Thinking about selling your Aspen Core condo and marketing its short term rental upside? The strongest offers come when you hand buyers a clear, complete story: permits, compliance, and proven income. Buyers and their advisors want confidence, not guesswork. This guide shows you exactly what to package and how Aspen rules shape value so your listing stands out and appraises cleanly. Let’s dive in.
What Aspen Core STR rules mean for your sale
The City of Aspen regulates short term rentals using three permit types: STR Classic, STR Owner Occupied, and Lodging Exempt. Each has different rules, eligibility, and paperwork. Review the City’s official program for definitions and current fees on the Short Term Rentals page at the City of Aspen website. Published annual fees include $394 for STR Classic and Owner Occupied, and $148 per unit for Lodging Exempt. Operators must also hold a City business license and remit lodging and STR taxes through the City’s portal. You can find details on permit types and fees on the City of Aspen’s Short Term Rentals page and Lodging and Short Term Rental Taxes page. (City of Aspen STR program, City lodging and STR taxes)
One rule matters most for your pricing: permits are generally non transferable on sale. A buyer typically needs to apply under current rules. In most residential zones, caps can limit STR Classic permits, which can affect the buyer pool and your sale price. Legal commentary has highlighted this non transferability and its impact on transactions. (Non transferability overview)
Aspen Core advantage. Many downtown commercial and lodge zones in the Core are not subject to STR Classic caps, so buyers face fewer quota constraints there. You still need to renew annually and meet all display and tax rules, but Core zoning can reduce permit risk. Local reporting explains the cap structure and core zone exceptions. (Zone caps and Core context)
Renewals and display requirements matter. The City requires annual STR renewals and proof of at least one short term rental tax filing each year to keep a permit active. Listings must show the STR permit number and maximum occupancy, and in unit materials must include the permit, business license, Good Neighbor Guide, and an emergency exit plan. Renewal windows and deadlines can change, so confirm current dates with the City before you list. (Permit application and renewal guidance, Listing display guidance)
Know your jurisdiction. If your property sits in unincorporated Pitkin County, a separate County license applies. The County requires eligibility based on historical use for many licenses and sets minimum stay rules in some districts. Always confirm whether your condo is within City limits or in the County and package the correct rules. (Pitkin County STR licensing)
Build a complete STR package buyers trust
You will get stronger offers when you hand buyers a tidy folder that proves compliance and performance. Package it digitally and as a hard copy.
Permits and compliance
- Current City of Aspen STR permit with type, number, issue and expiration dates
- Current City business license and any renewal receipts
- STR tax filing receipts that prove at least one filing per year for renewal eligibility
- If applicable, Pitkin County STR license and historical use proof
- Good Neighbor Guide, posted permit number, occupancy limits, and fire escape plan
- Any enforcement notices, complaints, violations, and resolutions
Reference: City program and renewal rules outline required documents and minimum use proof. (City STR program, Permit application and renewal guidance)
Performance and financials
- Last 24 months of gross revenue and net operating income with monthly detail
- Booking calendar exports, nights rented, occupancy rates, ADR, and RevPAR if tracked
- Channel mix by platform and any cancellation or penalty history
- Expenses: cleaning, utilities allocation, HOA dues or assessments, management fees, repairs, insurance
- Any capital upgrades that improved rates or occupancy
- A seasonal view of performance, since Aspen’s demand peaks in winter and summer
Context: Aspen’s ADR and occupancy vary by season, so provide a 12 to 24 month seasonal breakdown for credibility. (Seasonality snapshot)
Operations and HOA
- Property management agreements with terms and contact info
- Cleaning and vendor rosters with rates
- Safety items and any inspection reports
- HOA documents: CC&Rs, rules on STRs, meeting minutes, parking policies, and any HOA STR approvals
- Title and ownership records, including entity documents if held in an LLC or trust
Private HOA rules can limit or prohibit STRs even if the City would permit them, so these documents are essential in your package. (HOA and STR considerations)
Guest experience and marketing proof
- Screenshots or PDFs of listings showing the permit number and occupancy
- Review summaries and average ratings
- House rules, parking instructions, and neighbor friendly practices
Platforms also require permit numbers to appear on listings, which buyers and managers will expect to see. (Listing display guidance)
Present numbers buyers can underwrite
Buyers want to validate net cash flow, not just gross revenue.
- Show post tax numbers. Aspen’s lodging and STR excise taxes vary by permit type and affect net income. Present revenue after current local rates and fees. (City lodging and STR taxes)
- Explain seasonality. Provide month by month ADR and occupancy so buyers can model winter and summer peaks and shoulder months. (Seasonality snapshot)
- Address supply and scarcity. Compliance programs reduced STR supply in parts of the market, which can support rates for legal listings. Share local reporting to frame demand and scarcity. (Local supply trend)
- Disclose permit risk clearly. If your building is not in a Core commercial or lodge zone, non transferability and zone caps may add risk for a buyer. If you are in the Core, highlight that STR Classic caps do not apply in those zones, while renewal and compliance still do. (Zone caps and Core context)
Avoid surprises during escrow
Clean files and clear messaging keep deals on track.
- Confirm jurisdiction and zoning before you list. State clearly whether the condo is within City limits and which zone applies. (City STR program)
- State non transferability in marketing remarks and provide the City’s STR page so buyers can verify steps.
- Include contact details for your current manager and outline how bookings, deposits, and cleanings will transition at closing.
- Provide HOA rules and minutes that reference STRs to eliminate uncertainty early.
- For County properties, include historical use documentation if a County license will be needed. (Pitkin County STR licensing)
Position Aspen Core condos the right way
If your condo sits in the Aspen Core commercial or lodge zones, emphasize three points in your package:
- Core zones are not subject to STR Classic permit caps that affect many residential districts. This can reduce buyer permit risk. (Zone caps and Core context)
- The buyer still must apply, renew annually, pay taxes, and follow display rules. Provide a simple step by step sheet with links to the City pages to make this easy. (City STR program, Permit application and renewal guidance)
- Your performance story matters. Package 24 months of revenue, occupancy, and reviews so a buyer can underwrite with confidence.
Ready to package your Aspen Core condo like a pro? Let’s curate the permits, numbers, and presentation that attract qualified, motivated buyers. Reach out to Fiona Hagist for a tailored STR sale strategy.
FAQs
Will my Aspen STR permit transfer to the buyer?
- Generally no. Aspen permits are not transferable, so buyers must apply under current rules, and caps can apply outside the Core. (Non transferability overview)
What has to appear on my online listing in Aspen?
- Show your STR permit number and maximum occupancy on every listing and keep in unit materials like the permit, business license, Good Neighbor Guide, and an exit plan. (Listing display guidance)
Do HOA rules override a City of Aspen STR permit?
- Yes. Condo association rules can prohibit or limit STRs even if the City would permit them, so always provide HOA documents. (HOA and STR considerations)
I’m in the Aspen Core. Do zone caps still affect me?
- Core commercial and lodge zones are not subject to STR Classic caps, but you still must apply, renew, pay taxes, and comply with all rules. (Zone caps and Core context)
How do local taxes change my net income?
- Aspen’s lodging and STR excise taxes vary by permit type and can materially change net yield, so present post tax cash flow in your package. (City lodging and STR taxes)
