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Town of Breckenridge Short-Term Rental Ordinance

A revision to the Short-Term Rental (STR) Ordinance was unanimously approved by the Town Council in September of 2021. The purpose of this website is to educate and inform the Breckenridge community with facts and information regarding the new ordinance. Any questions regarding the information on this page can be directed to STR@TownofBreckenridge.com. A timeline of the Town's STR policy can be found here, and the Town's STR page can be found here.

On November 23rd, 2021 the Town Council passed a new ordinance No. 35 amending Chapter 1, Title 4 of the Breckenridge Town Code concerning the annual accommodation unit regulatory
fee. The study memo that informed this decision can be found here, and a presentation further explaining the decision can be found here.

  • Beginning January 1, 2022 the annual accommodation unit fee will be $400/studio and/or per bedroom.

  • The fee will not apply where the accommodation unit is the applicant’s primary residence and is rented for a period of time not to exceed 21 days per year.

  • The 2023 fee may be increased by the Town Council in the annual budget process to an amount not to exceed $756.

  • Fee revenue will not be included in the Town’s general operating budget. Instead a Regulatory Fee Fund will be established and funds will be used to:

- Support the Town’s workforce housing policies and programs, including buy downs, lease to locals, acquisition of deed restricted units, and/or construction of new units;

- Address secondary impacts of short term rentals that impact the character of the local community and Town neighborhoods where accommodation units are located, including but not limited to, lack of parking, loud noise, and increased trash associated with the higher density use; and,

- Defray the costs to the Town, including but not limited to, personnel required for the administration and enforcement of the regulatory program.

The regulatory fee applies to all properties required to obtain an accommodation unit license

What are the Reasons for Implementing the STR Ordinance?

The Town of Breckenridge has been working to address the harmony between quality of life for residents and quality of place for visitors since the adoption of this goal in the Breckenridge Destination Management Plan in 2019.

A few of the primary projects the Town has undertaken to improve this harmony are: addressing parking issues, expanding transit options, analyzing town events, re-programming the arts district, increasing the tuition assistance for childcare, and continually developing new housing solutions.

It is undeniable that the shortage of available and affordable long-term housing is causing a community emergency. The lack of housing for our employees is reaching deeper into the workforce than ever before, effecting critical community positions at hospitals, schools, police, fire, restaurant and hospitality workers - positions that are critical to any community.

 

While STRs contribute to these housing challenges, they are not the only cause. Similarly, this ordinance is not the only solution for our housing challenges, it is one tool of many. In addition to Town aggressively pursuing new solutions, for the last few decades Town has been working to address housing challenges through land banking, deed restrictions, building, and other efforts. Read more here about the Town’s existing and new programs.

 

The purpose of the ordinance is to help protect and maintain the quality of life in Breckenridge.

 

What Does the New Short-Term Rental Ordinance Do?

  • The ordinance, which is effective November 2, 2021, limits the number of short-term rental licenses for non-exempt properties to 2,200 units. At the beginning of this discussion, there were 2,476 non-exempt licenses, so the cap at 2,200 is an 11.15% reduction.

 

  • Units that are EXEMPT from the new STR ordinance are located in either a condominium, a condominium/hotel, or a hotel, lodge, or inn that has an on-site 24-hour staffed front desk, a 24-hour telephone system that is monitored by a staff person, and 24-hour private security capable of responding to complaints. The exempt STR properties are Beaver Run, Grand Timber Lodge, Main Street Station, River Mountain Lodge, Marriott, Mountain Thunder, Grand Colorado, One Ski Hill, Mount Grand Lodge, Valdoro, Bluesky, Water House, and Crystal Peak.

  • To reduce the number of non-exempt STR licenses, new property owners will not be granted a STR license until the number is below 2,200. A new owner interested in a license may get on a waiting list and will be notified when a license is available. A new owner may also be eligible for a license based on a number of exemptions outlined in the ordinance.

 

  • The transfer of ownership of a property with a non-exempt licensed STR property is permitted in circumstances that are outlined in the ordinance, found on pages 20-21 of this document.

 

The Goal of the Town of Breckenridge Housing Program

The goal of the Breckenridge Housing Program is to support the Town's community character and viable economy, as called out in the Breckenridge Vision Plan (created in 2002), by ensuring residents can live, work, play and raise a family in Breckenridge. For more information, please visit https://www.townofbreckhousing.com/.

 
 

The Breckenridge Destination Management Plan

The Breckenridge Destination Management Plan is a 10-year road map to accomplish a shared vision for a more balanced long-term future. Specifically, it is designed to help ensure economic sustainability for the community while preserving the quality of life for residents and quality of place for visitors. The four goals of the Destination Management Plan are:

 

  • Deliver a balanced year-round economy driven by destination tourism by 2024

  • Elevate and fiercely project Breckenridge’s authentic character and brand – our home town feel and friendly atmosphere

  • More boots and bikes, less cars

  • Establish Breckenridge at the leading edge in mountain environmental stewardship and sustainable practices

 

Breckenridge Housing and STR Statistics

Total Residential Housing Units - 7,600

This number includes every category of residential housing unit including year-round residential, second homes, short term rentals, condos, apartments, etc.

Total Licensed Short-Term Rental (STR) Units – 3,945

52% percent of all residential housing units in Breckenridge have a short-term rental license.

 

Total Licensed STR Units That Are Exempt from the New STR Ordinance

The new STR ordinance does not apply to all 3,945 licensed housing units. About 1,469 licensed STR units are exempt from the ordinance that have their own security, a front desk, and dedicated phone systems. Thirteen properties meet these criteria. (Number of units shown):​

  • Beaver Run – 413

  • Marriott - 110

  • One Ski Hill - 81

  • Crystal Peak - 40

  • Grand Timber Lodge – 160

  • Mountain Thunder – 101

  • Valdoro - 71

  • Main Street Station – 125

  • Grand Colorado – 85         

  • Bluesky - 44

  • River Mountain Lodge – 117

  • Mount Grand Lodge – 80

  • Water House – 42

 

What is the Proposed Tourism Overlay District?

On Tuesday, Oct. 12, Breckenridge Town Council unanimously decided to create a temporary advisory committee to provide recommendations for a Tourism Overlay District. The concept of an overlay district is the result of public discussion that occurred during the recent legislative process creating the cap on STR licenses. During that time the Council was asked to assess areas of Town considered to be more suited to STRs in a different way. During the September 28 meeting, Council committed to exploring the concept further. The advisory committee will be made up of a variety of stakeholders to include representatives from the STR lodging community, realtors, a representative from an exempt lodging property, local community members, two council members, and town staff. 

 

The option of a Tourism Overlay District is based on the descriptive language that currently exists for each of the fifty (50) Land Use Districts (LUDs) in the Town. In anticipation of a Tourism Overlay District discussion, Town staff members will continue to review the description of each LUD, as well as the number of housing units and STR licenses within each LUD. This analysis will be used to develop recommendations for the advisory committee to review.

 

At the October 26 Council meeting, Town Council directed staff to create a Tourism Overlay District committee. The committee, comprised of property managers, realtors, a lodging representative, community members, two council members, and town staff, will be meeting over the next several weeks/months to develop recommendations for Council consideration.

Contact

Thank you for visiting the Town of Breckenridge’s official website regarding information about the revision to the Short-Term Rental (STR) Ordinance that was unanimously approved by the Town Council in September of 2021. The purpose of this website is to educate and inform the Breckenridge community with facts and information regarding the new ordinance. Any questions regarding the information on this page can be directed to STR@TownofBreckenridge.com.

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