what is the sweet spot for vacancy on vacation rentals?

[clarkfan1979]

I've owned long-term rentals for 15 years. I've been consuming information regarding vacation rentals for the past 3 years. I am aiming to purchase a vacation rental (about 2 hour drive from primary) within the next 2 years and use it for personal use about 45-60 nights/year.

Every market is different. However, a common theme that I have been seeing is that operators prefer a vacancy rate of 15%-20% instead of 5%. I know at face value this doesn't add up, but let me explain.

The basic idea is that if you have a 5% vacancy rate as a vacation rental, you probably are not charging enough of your nightly rate. You should increase your nightly rates, until you get to a 15% vacancy rate and the break-even point is around 20% vacancy. A 20% vacancy rate at a higher nightly cost is going to provide roughly the same amount of income as 5% vacancy at a lower nightly rate. When it's vacant 20% of the time (instead of 5%), operating costs are lower because utilities are lower, wear and tear on the property is lower and the big bonus is that you have more availability to use it yourself.

I have one friend that owns a vacation rental at a ski resort in Colorado and he pretty much agrees with this logic. I think his sweet spot is closer to 30% vacancy, but that is party because he bought 5-6 years ago and he has tons of cushion between the mortgage and rental income.  He uses it himself with his family about 10% of the time, so it's truly empty 20% of the time.

All opinions are welcome, but anyone with direct experience with vacation rentals is much appreciated.   

[MrGreen]

Vacation rentals require more upkeep over time. Higher vacancy rates  like you mention allow for maintenance to be scheduled so that it does not impact periods while occupied (other than emergencies). 15% is only 7-8 weeks of the year.

[August26th]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

[clarkfan1979]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

Thank you for sharing and I appreciate the honesty.

My friends townhouse is within walking distance of the lifts at Keystone and is a 3-bedroom, so maybe that is the difference. I think his lowest nightly rate is $299/night and is during the summer. He gets $1100/night for Christmas week. I think he bought in 2016 for 655K. I would estimate his original mortgage payment to be $3000/month (including HOA). It's possible that he could have re-fied into a lower rate and lower payment at some point over the past two years.

I'm thinking you will be producing more cash flow in year 5 after you learn more about the business side of it. 

Have you used airdna.com? It's basically Zillow for vacation rentals. How does the data on airdna.com compare with your actual returns?

[August26th]

Yes, we’ve used the free features on Airdna. Our actual revenue is about half of what the site says the potential revenue is. We have a property management company that was supposedly “the best in the area” and we are very hands off. If we start caring more about the revenue, that might need to change.

One thing Airdna says is that the expected occupancy rate is 56%.

[Dicey]

Yes, we’ve used the free features on Airdna. Our actual revenue is about half of what the site says the potential revenue is. We have a property management company that was supposedly “the best in the area” and we are very hands off. If we start caring more about the revenue, that might need to change.

One thing Airdna says is that the expected occupancy rate is 56%.

We stayed at an airbnb earlier this year.* There was a laminated sign on the counter complete with QR code. The gist of it was "Contact me directly if you like this place and want to stay here again." That probably breaks some rule somewhere, but the point is the owner understood that repeat business was key.

I also tend agree with clarkfan that proximity is a huge factor in pricing, especially for skiers.

*Well, technically, another family member did. It had a huge, flat driveway, so they invited us to park our RV there overnight after a family event. That probably violated another rule, but we're self contained, so we added no impact to the house, lol.

[clarkfan1979]

Yes, we’ve used the free features on Airdna. Our actual revenue is about half of what the site says the potential revenue is. We have a property management company that was supposedly “the best in the area” and we are very hands off. If we start caring more about the revenue, that might need to change.

One thing Airdna says is that the expected occupancy rate is 56%.

My friend first used a property management company and was unhappy with the services. His complaint was kind of the opposite. He didn't think they were charging enough and his place was occupied 95% of the time. The management company would brag about the occupancy rate, but they were probably charging 50% of market rent for nightly rates. They were charging the same as a 300 sq. ft. hotel room. He had a 3/3 bath town home that was 1800 sq. ft. He took it over himself and now has more income with a 30% vacancy rate and he also saves money on property management. He doesn't really need the money either, but he felt like he was getting screwed by the property management company.

If you don't want to manage yourself that makes sense. However, I would spend at least 15 minutes once a month and make sure the property management company is charging the appropriate amount for market nightly rent. Another thing to keep in mind is that the nightly rate can easily double within a few days after a big snow storm.



 

[Brystheguy]

I also own a 2/2 condo in Summit County, purchased in summer of 2020. Our first year was great, covering about 60% of our fixed costs for the place. We were actually just hoping to cover our HOA dues and it did more than that so we were happy. Agree that this last summer sucked in Summit County. It rained a lot and that kept people away. There also seems to be a lot of anti-Airbnb sentiment online as well. Did it make a difference? Beats me. In the winter though, I am fine with vacancies over having to reduce the nightly price so much just to get someone in there. This is still my second home and I don't want the groups in there that are attracted to rock-bottom prices.

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

[clarkfan1979]

I also own a 2/2 condo in Summit County, purchased in summer of 2020. Our first year was great, covering about 60% of our fixed costs for the place. We were actually just hoping to cover our HOA dues and it did more than that so we were happy. Agree that this last summer sucked in Summit County. It rained a lot and that kept people away. There also seems to be a lot of anti-Airbnb sentiment online as well. Did it make a difference? Beats me. In the winter though, I am fine with vacancies over having to reduce the nightly price so much just to get someone in there. This is still my second home and I don't want the groups in there that are attracted to rock-bottom prices.

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

Good point about attracting people with rock bottom prices. My friend charges full market rent for Fri-Sun and it's pretty much rented (Fri-Sun) for the entire season, mostly in advance. However, when he is 1-2 weeks out, he will occasionally drop the price on stays that are Mon-Thurs and he has had success. I'm not sure how much he drops the price, but he gets good renters.

I think it's fair to say that he doesn't drop the price by 50% because he would complain when the management company would do that. I'm guessing he does a 10-25% rate reduction for last minute skiers. 

[August26th]

Thanks for your input, @Brystheguy.

I went back and looked, and our net income covered about 50% of our fixed costs over the past 12 months.  Not bad I suppose for a second home.

And I agree about not listing rock-bottom prices just to get renters in the door, which brings us back to Clarkfan’s point/question of the vacancy sweet spot. I’d absolutely take a 40% vacancy rate if that meant higher rents from fewer, yet quality rentals.

[roomtempmayo]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

The WSJ just ran an article cautioning people against the dream of owning a vacation home for free by renting it part time: https://www.wsj.com/articles/for-every-vacation-home-fantasy-there-is-a-harsh-financial-reality-11662900026?mod=Searchresults_pos3&page=1

The gist is that everyone likes to talk about renting out their second home when it's all working well, but it's crickets when the renters dry up or values tank.  The result is a skewed perspective that it's a sure bet, when it's really not.

[patchyfacialhair]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

The WSJ just ran an article cautioning people against the dream of owning a vacation home for free by renting it part time: https://www.wsj.com/articles/for-every-vacation-home-fantasy-there-is-a-harsh-financial-reality-11662900026?mod=Searchresults_pos3&page=1

The gist is that everyone likes to talk about renting out their second home when it's all working well, but it's crickets when the renters dry up or values tank.  The result is a skewed perspective that it's a sure bet, when it's really not.

Yeah my coworker is buying a brand new vacation rental in Florida near Orlando...I've asked nicely about occupancy, rates, etc...and she's hinted to me that maybe she'll break even on the mortgage. I really really hope it doesn't blow up in her face because with rate hikes...potential upcoming recession...it's a wild time to even consider a brand new build as an investment much less a vacation rental.

[clarkfan1979]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

The WSJ just ran an article cautioning people against the dream of owning a vacation home for free by renting it part time: https://www.wsj.com/articles/for-every-vacation-home-fantasy-there-is-a-harsh-financial-reality-11662900026?mod=Searchresults_pos3&page=1

The gist is that everyone likes to talk about renting out their second home when it's all working well, but it's crickets when the renters dry up or values tank.  The result is a skewed perspective that it's a sure bet, when it's really not.

Yeah my coworker is buying a brand new vacation rental in Florida near Orlando...I've asked nicely about occupancy, rates, etc...and she's hinted to me that maybe she'll break even on the mortgage. I really really hope it doesn't blow up in her face because with rate hikes...potential upcoming recession...it's a wild time to even consider a brand new build as an investment much less a vacation rental.

I don't know much about a brand new build, other than they are typically more expensive. However, it's very possible that right now a brand new build could be a cheaper option. The only motivated sellers right now are builders and fix and flippers that are sitting on inventory.

Your concerns about the rate hikes and potential upcoming recession are valid concerns. However, that is actually the best time to buy. The worst time to buy is when everything is going well because the seller is going to want a kings ransom.

In my personal opinion, you can reduce your risk of a vacation rental by being well capitalized. I've been looking for a vacation rental for about two years. I'm starting to get excited about the rate hikes, potential recession and general chaos. Prices are starting to decline and it's taking longer for places to sell. I now have more time to due my due diligence and have a better chance of making a good decision that works for me.
I will probably buy something that needs work and will be something of a value-add. However, I am open to anything that makes sense for me. 

I was living in Florida during the last recession (2011-2015). Florida got hammered by tourism during this time. Florida is an inexpensive American vacation. People stopped doing the expensive trips (Europe, Hawaii, etc...) and they chose Florida instead. They even changed the location of the NFL pro bowl from Hawaii to Florida.

[LiveLean]

Vacation rentals are a different animal from long-term rentals. Much higher upkeep, time, and expense. The question to ask yourself is how much are you going to use it and enjoy using it? We bought a vacation rental in an area I've loved since childhood and was very familiar with since my family had a home on the same street one mile away. We even use the same management company my folks used in the '80s.

We enjoy it for several weeks a year, hopefully more once kids are out of college, and we've had 100 percent occupancy for the last three years for the four months we rent it out -- peak season, not worth the headaches in the offseason. (A month in the offseason goes for one third of a peak week in season). My next-door neighbor's goal is to rent 365 days a year and he often meets that goal. If you're not enjoying the house yourself, I would argue it's not worth the aggravation. Life's too short.

Of course, my folks rented their place out for eight years and stopped once they could because they were tired of the wear and tear and hassles. We've had our place eight years and I can see why they felt that way. Hopefully we can stop in a few years.

[patchyfacialhair]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

The WSJ just ran an article cautioning people against the dream of owning a vacation home for free by renting it part time: https://www.wsj.com/articles/for-every-vacation-home-fantasy-there-is-a-harsh-financial-reality-11662900026?mod=Searchresults_pos3&page=1

The gist is that everyone likes to talk about renting out their second home when it's all working well, but it's crickets when the renters dry up or values tank.  The result is a skewed perspective that it's a sure bet, when it's really not.

Yeah my coworker is buying a brand new vacation rental in Florida near Orlando...I've asked nicely about occupancy, rates, etc...and she's hinted to me that maybe she'll break even on the mortgage. I really really hope it doesn't blow up in her face because with rate hikes...potential upcoming recession...it's a wild time to even consider a brand new build as an investment much less a vacation rental.

I don't know much about a brand new build, other than they are typically more expensive. However, it's very possible that right now a brand new build could be a cheaper option. The only motivated sellers right now are builders and fix and flippers that are sitting on inventory.

Your concerns about the rate hikes and potential upcoming recession are valid concerns. However, that is actually the best time to buy. The worst time to buy is when everything is going well because the seller is going to want a kings ransom.

In my personal opinion, you can reduce your risk of a vacation rental by being well capitalized. I've been looking for a vacation rental for about two years. I'm starting to get excited about the rate hikes, potential recession and general chaos. Prices are starting to decline and it's taking longer for places to sell. I now have more time to due my due diligence and have a better chance of making a good decision that works for me.
I will probably buy something that needs work and will be something of a value-add. However, I am open to anything that makes sense for me. 

I was living in Florida during the last recession (2011-2015). Florida got hammered by tourism during this time. Florida is an inexpensive American vacation. People stopped doing the expensive trips (Europe, Hawaii, etc...) and they chose Florida instead. They even changed the location of the NFL pro bowl from Hawaii to Florida.

I hope you’re right. I’m just not seeing the price decreases that “should” be happening yet. But, I’m looking in Colorado and don’t know what’s happening in Florida.

[clarkfan1979]

No idea what the sweet spot is. But thought it might be helpful to mention that I purchased a condo in a Colorado ski resort area in early 2021, when prices were just starting to go nuts and interest rates were still low.

I have been disappointed in the overall percentage of occupancy. While we don’t “need” the rental income, I assumed we’d be earning more. For example, our 2 bed, 2 bath, very clean and cute condo (but not “luxury”) in Summit County that is 15 minutes from 3 major ski resorts sat empty for most of the summer, except for when we used it personally. We had exactly 2 renters all summer. Nothing over the 4th of July weekend… we were stunned. This was our first full summer to have it on the rental market, and I thought it would do better. I’ve “heard” that if our home was 3 or 4 bedrooms it would do much better and I totally get that, but that kind of home would have been way out of our price point at the time.

I haven’t calculated the true occupancy rate yet, but I’m not sure it will even crest 40%. I love the condo and the area and am so glad we purchased here as a vacation home for our family, but it is definitely not a cash cow.

The WSJ just ran an article cautioning people against the dream of owning a vacation home for free by renting it part time: https://www.wsj.com/articles/for-every-vacation-home-fantasy-there-is-a-harsh-financial-reality-11662900026?mod=Searchresults_pos3&page=1

The gist is that everyone likes to talk about renting out their second home when it's all working well, but it's crickets when the renters dry up or values tank.  The result is a skewed perspective that it's a sure bet, when it's really not.

Yeah my coworker is buying a brand new vacation rental in Florida near Orlando...I've asked nicely about occupancy, rates, etc...and she's hinted to me that maybe she'll break even on the mortgage. I really really hope it doesn't blow up in her face because with rate hikes...potential upcoming recession...it's a wild time to even consider a brand new build as an investment much less a vacation rental.

I don't know much about a brand new build, other than they are typically more expensive. However, it's very possible that right now a brand new build could be a cheaper option. The only motivated sellers right now are builders and fix and flippers that are sitting on inventory.

Your concerns about the rate hikes and potential upcoming recession are valid concerns. However, that is actually the best time to buy. The worst time to buy is when everything is going well because the seller is going to want a kings ransom.

In my personal opinion, you can reduce your risk of a vacation rental by being well capitalized. I've been looking for a vacation rental for about two years. I'm starting to get excited about the rate hikes, potential recession and general chaos. Prices are starting to decline and it's taking longer for places to sell. I now have more time to due my due diligence and have a better chance of making a good decision that works for me.
I will probably buy something that needs work and will be something of a value-add. However, I am open to anything that makes sense for me. 

I was living in Florida during the last recession (2011-2015). Florida got hammered by tourism during this time. Florida is an inexpensive American vacation. People stopped doing the expensive trips (Europe, Hawaii, etc...) and they chose Florida instead. They even changed the location of the NFL pro bowl from Hawaii to Florida.

I hope you’re right. I’m just not seeing the price decreases that “should” be happening yet. But, I’m looking in Colorado and don’t know what’s happening in Florida.

I'm looking in Colorado as well for a vacation rental. I'm focusing on Alma/Fairplay. Good luck on your search.

[index]

I've owned long-term rentals for 15 years. I've been consuming information regarding vacation rentals for the past 3 years. I am aiming to purchase a vacation rental (about 2 hour drive from primary) within the next 2 years and use it for personal use about 45-60 nights/year.

Every market is different. However, a common theme that I have been seeing is that operators prefer a vacancy rate of 15%-20% instead of 5%. I know at face value this doesn't add up, but let me explain.

The basic idea is that if you have a 5% vacancy rate as a vacation rental, you probably are not charging enough of your nightly rate. You should increase your nightly rates, until you get to a 15% vacancy rate and the break-even point is around 20% vacancy. A 20% vacancy rate at a higher nightly cost is going to provide roughly the same amount of income as 5% vacancy at a lower nightly rate. When it's vacant 20% of the time (instead of 5%), operating costs are lower because utilities are lower, wear and tear on the property is lower and the big bonus is that you have more availability to use it yourself.

I have one friend that owns a vacation rental at a ski resort in Colorado and he pretty much agrees with this logic. I think his sweet spot is closer to 30% vacancy, but that is party because he bought 5-6 years ago and he has tons of cushion between the mortgage and rental income.  He uses it himself with his family about 10% of the time, so it's truly empty 20% of the time.

All opinions are welcome, but anyone with direct experience with vacation rentals is much appreciated.

We have a vacation home 1.5 hours from our primary residence on a lake. Our experience is we get weekend rentals, but the occupancy dries up during the week and in the off season. This is to be expected since the home is 1.5 to 2 hrs from two major cities so we get a lot of weekend trips. Our insurance through liberty mutual covers up to 31 days per year, but beyond this you have to get a $3k+ commercial policy. We had 20 nights rented this year (about $6k in income) so far which essentially pays for the taxes, utilities, and insurance. The issue with seasonal vacation rentals is we can get guests 4 to 6 months a year, but this is also the time we want to use the property. It works well for us because we go about 20-30 nights on season and rent 20-30 nights. CO ski country is more of a destination so I'm sure you will get more 4+ night rentals. I really enjoy having a vacation home, but its not an investment. Buy a vacation home if you want to use it and can easily afford it without rental income.

[Brystheguy]

I'm looking in Colorado as well for a vacation rental. I'm focusing on Alma/Fairplay. Good luck on your search.

Just curious, what attractions are there in those towns? Never thought of them as vacation places so wondering what you are seeing. Thanks.

[patchyfacialhair]

I'm looking in Colorado as well for a vacation rental. I'm focusing on Alma/Fairplay. Good luck on your search.

Just curious, what attractions are there in those towns? Never thought of them as vacation places so wondering what you are seeing. Thanks.

Very close to Breckinridge. Beautiful high altitude country. Usual stuff like hiking, skiing, mountain stuff

[clarkfan1979]

I'm looking in Colorado as well for a vacation rental. I'm focusing on Alma/Fairplay. Good luck on your search.

Just curious, what attractions are there in those towns? Never thought of them as vacation places so wondering what you are seeing. Thanks.

Fairplay/Alma is a bedroom community for Breckenridge. If you can get something close to Highway 9, you can be less than 30 minutes to Breckenridge. The mountain houses in Alma/Fairplay are on bigger lots and you get more privacy than Breckenridge. Breckenridge passed a law last December that prevents new vacation rental permits from being approved. The growth of Breckenridge is now spilling over into Alma/Fairplay. Most years Breckenridge is typically rated as #1 in North America for year round tourism visits for a ski town. 

You also don't need to sit in I-70 traffic when driving to Fairplay. This is going to be a big deal (2023 -2028). CDOT is starting a new construction project in spring 2023 on I-70 near Idaho Springs and is going to take 5 years to complete.