Short-Term Rental Rules in Aspen Core: Owner’s Guide

Thinking about renting your Aspen Core property for ski season or summer festivals? The rules can feel complex, and getting them wrong can be costly. You want strong returns while keeping your property compliant and your neighbors happy. This guide breaks down how Aspen regulates short-term rentals, what to confirm for your address, the taxes you may owe, and practical steps to run a smooth, compliant operation. Let’s dive in.

How Aspen regulates STRs

Aspen regulates short-term rentals through a city program that ties licensing and permitting to zoning overlays and property status. Your exact obligations depend on your location in the Aspen Core and whether the home is your primary residence or an investment property. Pitkin County regulates short-term rentals separately in unincorporated areas outside city limits.

To confirm current rules and your address details, start with the official resources:

• Visit the City of Aspen website for licensing, zoning, and finance guidance: City of Aspen
• If your property is outside city limits, check the Pitkin County website: Pitkin County

Check eligibility in Aspen Core

The Aspen Core is governed by zoning districts and may include overlay areas that set where and how short-term rentals can operate. Some areas can allow short-term rentals in non‑primary residences with the correct permit, while other areas may limit rentals to an owner’s primary residence.

Before you accept any bookings, verify:

• If your parcel falls within a short-term rental overlay and whether STRs are allowed there.
• Whether a primary residence requirement applies to your address.
• If any permit caps, waitlists, or grandfathering provisions affect your property.
• Whether minimum stay rules or seasonal restrictions apply in your area of the Core.

Use the city’s planning and mapping resources to confirm overlay boundaries and permitted uses for your parcel: City of Aspen.

Permit and application basics

Aspen requires the correct short-term rental license or permit before you advertise or host stays. Permits are typically property‑specific and come with renewal and display requirements.

What to prepare:

• Proof of ownership and, if required, documentation for a primary residence test.
• A local emergency contact who can respond within the city’s required timeframe.
• A floor plan and occupancy details consistent with safety and egress standards.
• A parking and trash plan that fits local rules and pickup schedules.
• Safety confirmations such as smoke and carbon monoxide detectors and a fire extinguisher.
• Application and renewal fees, plus posting your license number in all listings.

You can find the current application process and links through the city’s official portal: City of Aspen.

Minimum stays, occupancy, and house rules

Minimum night requirements may vary by zone or permit type and can shift seasonally. Some communities also set special rules for peak periods. Verify your minimum stay settings for the Aspen Core before turning your calendar on.

Occupancy is often defined by bedrooms or floor area, and it should be posted clearly inside the home. Many cities require a concise house rules sheet in the property and on your listing that includes:

• Maximum occupancy and quiet hours.
• Parking locations and limits.
• Trash and recycling instructions, including wildlife‑safe storage.
• The 24/7 local contact name and phone number.
• Your short-term rental license or permit number.

Taxes you must collect and remit

Short-term rentals in Aspen commonly trigger multiple tax layers. Plan for registration and filing with the state and local authorities, and do not assume that an online platform handles everything for you.

• Colorado: Register and learn about state sales and lodging tax through the Colorado Department of Revenue.
• City of Aspen: Local sales and lodging taxes generally apply to short stays. Check rates, registration, and filing schedules with the city’s finance pages: City of Aspen.
• Pitkin County: Some county lodging or accommodations taxes may apply depending on location. Confirm requirements with Pitkin County.

Platforms may collect and remit some taxes in certain jurisdictions. You still may need to register and file returns, so verify what is collected on your behalf and what you must remit directly.

Compliance, monitoring, and penalties

Aspen and other resort communities take compliance seriously. Typical enforcement tools include fines for operating without a permit, failing to post your license number in listings, or exceeding occupancy, along with suspension or revocation for repeated violations. Cities also follow up on neighbor complaints and may use online monitoring to identify unlicensed listings.

Protect your permit by keeping your documents current, responding quickly to any complaints, and aligning your operations with posted rules. Maintain accurate guest logs, tax filings, and communication records in case of an audit.

Smart calendar and guest standards

A thoughtful operating plan reduces complaints and protects your investment.

Calendar strategy:

• Set platform minimum stays to match your zone or permit requirements.
• Consider longer minimums during high‑demand periods to limit high‑turnover stays.
• Build buffer days between bookings for cleaning and to avoid overlap.
• During peak traffic periods, limit back‑to‑backs to ease parking and trash impact.

Guest standards and house rules:

• Post your permit number, maximum occupancy, quiet hours, trash schedule, and parking rules inside the unit and in your listings.
• Share clear, firm anti‑party language and have guests acknowledge rules at booking.
• Provide a responsive local contact who can resolve issues quickly.
• Use wildlife‑safe trash storage and communicate pickup timing.
• Keep safety equipment in working order and post evacuation instructions.

Keep your permit active

Permits often require renewal and periodic compliance checks. Put key dates on your calendar and keep your listing content synchronized with current rules. If your local contact, parking plan, or occupancy changes, update your files and the city as required.

A simple annual checklist helps:

• Confirm your renewal window and submit early.
• Re‑test smoke and carbon monoxide detectors and verify egress.
• Re‑post house rules, quiet hours, and emergency contact details.
• Reconcile and file all applicable taxes on the city, county, and state schedules.

Where to verify and apply

• For permits, overlays, and applications, use the official City of Aspen site and contact Planning and Zoning or Community Development for parcel‑specific guidance.
• If your property is outside city limits, confirm the county rules with Pitkin County.
• Register for state taxes and learn filing requirements through the Colorado Department of Revenue.

When you are ready to align your investment strategy with Aspen’s rules, the right local guidance helps you move forward confidently and efficiently. If you want a confidential conversation about optimizing your Aspen Core property for compliant, premium rental performance, connect with Ashley Feddersen. Schedule a confidential consultation.

FAQs

Do I need a permit to operate a short‑term rental in Aspen Core?

• Yes. Aspen regulates short‑term rentals and requires the correct license or permit before you advertise or host; confirm the current permit name and process on the City of Aspen site.

Are non‑owner occupied STRs allowed in the Aspen Core?

• It depends on your parcel and overlay; some areas may allow non‑primary STRs with a permit, while others limit rentals to primary residences, so check your address with City Planning.

What are the minimum night stay rules in the Aspen Core?

• Minimum stay rules can vary by zone, permit type, or season; verify the current minimums for your address with the City of Aspen and set your platform calendar accordingly.

Which taxes apply to Aspen Core short‑term rentals?

• Expect state sales or lodging taxes, plus City of Aspen sales and lodging taxes, and possibly county accommodations taxes; confirm current rates and filing schedules with each authority.

Do platforms like Airbnb or Vrbo handle all my taxes in Aspen?

• Platforms may collect some taxes in certain jurisdictions, but hosts often must register and file as well; confirm what is remitted on your behalf and what you must remit directly.

Where can I find zoning maps and the STR application for Aspen?

• Use the official City of Aspen website for zoning and overlay maps and for the latest application links and instructions; contact city staff with parcel‑specific questions.