Regulations (Unincorporated Areas)

Licensing Types

• Short-Term Rental License: For primary residences where the owner or tenant resides for more than six months out of the year. Allows for up to 45 nights per year where the owner or tenant is not present.
• Vacation Rental License: For single-family dwelling units in Forestry (F) and Mountain Institutional (MI) zone districts, where the entire dwelling unit is solely occupied by the rental party.

Zoning and Geographic Restrictions

• Vacation Rentals are limited to specific zone districts and are prohibited in the Plains area of the county.
• Short-Term Rentals are allowed in all zone districts, but Historic Accessory Dwelling Units are the only type of ADUs eligible for this use.

Parking Requirements

• Two on-site parking spaces, or one space per every four approved occupants, whichever is fewer.

Minimum Stay Requirements

• Vacation Rentals require a two-night minimum stay to reduce turnover and neighborhood impact.

License Fees

• Short-Term Rental License: $350 for the initial license and $250 for renewal.
• Vacation Rental License: $500 for the initial license and $300 for renewal.

License Limits

• The number of Vacation Rental Licenses is limited by geographic area: Upper St. Vrain CCD (194 licenses), Bald Mountain CCD (83 licenses), and no licenses in the Plains area.

Proof of Residency

• Proof of residency can be eased by presenting a Colorado state-issued driver’s license or identification card along with a sworn Statement of Primary Residence.

Non-Conforming Use

• Existing Secondary Dwelling Short-Term Rental licenses will be allowed to continue as non-conforming uses if they adhere to previous licensing guidelines.

Top Neighborhoods for Airbnb Revenue in Boulder, Colorado

1. Downtown Boulder

Downtown Boulder is a hotspot for Airbnb revenue due to its central location and proximity to key attractions. Guests love the area because it is within walking distance to the Pearl Street Mall, numerous restaurants, cafes, bookstores, and the University of Colorado (CU) Campus. The area also offers easy access to hiking trails such as Mt. Sanitas and Chautauqua Park.

2. Mapleton Hill

Mapleton Hill is highly desirable for its quiet, tree-lined streets and mid-century modern homes. This neighborhood is appealing due to its walking distance to Pearl Street, Mt. Sanitas trails, and other downtown amenities. The stylish and tastefully decorated homes, often with Western wildlife and Rocky Mountain themes, add to the neighborhood's charm.

3. West Pearl

The West Pearl area is coveted for its spectacular location, just a short stroll from Boulder's charming local cafes, restaurants, and the downtown Pearl Street Mall. Guests appreciate the well-equipped suites, high-speed internet, and amenities like wet bars and washer/dryers. The proximity to mountain parks and trails is also a significant draw.

4. North Boulder

North Boulder offers luxury studios and suites that are highly rated for their upscale decor, original art, and newly remodeled amenities. Guests enjoy the quiet neighborhood, walking distance to shopping, and the convenience of being close to both trails and town. The panoramic views and access to parks and bike paths are additional attractions.

5. Spanish Hills

Located in the exclusive Spanish Hills area, this neighborhood offers peaceful and newly remodeled studios with gorgeous views. Although slightly further from central Boulder, it is only 15 minutes away and offers a serene environment with easy access to Louisville's restaurants and shops. The discounted rates due to ongoing landscaping add to its appeal.

These neighborhoods are particularly appealing due to their:- Central Locations: Close proximity to Pearl Street Mall, restaurants, cafes, and hiking trails.- Amenities: Well-equipped suites, high-speed internet, washer/dryers, and private hot tubs.- Scenic Views: Panoramic views of the mountains and fresh mountain air.- Accessibility: Walking distance to key attractions and easy access to public transportation and bike paths.- Local Charm: Stylish decor, original art, and a blend of adventure and cultural experiences.

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

Defining Your Aesthetic

• Reflect Local Style: Incorporate a mix of modern, rustic, and mountain-themed elements to align with Boulder's unique blend of outdoor charm and urban sophistication.

Room-by-Room Considerations

Bedrooms

• High-Quality Beds: Opt for solid, easy-to-clean beds with storage options like storage beds to maximize space. Choose memory foam mattresses for durability and comfort.
• Linens and Towels: Use high-quality, durable towels in neutral colors that can be bleached. Provide cotton sheets, blankets, and comforters for a cozy feel.

Bathrooms

• Essential Amenities: Ensure ample storage for toiletries and personal items. Provide a hairdryer, basic toiletries, and a first-aid kit.
• Mirrors and Lighting: Install a full-length mirror with a stylish frame and ensure there is a power socket nearby for hair dryers and straighteners.

Living Areas

• Durable Furniture: Choose sofas with washable covers to ensure ease of maintenance. Consider a sofa bed to increase guest capacity.
• Cozy Seating: Opt for comfy, lightweight chairs that are sturdy yet easy to move around. Darker chairs can hide stains better.

Dining Areas

• Functional Tables: Select a dining table that is tough and resistant to wear and tear. Use tablecloths, runners, and decorative items to enhance the look.
• Comfortable Chairs: Use chairs made from sturdy yet light materials to accommodate various guest weights.

Kitchens

• Essential Appliances: Equip the kitchen with a coffee maker, microwave, toaster, kettle, blender, and sharp knives. Stock up on basic cookware, utensils, and dinnerware.
• Storage: Ensure plenty of space for food, including a pantry or cupboards. Provide sealed containers for leftovers and dry goods.

Workspaces

• Functional Desks: Provide a sturdy desk and a comfortable chair for guests who need to work. Ensure good lighting and easy access to power outlets. High-speed internet is crucial.

General Tips

Storage and Organization

• Smart Storage: Use beds with drawers, wall hooks, pegboards in the kitchen, and stackable containers to maximize space and keep the area tidy.

Lighting and Mirrors

• Enhance Space: Use mirrors to make the space feel bigger and brighter. Ensure good lighting throughout the property.

Accessibility and Safety

• Accessibility Features: Consider making your Airbnb accessible to guests with disabilities by adding ramps, wide doorways, and grab bars in bathrooms.
• Safety Equipment: Install smoke detectors, carbon monoxide detectors, and a first aid kit. Consider a safe for valuables.

Outdoor Spaces

• Inviting Outdoor Areas: If applicable, furnish patios or balconies with durable yet stylish outdoor furniture to reflect the natural beauty of Boulder.

Budget and Sourcing

Budgeting

• Gradual Decor: Decor can be added gradually over time. Start with impactful yet inexpensive items like travel posters or thrift store finds.

Sourcing Furniture

• Thrift Stores and Online: Use a combination of thrift stores, Craigslist, Facebook Marketplace, and online retailers like Amazon and Wayfair to find a mix of vintage and new furniture that fits your aesthetic.

By following these tips, you can create an inviting and stylish Airbnb in Boulder, Colorado, that reflects the city's unique charm and appeals to a wide range of guests.

Discover Boulder, Colorado: Top Attractions and Insider Tips

Must-Visit Attractions

• Pearl Street Mall:

• A pedestrian-only street lined with over 200 retailers, restaurants, and entertainment venues. It's the heart of Boulder's downtown area and a great place to explore local culture.

• The Flatirons:

• Iconic rock formations that offer stunning scenery and various hiking trails. Perfect for outdoor enthusiasts and photographers.

• Chautauqua Park:

• A historic park with beautiful trails, picnic areas, and stunning views of the Flatirons. It's a great spot for hiking and relaxation.

• Boulder Theater:

• A historic theater hosting various performances, including live music, dance, and art-house films. Check the schedule for upcoming events.

• Boulder Dushanbe Teahouse:

• A unique teahouse with colorful interiors and a variety of teas. It's a great place to unwind and enjoy local cuisine.

Insider Tips

• Local Dining and Breweries:

• Boulder is known for its vibrant food and drink scene. Recommend local favorites like Avery Brewing Company and the Boulder Farmers Market on Saturdays.

• Outdoor Activities:

• Encourage guests to explore lesser-known spots like Heil Valley Ranch and Betasso Preserve for hiking and biking. Boulder Creek is also great for kayaking.

• Getting Around:

• Inform guests that Boulder has a robust bus system (HOP and SKIP) and the Regional Transportation District (RTD) for easy travel without a car. Bike rentals are also available, and the city has numerous bike lanes.

• Arts and Culture:

• Suggest visiting the Boulder Museum of Contemporary Art and catching a performance at the historic Fox Theatre or the Colorado Shakespeare Festival.

• Day Itineraries:

• Provide guests with suggested itineraries such as:

  • Sipping coffee at Trident Bookseller & Café
  • Browsing local shops in Old North Boulder
  • Dining at the foot of the Flatirons
  • Exploring state parks and scenic viewpoints like Panorama Point.

• Seasonal Activities:

• Depending on the time of year, recommend activities like skiing and snowboarding in winter, hiking and biking in summer, and enjoying the fall colors of the aspens.

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

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

To ensure a smooth and successful short-term rental business in Boulder, Colorado, several practical tips can be implemented:

Noise Regulations and Guest Communication

Inform your guests about the city's noise regulations and quiet hours to avoid any potential issues. Include this information in your digital and physical house manual to set clear expectations from the outset.

Comprehensive House Manual

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

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with clear instructions on how to access the property, and include photos to help them navigate any specific steps, such as parking instructions.

Additional Tips

• Ensure compliance with Boulder's strict short-term rental regulations, including obtaining the necessary license and adhering to primary residency requirements.
• Maintain the property according to the city's minimum construction, design, and maintenance standards, and ensure all safety equipment is operational.
• Collect and remit the required lodging tax to stay in compliance with local laws.

By following these tips, you can enhance the guest experience, reduce potential issues, and ensure your short-term rental business operates smoothly and successfully in Boulder, Colorado.

Here is a brief list of house cleaning providers in Boulder, Colorado:

House Cleaning Services in Boulder, CO

Two Maids

• Provides comprehensive house cleaning services, including one-time deep cleans and recurring cleanings.
• Supplies all necessary cleaning equipment and products.
• Team of experienced, trained, and fully bonded and insured cleaners.

Merry Maids of Boulder

• Offers expert cleaning services with over 40 years of experience.
• Provides services to help maintain a clean and healthy home, giving you back your time.

Rocky Mountain Cleaning Company

• Offers full-service house and window cleaning in the Greater Boulder area.
• Uses environmentally friendly cleaning solutions and modern equipment like HEPA filtered vacuums.

Dandelion Cleaning

• Provides reliable, trustworthy, and sustainable cleaning services.
• Serves Boulder County and offers services like deep cleans and regular maintenance cleaning.
• Known for their attention to detail and customer service.

Various Independent Cleaners

• Several independent house cleaning services are also available in Boulder, CO, with an average rate of $22/hr and an average experience of 4 years among the cleaners.

Short-Term Rental Management Fees in Boulder, Colorado: A Range of 10%-30% of Rental Revenue

In Boulder, 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 and scope of services 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, often ranging between 20% to 30% of the rental income.

Basic services, which might include only essential tasks like rent collection and property inspections, may incur lower fees, potentially around 10% to 12% of the monthly rental income. Additionally, hosts may need to account for extra fees related to cleaning, repairs, or design services, which can further impact the overall cost of managing their short-term rental properties. Understanding these fee structures is crucial for hosts to manage their expenses effectively and ensure compliance with Boulder's stringent short-term rental regulations.