Airbnb & VRBO Performance in Breckenridge Colorado.

Breckenridge, Colorado Short-Term Rental Regulations for 2024

Zone-Specific Regulations

Resort Zone

• Unlimited short-term rental licensing, but a license from the town is still required.
• Primarily consists of condo complexes and resort accommodations intended for tourism.

Zone 1 (Tourism Zone)

• 1,817 housing units, with 92% allowed to hold an STR license.
• As of September 2024, 1,283 out of 1,680 possible licenses are in circulation, leaving nearly 400 licenses available.

Zone 2 (Downtown Core)

• 257 housing units, with 51% allowed to hold an STR license.
• 142 licenses issued, exceeding the 130 allotted; new applicants must register for a waitlist with wait times estimated between 5 to 10 years.

Zone 3 (Single Family Residential Areas)

• 3,825 housing units, with 10% allowed to hold an STR license.
• 390 licenses allotted, with 1,223 existing licenses active; wait times may be as long as 20 years.

Licensing and Fees

• An STR license is required for all short-term rentals.
• The license is vacated when the property is sold and cannot be transferred.
• Annual regulatory fee: $756 per studio or bedroom.

Occupancy Limits

• Occupancy limit for non-studio units: 2 persons per bedroom plus 4 additional persons.
• Occupancy limit for studio units: 4 persons total.

Other Regulations

• Properties must comply with the Business and Occupational License Tax (BOLT) and the regulatory fee.
• There are no restrictions on the number of nights a property can be rented in the Resort Zone, but other zones have specific caps and regulations.

Grandfathered Properties

• Properties that had an STR license when the regulations were introduced are allowed to keep their licenses.

Legal and Administrative

• Regulations have survived legal challenges, with courts ruling that the limitations are rationally related to controlling noise, parking, and waste disposal issues.
• Homeowners can register for an STR license waitlist or contact the Town of Breckenridge for more information.

Top Neighborhoods for Airbnb Revenue in Breckenridge, Colorado

Why Breckenridge?

Breckenridge is one of the most lucrative markets for Airbnb in Colorado, known for its luxurious ski resort, rich history, quirky museums, fine dining, and year-round activities such as fly fishing, hiking, and mountain biking.

Neighborhoods Generating the Most Airbnb Revenue

1. Peak 8 and Surrounding Areas

• Appeal: These areas are highly sought after due to their proximity to the Breckenridge Ski Resort. Properties here often offer ski-in/ski-out access, making them ideal for winter sports enthusiasts.
• Revenue Potential: High demand and premium pricing, with daily rates often exceeding $300-$400 per night.

2. Main Street and Downtown Breckenridge

• Appeal: Guests are drawn to the vibrant downtown area with its shops, restaurants, and lively nightlife. The central location provides easy access to various amenities and activities.
• Revenue Potential: High occupancy rates and strong demand year-round, driven by the area's amenities and events.

3. Carter Park and Boreas Pass

• Appeal: These neighborhoods offer a mix of residential and vacation rental properties, with easy access to hiking trails and scenic views. Carter Park is particularly popular for its family-friendly atmosphere.
• Revenue Potential: Consistent demand due to the area's natural beauty and recreational opportunities.

4. Ski-In/Ski-Out Properties Near Breckenridge Recreation Center

• Appeal: These properties are highly desirable for their convenience to ski lifts and other recreational facilities. Guests appreciate the ease of accessing ski slopes and other amenities.
• Revenue Potential: High daily rates and strong occupancy, especially during peak ski season.

5. Historic District and Nearby Condos

• Appeal: The historic district offers a charming atmosphere with old-town charm, while nearby condos provide modern amenities. Guests enjoy the blend of history and convenience.
• Revenue Potential: Steady demand from guests looking for a unique experience combined with modern comforts.

Key Statistics

• Average Daily Rate: $281
• Median Occupancy Rate: 61%
• Typical Host Income: $54,000 per year
• Number of Active Listings: 2,457.

These neighborhoods are highly appealing due to their proximity to key attractions, amenities, and recreational activities, making them lucrative for Airbnb investors in Breckenridge.

Creating an Inviting and Stylish Airbnb in Breckenridge, Colorado: Design and Furnishing Tips

1. Embrace Mountain Cabin Aesthetics

• Incorporate decor that reflects the mountain environment, such as artwork featuring mountain landscapes, wildlife, or winter scenes.
• Use natural materials like wood, stone, leather, and fur, paired with earthy tones and rustic furnishings.
• Add vintage ski decor, local craftsmanship, and historical pieces to give your property character and support local artists.

2. Balance Modern and Rustic Elements

• Opt for a mix of sleek, modern furniture and rustic pieces to create a light and airy vibe.
• Use textured, solid-colored, or subtly patterned fabrics to enhance the aesthetic.

3. Pay Attention to Lighting and Electrical Details

• Install lamps and dimmer switches to provide flexible lighting options.
• Include bedside tables and lamps for each guest, with features like USB ports or wireless charging.

4. Enhance Comfort with Luxurious Bedding and Pillows

• Offer high-quality bedding options and provide extra layers in the closet for guest convenience.
• Use pillows with different fill options, such as foam-filled or down alternative, to cater to various preferences.

5. Create Inviting Living Spaces

• Ensure the living room layout encourages conversation and provides ample space for guests to relax.
• Include comfortable seating options like poufs, and occasional tables for placing drinks.
• Consider adding a cozy reading nook with a lamp.

6. Invest in Standout Amenities

• Offer luxury upgrades such as hot tubs, spa-like bathrooms, gourmet kitchens, and fireplaces.
• Provide entertainment options like multicade machines, pool tables, and gaming consoles.
• Include smart home devices and high-speed Wi-Fi to enhance the guest experience.

7. Utilize Outdoor Spaces Effectively

• Design outdoor areas like backyards, decks, and porches to complement the indoor design.
• Add features such as fire pits, barbecue grills, and well-furnished patios to extend the indoor style outdoors.

8. Incorporate Greenery

• Add plants like Dwarf Pine, Spruce Trees, Boston Ferns, and succulents to make the space feel more welcoming.
• Use faux plants if real ones are not feasible, ensuring they look realistic.

9. Focus on Entryway Impressions

• Design the entryway to make a positive first impression, providing a welcoming atmosphere with thoughtful touches.
• Ensure guests feel special and not just another visitor.

10. Ensure Attention to Detail

• Provide all the necessities and extras to make guests feel pampered, such as clean blankets, blackout shades, and temperature control options.
• Be transparent about the property's features and limitations to align guest expectations.

Discover Breckenridge, Colorado: Local Attractions and Insider Tips

Local Attractions

Historic Main Street

• Explore the heart of Breckenridge's historic district, featuring over 200 preserved buildings from the mining era, now home to boutiques, coffee shops, restaurants, and stores. Don't miss the self-guided walking tours and historic festivals.

Breckenridge Ski Resort

• Enjoy world-class skiing and snowboarding with slopes for all skill levels. The resort offers facilities for downhill skiing, snowboarding, and tubing, along with professional instructors for lessons.

Boreas Pass Road

• Drive up this historic rail line turned road for stunning views of the valley and the Continental Divide. Visit Bakers Tank and the restored Section House. Ideal for leaf peeping in fall and snowshoeing in winter.

Breckenridge Arts District

• Immerse yourself in Breckenridge's vibrant arts scene through performances, visual arts, workshops, and classes. BreckCreate offers various creative experiences throughout the town.

Museums and Historic Sites

• Visit the Edwin Carter Discovery Center, Barney Ford Victorian House, and take mine tours at the Country Boy Mine or Washington Gold and Silver Mine to delve into Breckenridge's rich history.

Outdoor Activities

• Engage in hiking, mountain biking, ziplining, fishing, golfing, and white-water rafting during the summer. In winter, enjoy sledding, tubing, dog sledding, snowmobiling, and fat biking.

Breckenridge Distillery

• Take a guided tour of the world’s highest distillery, learn about the distilling process, and enjoy tastings of their award-winning spirits. The distillery also features an excellent on-site restaurant.

BreckConnect Gondola

• Use the free gondola ride for stunning views of the town and surrounding peaks. It links the town with the ski resort, making it a practical and enjoyable mode of transport.

Insider Tips

Getting Around

• Utilize Breckenridge's free bus system, free Main Street Trolley, and county-wide bus system to navigate the town without a car. Some hotels also offer free shuttles.

Best Times to Visit

• For skiers and snowboarders, the best time is between December and March. Summer offers a wide range of outdoor activities, while spring provides better prices and smaller crowds. Fall is ideal for leaf peeping.

Activities for All Seasons

• In winter, enjoy sleigh rides, ice skating, snowshoeing, and various winter sports. Summer is perfect for hiking, mountain biking, and attending festivals like the Breckenridge Music Festival and Breckenridge Craft Spirits Festival.

Dining and Nightlife

• Enjoy al fresco dining on patios with great views, and explore the local craft beer and distillery scene. The Breckenridge Backstage Theatre offers year-round performances in an intimate setting.

Unique Experiences

• Find the Breckenridge Troll, Isak Heartstone, on the Trollstigen trail. Take a hot air balloon ride for a panoramic view of the Rockies, or visit the High Line Railroad Park for train enthusiasts.

Festivals and Events

• Check the local event calendar for art festivals, music performances, and celebrations of craft beer and distilleries. Breckenridge hosts various festivals throughout the year that cater to different interests.

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

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

To ensure a smooth and successful short-term rental business in Breckenridge, Colorado, several key practices can be implemented. Here are some practical tips:

Noise Regulations and Quiet Hours

Inform your guests about the noise regulations and quiet hours in Breckenridge. The town has strict rules to maintain a peaceful environment, and it is crucial to communicate these rules clearly in your listing and house manual. Ensure guests understand the consequences of violating these regulations to avoid complaints and potential fines.

Comprehensive House Manual

Create both digital and physical house manuals that include essential instructions, such as Wi-Fi passwords, appliance usage, and emergency contact information. This manual should also outline the special conditions and operational requirements as per the Breckenridge Town Code, which must be posted in a clearly visible place within five feet of the accommodation’s main entrance.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with detailed instructions on how to use the smart locks and ensure they have all necessary access codes before their arrival.

Clear Parking Instructions

Include detailed parking instructions with photos in your house manual. This helps guests understand where they can park and how to navigate any specific parking rules or restrictions in the area, reducing the likelihood of parking-related issues.

By following these tips, you can enhance the guest experience, reduce potential issues, and maintain compliance with local regulations, ultimately contributing to a successful and stress-free short-term rental business in Breckenridge.

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

House Cleaning Services

Spring Cleaning Colorado

• Offers residential and commercial cleaning, junk removal, and eco-friendly cleaning services.
• Locally owned and operated, certified professionals, licensed and insured.
• Provides one-time and recurring cleaning services.

Exclusive Cleaning Summit

• Specializes in vacation rental cleaning, move-out services, seasonal deep cleans, and maintenance packages.
• Also offers carpet, tile, mattress, and upholstery cleaning.
• Provides property maintenance services including restocking supplies and laundry.

Team Clean

• Provides residential and commercial cleaning services, including vacation rental cleaning.
• Offers weekly, bi-weekly, monthly, and custom cleaning schedules.
• Specializes in health-focused cleaning, adhering to CDC sanitization guidelines and using EPA-approved cleaners.

Additional Resources

For more house cleaning services, you can also refer to the listings on Care.com, which includes various local house cleaning services with rates, reviews, and experience levels.

Breckenridge, Colorado Short-Term Rental Management Fees: A Comprehensive Overview

In Breckenridge, Colorado, short-term rental management fees generally range from 10% to 30% of the rental revenue, varying significantly based on the level of service provided. Full-service management, which includes comprehensive services such as guest communication, marketing, and maintenance, typically falls on the higher end of this spectrum, often around 25%-35% of the rental income.

Basic or half-service management options, which may exclude tasks like cleaning, guest communication, and property maintenance, tend to be less expensive, starting at around 10%-15% of the revenue. Additionally, property owners may incur extra fees for services like cleaning, repairs, and design, which can be billed separately or included in the overall management fee. The specific fees and services can vary among management companies, with some offering more inclusive packages and others requiring owners to handle certain aspects themselves.