Snowmass Condo-Hotel Vs Private Condo: Which Fits You?

Picture this: a bluebird morning in Snowmass, skis by the door, and a place that pays you back when you are away. The question many buyers face is how to own it. Do you choose a condo-hotel with full services or a private condo with more control? You want clarity on owner use, rental income, costs, and financing before you commit. This guide breaks it down and gives you a simple decision framework you can use right away. Let’s dive in.

Condo-hotel vs private condo

How each is owned and run

A condo-hotel is an individually owned unit inside a property that operates like a hotel. Guests book through the hotel, and owners often join a rental pool or sign a management agreement. Private condos are standard condominiums where you control occupancy and rentals, subject to HOA documents and local rules.

Both options come with a deed, but condo-hotel ownership usually includes a binding agreement with the hotel operator and stricter house rules. Private condos are governed by the association’s CC&Rs and bylaws and typically allow more day-to-day control.

Control vs convenience

• Private condo: more control over your calendar, vendors, and interior choices, subject to HOA rules.
• Condo-hotel: less control over use and standards, less work on operations and guest logistics.
• Guest experience: condo-hotels deliver consistent hotel-level services, which can support nightly rates but may raise dues and program fees.
• Positioning: condo-hotel units compete as hotel rooms. Private condos compete in the short-term rental market with varied amenities and management styles.

Owner use and rental rules in Snowmass

Common condo-hotel patterns

Many condo-hotels set owner-use windows and require participation in the rental program for part or all of the year. High-demand holiday weeks often have blackout dates, and owner nights may be limited or carry extra fees. Owner reservations can have advance priority but may still be curtailed during peak periods.

Action: request the property’s condo documents and the hotel or operator agreement to verify owner-use allotments, blackout dates, and fees for additional nights.

Private condo flexibility

Private condos generally allow more flexibility for owner stays and rental choices, within HOA and local rules. You can self-manage, use a third-party manager, or keep the property for personal use only. Always confirm that zoning and the HOA allow your intended rental duration.

What to ask before you buy

• How many owner nights are guaranteed and when.
• Whether peak weeks are reserved for the rental pool.
• Minimum rental participation requirements, if any.
• Any penalties or fees for opting out of a rental program.

Rental programs and revenue sharing

Condo-hotel rental pools

In a condo-hotel, the operator handles reservations, marketing, housekeeping, check-in, linens, and guest services. Revenue is typically split after fees according to the management contract. Services can include professional photography, dynamic pricing, and central reservations. Performance varies by building and season.

Direct rentals in private condos

If you own a private condo, you keep gross rental income and choose how to manage. Full-service short-term rental managers often charge 20 to 40 percent depending on scope. You will also account for housekeeping, supplies, and channel fees. The result can be attractive net income, but it requires more oversight unless you hire a manager.

Data to request from sellers or managers

• At least 12 months and ideally 3 years of occupancy and average daily rate by month.
• Historical gross revenue and net owner distributions.
• Itemized expense schedule: management fee percent, housekeeping and turnover costs, marketing and channel commissions, reserve contributions.

Local rules and taxes to confirm

Licensing and lodging taxes

Snowmass Village and Pitkin County require short-term rental licensing, business permits, and lodging or sales tax collection. Rules evolve to manage visitor impacts, so you should verify current requirements with local offices. Operators often collect and remit taxes, but your agreement should confirm who is responsible.

Zoning, HOA, and deed restrictions

Confirm that zoning and HOA rules allow your planned use, whether nightly rentals or seasonal stays. Some developments include workforce housing or deed restrictions that limit resale or owner occupancy. Ask your broker and attorney to confirm the title is free of restrictions that conflict with your goals.

Costs, financing, insurance, and taxes

Operating costs you will see

• HOA dues: often higher for condo-hotels that staff front desks, concierge, maintenance, and amenities.
• Management and rental fees: hotel operators charge a split of revenue plus fees. Private managers typically charge 20 to 40 percent for full service.
• Housekeeping and turnovers: charged per stay, either billed to the guest or deducted before owner split.
• Utilities and Internet: sometimes included in condo-hotel dues, often separate for private condos.
• Property taxes and assessments: owner responsibility in both models.
• Capital reserves and replacements: furniture and equipment require periodic refresh.
• Marketing and channel fees: distribution costs apply to both models.

Financing realities in resort projects

Many condo-hotel projects are treated as non-warrantable by conventional lenders. That can mean higher down payments, different underwriting, or the need for portfolio or jumbo loans. Lenders may not count projected rental income without an operating history, and they can classify the unit as a second home, investment, or even commercial depending on the project.

Action: prequalify with lenders who understand condo-hotels in Pitkin County. Ask about the specific development you are considering.

Insurance and liability

Condo-hotel units may require commercial hospitality coverage or special endorsements. Private condos used as short-term rentals typically need a landlord or HO-6 policy with rental coverage. Clarify what the association insures and what you must cover, especially liability related to guests.

Tax basics to plan

You will report rental income and related expenses. Many furnished rentals qualify for depreciation, and furniture may be depreciated faster than the building. Short-term rental income is often passive and subject to rules that can limit losses. 1031 exchanges may be possible for investment units, though mixed personal use adds complexity.

Action: consult a tax advisor who works with resort rentals to model cash flow, depreciation, and any passive activity limits.

Amenities and performance in Snowmass

Service and amenity tradeoffs

Condo-hotels often include front desk and concierge, on-site dining, daily housekeeping, ski valet, spa or fitness, and in-resort sales channels. These services can support higher nightly rates and occupancy, but dues and program fees rise with service levels. Many private condos in Snowmass offer quality amenities such as pools, hot tubs, ski lockers, and fitness rooms, though daily staffing is less common.

Seasonality and demand drivers

Winter is the primary season, with peak weeks around holidays, MLK, and Presidents’ Week. Spring and late fall are quieter. Summer brings hiking, biking, and notable events in Snowmass and nearby Aspen, which can create strong secondary peaks. Condo-hotels often capture both leisure and corporate travel through central reservations. Private condos tend to rely on leisure channels and owner-driven marketing.

Performance metrics to review

• Monthly occupancy and average daily rate for at least one year.
• Gross revenue, expense detail, and net owner distributions.
• RevPAR or similar metrics if provided.
• Booking channel mix, including direct and OTA sources.
• Unit performance compared to the building average, if available.

Decision framework: which fits you

Quick self-assessment

• Primary goal: If you want a second home with maximum control, a private condo often fits. If you want hands-off income with hotel services, a condo-hotel can be right.
• Service level: If you value concierge, housekeeping, and on-site support, lean condo-hotel. If you prefer to choose vendors and customize, lean private condo.
• Fee tolerance: If you accept higher dues and a lower net revenue share in exchange for convenience, consider condo-hotel. If you want to keep more gross income and manage decisions, consider private.
• Financing: If you need traditional conventional financing, private condos can be easier. If you have flexibility for portfolio or jumbo terms, condo-hotel may still work.
• Use flexibility: If unrestricted owner nights and custom rental strategy are critical, private condos typically offer more freedom.
• Resale and liquidity: Recognize that condo-hotels can have a narrower buyer pool, while private condos may appeal more broadly.

Buyer checklist before you write an offer

• Obtain CC&Rs, bylaws, hotel or operator agreement, HOA budgets, and reserve studies.
• Request 3 or more years of rental performance or manager P&Ls, including occupancy and ADR by month.
• Confirm owner-use allotments, blackout dates, minimum rental requirements, and any owner-use fees.
• Verify STR licensing and lodging tax responsibilities with Snowmass Village and Pitkin County.
• Speak with lenders about programs for the exact building and unit type.
• Get an insurance quote that reflects hotel rental versus private rental.
• Review tax treatment, depreciation, passive activity rules, and 1031 exchange options with a CPA.
• Review sales of comparable condo-hotel and private condo units in Snowmass for pricing and time on market.

Real-world scenarios

You want turnkey service and income

You visit a few weeks a year, and you prefer concierge, housekeeping, and on-site support for guests. A condo-hotel can align with your goals, even if the operator takes a larger share of gross revenue. The tradeoff is convenience and brand-driven demand.

You want full control and flexible use

You plan to spend long stretches in Snowmass with family and want to set your own rental calendar. A private condo allows more control over design choices, vendors, and rental strategy. You may keep more of the gross income, though you will manage more details or hire a manager.

Next steps

If you are deciding between Snowmass condo-hotels and private condos, start with your primary goal and tolerance for fees versus control. Then validate the numbers with real building data, including seasonality, net distributions, and all-in costs. A clear side-by-side view will make the path forward obvious.

If you would like a discreet, concierge-level review of options, performance data, and financing paths, connect with Tara Slidell. You will get local insight, curated property fits, and coordinated due diligence from a hospitality-rooted advisor.

FAQs

Can I use my Snowmass condo-hotel unit whenever I want?

• Not always, because many condo-hotels have owner-use allotments and peak-season blackout dates that require units to remain in the rental pool.

How do rental fees impact my net income in Snowmass?

• Fees vary, but condo-hotel operators take a share of gross revenue and charge service fees, while private managers often charge 20 to 40 percent for full management.

Is financing a Snowmass condo-hotel the same as a standard condo?

• Often not, since many condo-hotels are non-warrantable and may require higher down payments, portfolio or jumbo loans, and different underwriting.

Who handles lodging tax for Snowmass short-term rentals?

• Operators often collect and remit lodging and sales taxes, but you should confirm the process and your obligations in the management agreement and local rules.

Will a condo-hotel in Snowmass achieve higher nightly rates than a private condo?

• Possibly, because branding and services can support higher rates, but your net depends on fees, revenue splits, and actual occupancy across seasons.

Can I opt out of a Snowmass condo-hotel rental program later?

• Policies differ by project, and some require participation or impose penalties or higher dues to opt out, so review the owner agreement and CC&Rs carefully.