Short-Term Rental Changes

breckenridge co

The most current change on short-term rentals is that the Board of County Commissioners approved a resolution on May 24, 2022, to pass a temporary nine month moratorium on the acceptance and issuance of land use approvals for commercial lodging operations, including Short-Term Rental licenses in the Neighborhood Overlay Zone in unincorporated Summit County. This moratorium does not apply to properties within the Resort Overlay Zone. This moratorium took effect at 3:35 p.m. on Tuesday, May 24, 2022.

Blue River

  • 20% of homes in Blue River are licensed as short term rentals.
  • In Blue River, you are required to obtain a short term rental license and to collect and remit taxes.
  • The Town of Blue River Board of Trustees have discussed Short-term Rentals, at this time, there is no proposal for restrictions.
  • Occupancy limits in Blue River during the period of any short-term rental may not exceed two persons for each bedroom plus a total of two additional persons.


breckenridge co
  • The Town of Breckenridge has enacted a cap on short-term rental licenses that affects the majority of properties in the town limits.
  • Town new cap on new short-term rental licenses applies to non-exempt units and is set at a maximum of 2,200 licenses.
  • Currently there are more than 3,000 non-exempt licenses.
  • The new ordinance went into effect November 2, 2021.
  • The exempt properties from this new cap are properties that have an on-site front desk and security that is staffed 24-hours a day, as well as a central phone system.
  • The rental units within the properties listed below are exempt from the cap ordinance because they are a part of a condominium/hotel that has an on-site 24 hour staffed desk, a 24 hour telephone system that is monitored by a person, and 24 hour private security capable of responding to complaints involving the property’s accommodation units within a reasonable amount of time.
    • – BLUESKY
  • The Four O’ Clock subdivision and Ski Watch condos are both located in unincorporated Summit County but also exempt at a county level (see Resort Overlap Zone maps in the Summit County information below)
  • Keep in mind a short-term rental is defined as less than 30 consecutive days, so you could still advertise monthly and seasonal rentals.
  • This is a helpful FAQ short term rental link
  • An accommodation unit license is required for all properties that are being or are anticipated to be rented short-term. Short-term rental means nightly rentals of less than 30 consecutive days. The annual license fee is based on the number of bedrooms in the accommodation unit, and ranges from $75-$175.
  • Beginning January 1st, 2022, the town has implemented a new regulatory fee to replace the pervious administrative fee. The regulatory fee is calculated at $400 per bedroom per year in addition to the business and occupational license tax listed above. Every licensed short term rental property is a subject to the new fee. There are no properties that are exempt from it.
  • To learn more about both the accommodation unit license and the regulatory fee click here.
  • The current short-term rental occupancy limits in Breckenridge allows two people per bedroom plus four additional people.
  • The Town Council created a Tourism Overlay District Task Force in October immediately after passing the cap ordinance as a next step in refining STR regulations. The task force members are a mix of property managers, STR owners, real estate agents, and community members. This group has been exploring what areas of town to allow a higher saturation of STR licenses. currently proposed map.

Waitlist information from the Town of Breckenridge

  • I just bought a property in Breckenridge. Now what? The Town of Breckenridge has a limit of 2200 active short-term licenses. Currently there is no availability for issuance of new licenses. Please go to: you would like to be placed on the waiting list.
  • This will allow the proper time and date stamp for each request. Exemptions will be reviewed and processed accordingly.
  • Waitlist applications will be stored and published at the Town of Breckenridge website once a month following the ordinance effective date of 11/02/2021.
  • Please do not submit any paper requests or direct property registrations through MuniRevs since that will not properly time stamp your request and it may affect your spot on the waitlist.
  • Please contact us at 970-547-3101 or with questions.

The Town of Breckenridge short-term rental plan details:

  • Reduce permits through attrition. As properties are sold, or licenses are turned in, the permit level will be reduced.
  • Once the 2,200 level is achieved in several years, the town will issue licenses based on a waiting list.
  • A 6 month temporary short-term rental license can be issued to the purchaser of a short-term rental licensed property to help fulfill current bookings.
  • Waitlist members will have 5 days to apply for a license after being notified that they are eligible. (reduced from 20 days)
  • Units for which a building permit is issued in effect on Sept. 14, 2021 may apply for a license within 20 days of receiving a certificate of occupancy.
  • Transfers pursuant to a valid real estate contract that was fully signed prior to Sept. 28, 2021 provided the sale in complete within six months of signing the contract.
  • On November 23rd, 2021 the Town Council passed a new ordinance No. 35 amending Chapter 1, Title 4 of the Breckenridge Town Code concerning the annual accommodation unit regulatory fee. Please find the entire ordinance text here.
  • The regulatory fee will be $400 per studio/bedroom per year for 2022 in addition to the current business and occupational license tax. The regulatory fee is required to be kept separate from the Town’s general fund. All dollars generated by this regulatory fee will be used to support the Town’s workforce housing policies and programs, including buy downs, lease to locals, acquisition of deed restricted units, and/or construction of new units.
  • The billing for 2022 will be loaded in our new software on December 28, 2021, and due by January 27, 2022. We will notify the license holders via email from
  • The 2021 expired license will be under a grace period until January 27, 2022, awaiting confirmation of the renewal by submitting a payment.
  • 2022 license billing will not be loaded in The renewal billing will be available through only.
  • Per Breckenridge Town Code 4-1-8-3 Special Conditions of License; Advertisement of an Accommodation Unit, it is the responsibility of the accommodation unit owner to provide current property information to the Town of Breckenridge, including listing numbers and platforms utilized.
  • If you received a notification and your property is not in the Town Limits of Breckenridge, please contact Airbnb directly to update your taxing jurisdiction. To locate your taxing jurisdiction, please visit and search for your property. In the lower left hand box you will see “Jurisdiction”.
  • Airbnb is collecting Town of Breckenridge Sales and Accommodation Taxes on bookings made on or after October 1, 2019.
  • VRBO is collecting Town of Breckenridge Sales and Accommodations Taxes on bookings made on or after January 1, 2020* For all bookings prior to January 1, 2020, owners are responsible for collecting and remitting Town Sales Tax (2.5%) and Accommodations Tax (3.4%), a total of 5.9%.

Summit County (Any Properties Not in Town Boundaries)

  • Summit County Commissioners approved an ordinance creating a new short-term rental license structure on December 16th, 2021.
  • Summit County has adopted STR Overlay Zones to acknowledge the distinction between neighborhoods and resort communities. If your property is located in the STR Resort Overlay Zone (which includes, Keystone, Copper Mountain, Tiger Run Resort, and unincorporated areas at the base of Peak 8 in Breckenridge), you will apply for a Resort License. Resort Licenses have greater occupancy, allowances, and no restrictions on the number of nights rented.
  • Any property rented for more than 30 consecutive nights is considered a long-term rental and not subject to the following rules.
  • Residential zoning includes all other unincorporated areas of the County.
  • If your property is not located in the Resort Overlay Zone then it is in the STR Neighborhood Overlay Zone. If your property is located in the STR Neighborhood Overlay Zone, you will need to apply for either a Type I, Type II, or Type III License. The vast majority of Neighborhood Zone Licenses will be Type II.
  • Occupancy in the Neighborhood Overlay Zone is limited to a maximum of 2 people per bedroom plus 2.
  • There are three types of permits for properties in these areas a property owner can apply for. There are no caps on the amount of short-term rental licenses. Property owners can choose which permit makes the most sense for them.
  • Type One is for primary homeowners who is present and short-term rents either a room in their home or their entire property for up to 60 nights a year. When the property owner is present and offering a bedroom for rent, there will be no limit on the number of nights that the bedroom may be rented annually. When the property owner is out of town and wishes to rent the entire home, a maximum of 60 nights per year will be permitted.
  • Type Two is for second homeowners who want to use their property and rent it. This license type will allow owners to rent their property for no more than 135 nights a year while using it for themselves for the rest of the year. The remainder of the year, the property owner may use the residence in any manner which is compliant with all other codes and regulations. For information on long term renting, please visit the Summit Combined Housing Authorityand Lease to Locals websites.
  • Type Three is for owners who want to rent for more than 135 nights and also includes investment properties that want to rent year-round. An application for a Type III license will only be accepted once a property owner has received approval for a Conditional Use Permit (CUP) from the Planning Department. Conditional Use Permits are discussed in Section 3821.05 of the STR Regulations and Section 12300 of the Land Use and Development Code.
  • A CUP and Type III license would allow property owners to rent more than 135 nights per year. In addition, lots in excess of 40,000 sq. ft. may request greater occupancy which will be reviewed in the CUP process.
  • The minimum standards to request a CUP review are differentiated by building type as described below:
  • Single Family- Must meet one of the two requirements: 100 ft. separation between all indoor and outdoor occupied spaces on the STR property and all neighboring properties, including but not limited to: residences, attached garages, patios, hot tubs, fire pits, and decks OR
  • An approved accessory dwelling unit (ADU) on the property that is occupied by a local resident employed in Summit County for a minimum of 30 hours per week
  • Multi-Family- Must meet all 3 of the following requirements:
  • Direct shuttle to ski area or transit stop within 100 ft. of property.
  • Recreational shared amenities, at least 3 of the following: pool, hot tub, sauna, tennis/pickle ball court, game room, or other substantial amenity as approved by the Review Authority.
  • A minimum of 100 units in the HOA
  • A pre-submittal meeting is required for all CUP applications. Once you have all required documents, please call the Planning Department at 970-668-4200 to set up an appointment.
  • If you have an existing active STR license as of 12/16/2021 in the Resort Overlay Zone, during renewal in September 2022 your current license will be converted to a Resort Type License. The regulations in the Resort Zone will remain unchanged.
  • If you are in the Neighborhood Overlay Zone and you have an active STR license or applied for a license before the new regulations were adopted on December 16, 2021 you will have until September 2025 to convert your current license to one of the new license types. However, you may elect to convert during any renewal period prior to 2025.
  • Summit County Short Term Hotline 668-4186
  • For occupancy limits and regulations, click on the ordinance and regulations button below and reference section 6.1 f


  • new ordinance sets up a fee structure and introduces an occupancy cap for short-term rentals.
  • Dillon has 1,356 housing units and 357 of them, or 26%, had a short-term rental license as of mid-November 2021
  • On February 15, 2022 The Dillon Town Council unanimously passed short term rental occupancy limits to 2 guests per bedroom plus 2 with no exceptions.
  • The STR Application fee has increased from $50 to $250. With the additional revenue from these application fees the town plans to create a complaint hotline.
  • Short-term rentals must now provide permitted or designated parking spots at a rate of one space per bedroom plus one additional space. Studios only need to require one designated parking space. The required spaces can be lowered for every two people removed from the short-term rental unit’s maximum occupancy limit.
  • If the owner cannot provide the necessary required parking, then they can have guests park at town-owned lots. However, owners will have to pay a $300 per space short-term rental annual parking fee at the time of the license application. The fee is $300 per space based on the town’s costs of maintenance, stripping, overlays, snow removal, administrative costs and enforcement in their parking lots.
  • The new ordinance also establishes penalties of $20 per month and an interest rate of 1% per day for late payments on short-term rental licenses, with revocation of the license after 30 days.


Frisco Mt Royal
  • Each STR unit is required to have a Short-Term Rental license and pay taxes.
  • The STR license application fee is $250 per year
  • A 24/7 Emergency Contact (Responsible Agent) who is available 24 hours per day/7 days per week to respond to and resolve complaints must be designated.
  • There is a maximum occupancy of 2 individuals per bedroom plus 4 additional occupants. For example – if you have a 2 bedroom unit, your maximum occupancy is 8.


Silverthorne Real Estate

  • A valid short-term rental license is required for each short-term rental property.
  • Deed-restricted properties are prohibited from being rented on a short-term basis.
  • Individual homeowner associations may have requirements, restrictions and covenants related to short-term rentals.
  • If the short-term rental property is part of a duplex, the owner of the adjoining unit is required to be provided written notice seven days prior to filing an application.
  • The license is required regardless of how the properties are marketed (through a management company, on-line through websites such as VRBO and Airbnb, newspaper ads, word of mouth, etc.).
  • The license number must be displayed in all advertising for the property.
  • Short-term rental licenses are non-transferable/non-refundable in event of property sale.
  • The maximum occupancy for a property is two people per bedroom plus two people. All reservations and advertising needs to comply with the maximum occupancy for the property. The number of bedrooms for a property is determined by the Summit County Assessor’s Office.

The Surrounding Counties and Towns that We Serve at Luxury Mountain Lifestyles


  • The town of Leadville has a cap set at 12% of the available housing stock.
  • They are not currently accepting any new licenses as they are at or near the cap.
  • The 12% only applies within city limits. Outside of city limits, applicants would apply with Lake County for their short-term rental permit.
  • The short-term rental occupancy limits in the Town of Leadville are 2 persons per bedroom and 2 additional persons.

Alma & Fairplay

  • Short-term rental occupancy shall not exceed the design capacity of the on-site wastewater treatment system. The permitted occupancy shall be stated on the short-term rental license.


  • All property owners desiring to engage in the short term rental of a residence in unincorporated Grand County must apply for a Short Term Rental Permit with the Department of Community Development.  These permits will need to be applied for on an annual basis, as they will expire one year from the day they are approved.

Published by Tessa Lindblade

Tessa is a Summit County Native, and entered the real estate profession in 2015, and with a good “eye for the details,” has been working alongside her mom, Nancy for the extensive training needed while adding to the multi-dimensional services that a “team” approach offers. She is your next, younger generation real estate broker… here to stay and being 100% personally invested in her real estate career and the successful future of Summit County.

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