In 2022 governments throughout the Roaring Fork Valley tackled new ways of addressing Short Term Rentals. ACRA polled members, attended public hearings, and submitted public comment in accordance with member feedback. ACRA also provided education and outreach through the resource page below. The ACRA Board of Directors and Public Affairs Committee encouraged city council to create a tax category for legacy rental and resident occupied properties.
Short Term Rental Regulations
SB24-033 Lodging Property Tax Treatment
The Aspen Chamber Board of Directors has taken a stance in opposition to Senate Bill 33, taking into consideration several key factors:
- Protection of Purpose-Built Condo-Resort Properties: Our community has a substantial number of condos compared to traditional hotel rooms, and we aim to safeguard purpose-built condo-resort properties from the proposed tax.
- Preservation of Tourism Industry: We are committed to preventing any potential loss of bed base in our mountain communities, ensuring the continued strength of our tourism industry.
- Support for Workforce Housing Funding: The board is keen on maintaining funding for workforce housing in our municipalities, recognizing its importance for the well-being of our local workforce.
- Prevention of One-Size-Fits-All Solutions: We advocate for addressing local challenges at the local level, steering clear of overarching state solutions that may not suit the unique needs of our community.
After reviewing the economic impact information released by the Colorado Resort & Lodging Alliance, it is evident that the passage of SB33 would have a significant negative impact on Aspen.
Past Public Meetings
Joint Work Session Pitkin County Board of County Commissioners and Aspen City Council
Pitkin County short term rental meetings and work sessions:
- Second Reading (cont): 4/13/2022
- Second Reading: 1/26/2022
- First Reading: 12/15/2021
- Work Session: 10/19/2021
- Work Session: 10/05/2021
- Work Session: 07/27/2021
- Work Session: 06/22/2021
Aspen Ordinance 27 and Ordinance 6- Moratorium
- Work Session April 11, 2022 | 4 p.m.
- Work Session - March 28, 2022 | 3 p.m.
- Regular Meeting March 22, 2022 | 5 p.m.
- Special Meeting 3/15/2022
- Special meeting 3/14/2022
- Work Session: 2/1/2022
- Regular Meeting :1/11/2022
- Special Meeting :12/8/2021
Aspen Ordinance 26 - Short Term Rental Regulations
- Regular Meeting: 12/14/21
- Regular Meeting: 12/7/2021
- Work Session: 2/1/2022
- Special Meeting - 5/3/2022
Work Session - 5/9/2022
Work Session - 5/16/2022
Work Session - 5/17/2022
Work Session - 5/23/2022
Carbondale Town Council
STR Tax
Short Term Rental tax measure
In the November 8th 2022 election, registered voters approved the following measure on their ballot:
CITY OF ASPEN – SHORT TERM RENTAL TAX.
SHALL CITY OF ASPEN TAXES BE INCREASED NOT MORE THAN $9,140,000 COMMENCING MAY 1, 2023, AND BY WHATEVER AMOUNTS ARE GENERATED ANNUALLY THEREAFTER BY THE IMPOSITION OF AN EXCISE TAX OF NOT MORE THAN 10% ON THE AMOUNT CHARGED ON A NIGHTLY ROOM RATE AT ANY ACCOMMODATION OR BUSINESS THAT IS REQUIRED TO OBTAIN A SHORT-TERM RENTAL PERMIT FROM THE CITY; PROVIDED HOWEVER THAT:
• SUCH TAX SHALL BE APPLIED TO “LODGE EXEMPT PERMIT PROPERTIES” AS HEREAFTER DEFINED IN AN ORDINANCE OF THE CITY COUNCIL, WITH A SHORT-TERM RENTAL PERMIT STR-LE, AT 5%;
• SUCH TAX SHALL BE APPLIED TO “OWNER OCCUPIED UNITS” AS HEREAFTER DEFINED IN AN ORDINANCE OF THE CITY COUNCIL, WITH A SHORT-TERM RENTAL OWNER OCCUPIED PERMIT STR-OO AT 5%;
• AND 2ND HOMEOWNER, INVESTMENT PROPERTY UNITS AS HEREAFTER DEFINED IN AN ORDINANCE OF THE CITY COUNCIL, WITH A SHORT-TERM RENTAL PERMIT STR-CLASSIC AT 10%;
AND SHALL AT LEAST 70% OF THE REVENUE GENERATED FROM SUCH TAX BE UTILIZED FOR THE PURPOSE FUNDING AFFORDABLE HOUSING AND SHALL THE REMAINDER OF THE REVENUE GENERATED FROM SUCH TAX NOT UTILIZED FOR AFFORDABLE HOUSING BE UTILIZED FOR INFRASTRUCTURE MAINTENANCE AND REPAIR AND FOR ENVIRONMENTAL INITIATIVES; AND SHALL THE CITY BE AUTHORIZED TO COLLECT, KEEP AND SPEND THE REVENUES FROM SUCH TAX AND ANY INVESTMENT INCOME THEREFROM NOTWITHSTANDING THE LIMITS OF ARTICLE X, SECTION 20 OF THE COLORADO CONSTITUTION?
ACRA Position
See ACRA's letter to city council here.
Business Positions
Additional Resources
Pitkin County Short Term Rental Ordinance
City of Aspen Moratorium Info Page
City of Aspen Moratorium work plan
City of Aspen Short Term Rental page
City of Aspen Community Development Department
Airbnb – Aspen laws and regulations
VRBO – Lodging taxes collected in Colorado
STR Regulations in Colorado’s Mountain Communities
Avon – Excise tax on short-term rental units to fund community housing. The initiative PASSED with 70% voting yes and 30% voting no.
Crested Butte – $8.985 million in debt authority, to be paid for with an increase of the excise tax on vacation rentals; and a separate question for $24 million in debt authority, to be paid for with two taxes: a sales and use tax and a Community Housing tax on undeveloped residential land and on residential units that are not a primary residence and are not being rented for residential purposes for at least six consecutive months per year. Initiative 2C PASSED with 56.57% voting yes to 43.43% voting no.
Leadville – Accommodations tax on the leasing of short-term rental units and short-term commercial public accommodations to fund affordable and community housing programs.
Ouray – Excise tax on the leasing of short-term rentals to fund housing programs, as well as to fund debt for the water and wastewater treatment plants. Initial results show Initiative 2A PASSING with 246 votes in favor and 205 votes against. However, there were still more than 100 ballots left to count at the time of this initial result.
Telluride - There were three ballot issues related to short term rentals on the ballot in Telluride including:
Ballot Issue 2A, which will remove a current county-wide 2 percent Lodging Tax and instead impose a 2 percent Town Lodger’s Tax on rooms and accommodations rented for 29 days or less. Ballot Issue 2APASSED with just over 65 percent of votes.
Question 2D, which includes a two-year pause on the issuance of new short-term rental (STR) licenses through November 2023 and aims to generate $200,000 annually through an 100 percent increase on STR license fees, would be best. Question 2D PASSED with just over 55 percent of the vote, according to unofficial results as of press time Tuesday night. Just under 44 percent of people voted against it.
Question 300, which aimed to limit STRs to 400 and conduct an annual lottery to distribute the licenses (primary homeowners and lodging establishments would be exempt). Ballot Question 300 FAILED with just over 41 percent of the voting yes, while about 58 percent of people voted against it.
Vail – Sales tax to fund housing initiatives, developments and programs is expected to PASS – current vote of 771 yes to 685 no.
Good Neighbor Guide
The Good Neighbor Guide is required to be displayed in each STR unit.
View here.
Short Term Rentals in the Media
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