Short-Term Rental Rules in Summit County: The Complete Guide
Own Your Summit · Buyer Education
Short-Term Rental Rules
in Summit County
One of the most common questions we hear from buyers in Summit County is some version of: "Can I short-term rent this?" The answer is almost always, "it depends." Where a property sits — which town, which zone, which basin — determines whether you can legally operate a short-term rental, how many nights you may rent per year, and whether you're starting fresh or joining a multi-year waitlist.
Why This Matters More Than Ever
Since 2021, virtually every jurisdiction in Summit County has implemented some form of short-term rental licensing, caps, or zoning restrictions. The driving forces: preserving workforce housing, maintaining neighborhood character, and managing the growing imbalance between vacation properties and year-round residents.
For buyers, understanding the STR landscape before you make an offer isn't just helpful — it's essential. A property in a capped zone with a 20-year waitlist isn't the same investment as one in an area with no cap, even if they look identical on paper.
The ability to obtain an STR license is one of the biggest variables in a Summit County purchase — and it's not always obvious from the listing.
The other thing worth knowing: STR licenses in Summit County do not transfer when a property sells. Every buyer starts from scratch. So if a seller is currently operating an STR, that license goes away at closing. What matters is whether a new license is available in that zone or basin.
Unincorporated Summit County
If a property isn't inside the town limits of Breckenridge, Frisco, Dillon, Silverthorne, Keystone, or Blue River, it falls under Summit County's STR ordinance. The first thing to figure out: which of the two overlay zones does it sit in? That single answer determines everything — whether there's a cap, whether there's a waitlist, and whether you can even get a license at all.
Resort Overlay Zone — No Cap
The Resort Overlay Zone covers areas built specifically for tourism. There's no cap here — any eligible property can apply for a license. This zone includes Keystone Resort, Copper Mountain, and two neighborhoods that look like Breckenridge on a map but are actually unincorporated county land: the 4 O'Clock subdivision and SkiWatch. A license is still required, and standard county rules apply — Responsible Agent, noise, parking, tax remittance.
Keystone & Copper Mountain
Built for tourism — no license caps. One thing to watch: Keystone became its own incorporated town in late 2024 and now handles its own STR licensing. Properties inside Keystone town limits follow town rules; properties just outside still go through the county. Always confirm which applies to the specific address you're buying.
Tiger Run, 4 O'Clock & SkiWatch
These communities look like Breck but they're governed by county ordinance, not town rules. That matters — they're in the Resort Overlay Zone with no license cap. For buyers who want STR flexibility near Breckenridge without dealing with the town's zone system, these are worth knowing about.
Neighborhood Overlay Zone — Capped by Basin
Everything else — Wildernest, Mesa Cortina, Dillon Valley, Summit Cove, Peak 7, and similar neighborhoods — falls in the Neighborhood Overlay Zone. STR licenses here are capped, and which cap applies depends on which of four basins the property sits in. Summit County's Basin Locator Map is the tool to confirm a specific address.
The caps only apply to Type II licenses, which is the standard investment STR license available to any owner. Type I licenses are different — they're for owner-occupants who meet local residency requirements, and they're not subject to the basin caps. Also worth knowing: Type II license holders in the NOZ are limited to 35 bookings per year, which is a real constraint if you're projecting rental income.
| Basin | Cap (Type II) | Active Licenses (Jan 2026) | Waitlist |
|---|---|---|---|
| Lower Blue Basin | 550 | 508 | Open |
| Upper Blue Basin | 590 | 563 | Open |
| Snake River Basin | 130 | 137 | Open |
| Ten Mile Basin | 20 | 24 | No Waitlist |
All four basins are at or above their official caps right now. The reason the active numbers exceed the caps: licenses that existed when the county adopted Ordinance 20-C were grandfathered in. The county won't issue new Type II licenses until natural attrition brings a basin's count within 10% of its cap. That happens when a property sells — the license doesn't transfer — or when an owner doesn't renew. Once a spot opens up, the next person on the waitlist gets notified and has a window to apply. Lower Blue, Upper Blue, and Snake River all have active waitlists. Ten Mile does not. The county reviews and updates license counts each January.
One more thing: every listing on Airbnb, VRBO, and other platforms is required to display a valid, active STR license number. The county uses this to find and flag unlicensed properties.
Town of Breckenridge
Breckenridge runs its own STR program, separate from the county. The town is divided into four zones — each with its own cap and eligibility rate. Your ability to get a license depends entirely on which zone the property sits in, so this is one of the first things to confirm on any Breck property.
Resort & Hotel-Style Complexes
Includes Beaver Run, BlueSky, Crystal Peak, Grand Colorado, Grand Lodge, Grand Timber Lodge, Main Street Station, Marriott, Mountain Thunder Lodge, One Ski Hill Place, River Mountain Lodge, Valdoro, Water House, and similar. All units are eligible — these properties were built as tourism accommodations. Standard licensing, tax, and operational requirements apply.
West of Main Street / Near the Ski Resort
1,817 housing units; 1,680 eligible for an STR license. As of late 2025, approximately 455 licenses remain available in this zone — no waitlist. For buyers seeking STR income in Breckenridge proper, Zone 1 is the most straightforward path.
One to Two Blocks East of Main Street
130 housing units are eligible; the zone is currently at cap. A waitlist is active. Licenses become available only when properties sell or owners opt not to renew. Timeline is uncertain but generally moves faster than Zone 3.
Outlying Residential Neighborhoods
Only 10% of properties (390 licenses) are permitted, yet well over 1,200 licenses remain active from grandfathered holders. Based on current attrition rates, estimated wait times for a new Zone 3 license exceed 20 years. Zone 3 is not a viable path for buyers reliant on STR income.
- Annual license fee: $250 (expires May 31 each year, regardless of when obtained)
- Accommodation unit regulatory fee: $756 per studio or bedroom annually
- Parking requirement: 1 space per bedroom + 1 additional; properties that can't meet this pay a $300/space parking fee
- Non-resident owners must designate a local agent available 24/7 to respond to issues
- Good Neighbor Guidelines must be posted and enforced (noise, trash, parking)
- Sales and accommodation taxes must be collected and remitted to the Town and to Colorado
- Licenses are non-transferable — every property sale voids the existing license
Other Towns in Summit County
Town of Frisco — 25% Cap / Waitlist Active
Frisco hit its STR license cap in February 2023 and has been running a waitlist ever since. The cap is 25% of residential housing stock — 900 licenses across roughly 3,600 residential units. Recent applicants in 2023–2024 spent 12 to 14 months on the waitlist before getting a license. The annual renewal window runs February 20 through April 30, with a $250 renewal fee. Licenses expire April 30 each year.
One exception worth knowing: 9097 Flats, a newer development in Frisco, allows buyers to skip the waitlist and apply for a license immediately. If you're set on Frisco and don't want to wait, that's the development to look at. There's also a grandfathering provision — if you went under contract or submitted a building permit application before October 11, 2022, you can request an STR account number directly and bypass the waitlist entirely.
Town of Silverthorne — Three-Area System
Silverthorne splits the town into three areas with different rules. Area 1 (most residential neighborhoods) is capped at 10% of units. Area 2 (Town Core and Riverfront) allows up to 50%. Area 3 (deed-restricted neighborhoods) doesn't allow STRs at all — and deed-restricted properties are prohibited regardless of which area they're in. Look up the specific area before assuming anything about a property's eligibility.
Annual license fees run by unit size: studio ($150), 1 bed ($200), 2 bed ($250), 3 bed ($300), 4 bed ($350), 5 bed ($450), 6+ bed ($500). Max occupancy is 2 guests per bedroom plus 2. Silverthorne requires collection of an 8% local lodging tax. Licenses don't transfer on sale, and if the property is a duplex, you're required to give the adjoining owner written notice at least 7 days before filing your application.
Town of Dillon — No Cap (Currently)
Dillon is one of the easier licensing situations in the county right now — no cap, so any eligible property that meets the town's requirements can apply. HOA rules, building restrictions, and occupancy limits (2 guests per bedroom plus 2) still apply. And don't mix up Dillon with Dillon Valley or Summit Cove — those neighborhoods sit outside the town limits and fall under county rules, not Dillon's.
Town of Blue River — No Cap (Currently)
Blue River sits just south of Breckenridge and has no current cap on STR licenses. It's a real option for buyers who want proximity to Breck without navigating the town's zone system. A few things to know: the annual license fee is $1,200, licenses expire December 31 each year and don't auto-renew, and you're required to rent a minimum of 10 days per year to keep your license active. Blue River also collects a total of 12.275% in taxes — 8.875% goes to the state, and 3.4% goes directly to the town. Airbnb and VRBO handle the state portion, but the 3.4% town tax is the owner's responsibility to remit directly. Make sure your property is listed as Blue River, CO — not Breckenridge — or the platform tax remittance won't be set up correctly. Max occupancy follows the same 2 per bedroom plus 2 rule.
Town of Keystone — Newly Incorporated
Keystone became its own incorporated town in October 2024 and now handles STR licensing independently. One zone, no current license cap. Licenses cost $285 (same for new and renewals), expire September 30 each year, and the renewal window is in September. Miss the renewal window and your license expires — there's no grace period. Like everywhere else in Summit County, licenses are non-transferable: when a property sells, the buyer has to apply for a new one before listing. Properties outside Keystone's town limits still go through the county.
Operational Requirements That Apply Everywhere
No matter which jurisdiction you're in, there's a baseline set of responsibilities every STR operator has to meet. Know these before you buy — they affect your costs, your time, and how you'll manage the property from a distance.
- Responsible Agent: Every STR needs a Responsible Agent who's reachable 24/7 with a text-enabled phone and can respond to issues within 60 minutes. You can serve as your own RA — but only if you can genuinely be available around the clock, every night the property is rented.
- License number on all listings: Your valid, active license number has to appear on every Airbnb, VRBO, and other platform listing. The county actively uses this to flag and remove unlicensed properties.
- Tax remittance: State, county, and local lodging and sales taxes have to be collected and remitted. The major platforms handle most of this automatically — but it's your responsibility to confirm, not assume. Blue River is a good example of where this gets complicated.
- Good Neighbor Guidelines: Noise, trash, parking, and guest behavior expectations need to be communicated to every guest and actually enforced. This isn't just a checkbox — it's how you stay in good standing with neighbors and avoid complaints.
- Life safety: Most jurisdictions require smoke detectors, CO detectors, fire extinguishers, and a posted emergency contact. Some require a formal inspection before your first license is issued.
Before you make an offer on any property you're planning to rent short-term, get answers to these questions: Which jurisdiction governs it — town or county? Which zone, area, or basin is it in? Is a license actually available, or is there a waitlist? What do the HOA docs say about rentals? And is there an active STR license right now — because whatever the seller has, it ends at closing. If STR income is part of why you're buying, these answers need to come before you're under contract.
Categories
Recent Posts
GET MORE INFORMATION
