Trying to choose between Cirque Residences X Viceroy, Viceroy Snowmass, and Electric Pass Lodge in Snowmass Village? You’re not alone. Each building serves a slightly different owner profile, investment approach, and service level, which makes the decision feel bigger than it needs to be. In this guide, you’ll get a clear read on who each building tends to fit, what to expect from amenities and rental programs, and the due diligence steps that protect your money before you commit. Let’s dive in.
Start with how you’ll use it
Before you compare features, get clear on your goals. Your ideal fit flows from how often you’ll use the home, how much service you want, and whether rental income matters.
- If you want hotel-style service and a branded experience, focus on Cirque Residences X Viceroy and Viceroy Snowmass.
- If you want a contemporary village residence with simpler operations, Electric Pass Lodge may be the better match.
- If rental income is part of the plan, your choice may hinge on whether a rental program is mandatory or optional, how owner usage is handled, and the revenue split.
Cirque Residences X Viceroy
Who it tends to fit
You value luxury finishes, strong amenities, and a hotel-backed experience. You want staff in place, consistent guest standards, and a branded reservation network when you rent your residence.
What to expect
Branded residences typically offer front desk support, concierge services, and on-site food and beverage options. Amenity sets often include spa, fitness, pool, and ski conveniences. Expect a smaller, higher-end unit mix and a strong emphasis on service and consistent guest experience.
Rental and usage questions to ask
- Is the rental program mandatory or optional? What is the revenue split and what expenses come off the top?
- How are owner stays handled, and are there any blackout periods during peak season?
- Who controls reservations and pricing, and what booking priority do owners receive?
What to verify
Request the CC&Rs, HOA budget and audited financials, a sample rental agreement, and recent monthly owner statements. Confirm what HOA dues include, how utilities are billed, and whether there are planned capital projects or special assessments.
Viceroy Snowmass
Who it tends to fit
You want a resort-branded environment with full-service staffing and a proven lodging platform. You value ski convenience, on-site dining, and a recognized brand to drive occupancy if you plan to rent.
What to expect
As with most branded hospitality residences, you can expect hotel-level services and a standardized guest experience. Fewer unknowns, more structure. For many buyers, this structure simplifies ownership and supports demand across seasons.
Rental and usage questions to ask
- Clarify whether participation in the rental program is required and how owner use is scheduled.
- Ask for historical occupancy and average daily rate by season for comparable units.
- Review owner statements that show gross revenue, fees, and net proceeds so you understand the true yield.
What to verify
Obtain the latest HOA budget, reserve study status, insurance details, and any upcoming projects. Confirm taxes, licensing requirements, and how lodging and sales taxes are collected and remitted for short-term stays.
Electric Pass Lodge
Who it tends to fit
You want a modern village residence that can serve as a personal landing pad with thoughtful amenities and potential rental options, paired with simpler operational dynamics. You may be balancing lifestyle use with practical value.
What to expect
Electric Pass Lodge is often positioned toward owner-users and investors who prefer a less hotel-forward experience. You’ll still want to compare amenity access, ski proximity, storage, and parking details alongside HOA inclusions.
Rental and usage questions to ask
- Is there an on-site or preferred rental manager, and is participation optional?
- What are minimum rental terms, and how are cleanings, maintenance, and guest services handled?
- What marketing channels are used and how are owner bookings prioritized?
What to verify
Review HOA rules for rental and use restrictions, budget and reserve levels, and unit-level utility metering. Confirm any Base Village-related assessments and how they affect monthly costs.
Amenities and services: what really matters
Not all amenity packages are equal. Focus on the items that affect daily experience and rental demand.
- Core services: 24/7 front desk, concierge, bell/valet, housekeeping options.
- Wellness and recreation: spa, fitness center, pool and hot tubs, heated walkways, ski lockers.
- Food and beverage: on-site restaurants and bars, plus grab-and-go options.
- Convenience: private or assigned parking, owner storage, and in-building retail.
For branded residences, the service level is part of the value. For non-hotel-focused buildings, weigh the cost savings and flexibility against fewer staffed services.
Rental programs: structure drives returns
Your net income depends less on the top-line nightly rate and more on the program structure and expenses.
- Program type: mandatory vs optional participation shapes both usage and resale buyer pool.
- Economics: understand the revenue split and which expenses are deducted before your share. Ask for examples of monthly owner statements.
- Owner usage: confirm blackout periods, minimum stays, and how owner bookings are prioritized.
- Distribution: brands often bring global demand; independent managers may emphasize multiple channels. Request a clear list of marketing platforms.
Always request 12 to 24 months of historical occupancy and average daily rate for comparable units. When possible, use audited or manager-provided P&Ls rather than marketing summaries.
Costs that move the needle
Beyond the purchase price, ongoing costs affect both cash flow and long-term value.
- HOA dues: look for what’s included—master insurance, staffing, snow removal, reserves, trash, and utilities. Confirm whether your unit is individually metered.
- Taxes and fees: verify municipal lodging tax, sales tax, and any short-term rental requirements for Snowmass Village or Pitkin County, as applicable.
- Insurance: understand the HOA master policy and what you must carry individually. Mountain environments can influence premiums.
- Special assessments: review meeting minutes and reserve studies for planned projects. Ask about the reserve funding policy and history of assessments.
- Financing: resort and branded properties may have stricter lender requirements. Pre-qualify with lenders familiar with resort condos.
Location and access within Base Village
Micro-location matters. Even within the same village, small differences change the experience and pricing.
- Proximity: compare walk time to the gondola, ski school, and central plaza.
- Views and exposure: mountain versus village views, afternoon sun, and privacy.
- Noise and traffic: consider lift operations, event noise, and delivery access.
- Transit and parking: check shuttle stops, parking assignment, guest parking, and EV options if relevant.
Resale and exit strategy
Liquidity varies by building, brand, and unit type. Branded, smaller-unit residences with hotel programs often appeal to investors and lifestyle buyers who value services, while non-hotel-focused condos may draw a broader mix.
- Ask for recent comparable sales in the same building and nearby Base Village properties.
- Study days on market and price per square foot trends from the local MLS or recorded sales.
- Consider future buyer pool: mandatory rental programs, higher HOA dues, or limited owner usage can narrow or broaden demand.
Use relationships to your advantage
In new or branded projects, early relationships can secure better opportunities.
- Priority access: early buyers and well-connected brokers often receive first pick of floorplans and views.
- Pricing and upgrades: pre-construction periods may offer favorable pricing or credits.
- Program priority: some developer-run rental pools offer better booking windows to early participants. Get this in writing.
If you are targeting a specific view line, corner layout, or penthouse, plan early and leverage a broker who can open these doors and negotiate clear terms.
What to verify before you sign
Use this checklist to keep your process tight and transparent.
Developer and purchase terms
- Current inventory, delivery timeline, and certificate of occupancy status.
- Full floorplans, finish schedules, and any customization options.
- Deposit schedule, escrow details, contingencies, and cancellation terms.
- Any rental guarantees or incentives, with legal terms and duration.
HOA and building operations
- CC&Rs, bylaws, rules, and recent meeting minutes.
- Latest audited financials, current budget, and reserve study status.
- Master insurance declarations and owner responsibility for deductibles.
- History of dues increases and special assessments.
Rental and revenue diligence
- Three years of historical occupancy and ADR by season, if available.
- Sample owner statements detailing gross revenue, deductions, and net.
- Marketing and distribution channels, plus how owner stays are scheduled.
- Blackout periods, minimum stays, and reservation control.
Title, taxes, and utilities
- Title commitment, recorded restrictions, and easements.
- Property tax assessment method and any Base Village-related fees.
- Utility metering and what’s included in HOA dues.
Financing and insurance
- Lender appetite for the building and any project-level restrictions.
- Estimated insurance costs based on HOA coverage and unit needs.
Next steps
If you’re early in your search, start by clarifying your usage plan and financial goals. Then gather building documents, sample owner statements, and recent comps so you can compare apples to apples. If you’re close to a decision, request written confirmation of any developer incentives, rental program terms, and owner usage rules.
Ready for a side-by-side comparison, current availability, and a private tour plan? Start the conversation with Mike Eaton for document pulls, pricing guidance, and developer-intro access tailored to your goals.
FAQs
What should a Snowmass Village investor compare first?
- Start with program type (mandatory vs optional), owner usage rules, and true net income after fees. Then review HOA reserves, upcoming projects, and seasonal occupancy.
How do HOA dues differ across Base Village buildings?
- Dues vary by staffing levels and amenities. Confirm exactly what’s included, how utilities are billed, and whether reserves are adequately funded to avoid assessments.
What taxes apply to short-term rentals in Snowmass Village?
- Expect municipal lodging and state sales taxes. Verify current licensing and tax rules for your building’s jurisdiction and confirm who remits them—manager or owner.
Do branded residences rent better than non-branded condos?
- Branding can drive demand through global channels and standardized service, but net results depend on fee structure, unit quality, and seasonality. Request historical P&Ls.
How close are these buildings to the gondola and village core?
- Proximity varies by building and unit. Compare actual walk times, elevator access, and ski locker locations during peak hours for a realistic view.
What financing should I expect for a resort condo?
- Some lenders require higher down payments or adjust rates for branded or resort condos. Pre-qualify with lenders experienced in Snowmass Village properties.
