BUYING · 6 MINUTE READ

Can You Rent Out Your Aspen Vacation Home? What to Know Before Counting on Rental Income

By Kristin Balko, Luxury Real Estate Broker, Douglas Elliman Aspen | Snowmass
Published November 5, 2026

“Can I rent it out when we’re not here?” comes up with nearly every second-home buyer. I also help owners and guests with vacation and long-term rentals, from the lease and deposits to check-in and check-out, so I see both sides. Here’s what I tell buyers before rental income becomes part of the plan.

Is it legal to rent out a home in Aspen or Snowmass?

In most cases you can, with the right permit. The City of Aspen, the Town of Snowmass Village and unincorporated Pitkin County each have their own short-term rental permit, and the rules change often, so ask your agent before you buy.

Because the rules keep moving, I check the current requirements for every property a buyer is serious about. A home that can’t be rented the way you expect is a very different investment.

What do HOAs allow?

This is where many buyers get surprised. A condo or townhome can sit in a town that allows rentals and still have HOA rules that limit them, such as minimum stays, a required rental program, or no short-term rentals at all. Before you make an offer, read the declarations and rules, or let me pull them for you.

Short-term or long-term rental?

Short-term rentals (nightly or weekly) earn the most during peak winter and summer weeks, but they take the most work: cleaning, guest communication, wear and tear, and slower shoulder seasons in spring and fall.

Long-term rentals (over 30 days) are steadier and simpler to manage, with fewer turnovers. You give up flexibility to use the home yourself.

Many owners mix the two, or rent only the weeks they won’t be here. The right answer depends on how often you plan to use the home.

What comes out of rental income?

• Property management and booking fees
• Cleaning and linens between stays
• Lodging and sales taxes on short-term stays. Stays of more than 30 days don’t pay short-term rental tax. For shorter stays, the combined rate ranges from about 13.05% to 22.35% depending on where the home is, and it changes often, so ask your agent for the current rate on any property you’re considering.
• HOA dues, utilities and snow removal
• Insurance, which has tightened in resort markets
• Furnishing, maintenance and repairs

How do I estimate rental income before I buy?

Don’t rely on an optimistic projection. Ask for the property’s actual rental history if it has one, and look at how similar homes nearby have performed through a full year, not just the best weeks. I can pull comparable rental information and prepare a pro forma for you.

My checklist before you count on rental income

1. 01Confirm the town or county permit rules for that exact address.
2. 02Read the HOA rules for minimum stays and rental limits.
3. 03Ask for real rental history, a full year of it.
4. 04Budget every cost: management, cleaning, taxes, HOA and upkeep.
5. 05Decide how many weeks you want to use it yourself, then work backward.

This article is general information, not legal or tax advice. Rental rules change; confirm current requirements with the City of Aspen, the Town of Snowmass Village, Pitkin County and the property’s HOA.