What To Know Before Buying In Snowmass Village

You want a home base in Snowmass Village that feels effortless in winter and fun in summer. The right condo or townhome can give you ski access, hotel-level amenities, and reliable rental demand. The wrong one can surprise you with high dues, special assessments, or rental limits that undercut your plans. In this guide, you’ll learn the key costs, rules, and documents to check before you buy, plus how newer Base Village buildings compare with older complexes. Let’s dive in.

Snowmass at a glance

Snowmass Village has transformed its Base Village in recent years with hotel-branded residences and full-service buildings like Limelight, Viceroy and newer projects. That shift changed amenities, HOA structures, and inventory mix across the base area. You can preview current Base Village offerings and building profiles on the developer’s site for helpful context on amenities and services in the newest residences. See an overview of Base Village residences on the official information hub at All In Snowmass.

You are roughly 8 to 10 driving miles from Aspen with easy access to the Aspen/Pitkin County Airport. Snowmass is driven by winter, but the resort has a growing summer calendar and lift access in peak months, which supports year-round owner use and short-term rental demand.

HOA dues and special assessments

What dues usually cover

In Snowmass, HOA dues often include common-area upkeep, snow removal, exterior insurance, on-site staff or front desk, shuttles, amenity maintenance, and sometimes building heat or select utilities. The exact inclusions vary by building, so confirm line items in the association budget and your contract.

Why dues vary so much by building

• Older complexes from the 1960s to 1990s usually show lower monthly dues and simpler amenities.
• Newer, hotel-style Base Village residences offer valet, pools and spas, and on-site services. Those conveniences push HOA budgets higher, often into the tens of thousands per year for a unit, and sometimes well above that in full-service buildings.

The tradeoff is straightforward. Higher dues tend to buy you convenience, stronger rental demand, and a more hands-off experience. Lower dues may mean fewer services and a higher chance of future capital projects.

Reserves and assessment risk

Colorado law requires associations to adopt and disclose a reserve-study policy and provide annual financial disclosures, but it does not mandate a uniform reserve level. That means each HOA funds reserves differently. Always verify current reserve balances, past and planned special assessments, and the board’s capital plan. The Colorado Division of Real Estate outlines association disclosures and policies in its HOA FAQs.

Why this matters for financing

Underfunded reserves, frequent special assessments, or high delinquency in dues can limit loan options. Lenders that follow Fannie Mae and Freddie Mac guidance review condo projects and may flag a community if more than about 15 percent of units are 60-plus days delinquent on dues. See Fannie Mae’s project-eligibility reference for context on what lenders evaluate in a condo review at Fannie Mae’s Condo Project requirements.

Short-term rentals: permits and programs

Town and county permits

If you plan to rent for fewer than 30 days, you need a short-term rental permit and a business license in the Town of Snowmass Village. The Town has an active STR program with defined permit types and fees, including a published 2026 fee update. Always confirm the current rules and fee schedule before you buy or rent. Review the Town’s requirements on the official Snowmass STR page.

If a property sits outside town limits in unincorporated Pitkin County, the County’s STR licensing rules apply and differ from the Town’s. They include tiered fees and operational standards. Check whether your specific address is inside town boundaries, then review the appropriate program. See Pitkin County’s STR licensing.

Hotel-style rental programs

Many Base Village residences are set up with on-site hotel-style rental programs. These can be a great fit if you want turnkey marketing, reservations, and services. Expect platform or management fees, possible owner usage limits on peak dates, and HOA budgets that reflect 24/7 services. Request the owner agreement, revenue split, blackout policy, and all operator fees in writing.

What management really costs

Full-service vacation rental managers often charge a percentage of gross bookings. Industry benchmarks for full service commonly fall between the mid-teens and low 30s percent, before cleaning, supplies, and local lodging taxes. Underwrite with conservative net figures. For a quick primer on common fee ranges, see this overview of short-term rental management fees.

STR due diligence checklist

Before you remove contingencies, confirm:

• The unit is eligible for STR under Town or County rules and the HOA’s governing documents.
• HOA rental rules on minimum stays, booking platforms, guest policies, and penalties.
• The unit’s permit history, compliance status, and any outstanding requirements. Use the Town’s STR page for guidance.
• Actual historical rental performance for the unit or building, with normalized reports that separate owner stays, cleaning, platform commissions, and taxes.

Financing resort condos: what lenders look for

Project eligibility matters

Most conventional loans require a condo project review. Lenders verify owner-occupancy ratios, commercial space, insurance coverage, litigation, and financial health. If a project does not meet agency criteria, it may be considered non-warrantable. That can mean higher down payments, fewer loan choices, or higher rates. For an overview of what lenders check, see Fannie Mae’s Condo Project requirements.

Key risk flags

• Low reserve funding relative to annual income can trigger more scrutiny.
• More than about 15 percent of units 60-plus days delinquent on dues is a common cutoff for agency eligibility.
• Material litigation, major structural issues, or inadequate insurance can block some loans.

FHA/VA considerations

Government-backed loans have their own condo approval processes and may not insure loans in projects that function like hotels or have unresolved structural or legal issues. Ask your lender to confirm whether the building is on the applicable approval list. You can review policy language in the official handbook here: FHA Single Family Housing Policy Handbook.

Practical steps

• Have your lender pre-screen the project early, including insurance availability.
• Write a financing contingency that depends on project approval and the ability to bind insurance at market rates.
• If the project is non-warrantable, request written loan scenarios so you can compare down payments, rates, and terms.

Insurance, hazards, and insurability

Market reality in Colorado

Colorado’s home insurance market has tightened due to wildfire and severe weather trends. In higher-risk areas, private coverage can be more expensive or harder to secure. The state has published homeowner insurance availability resources and created a FAIR Plan as a last-resort backstop. Start insurance conversations early and get a firm quote during your inspection window. See the Colorado Division of Insurance update on availability and the FAIR Plan at the Division of Insurance.

Master policy vs. HO-6

In condo buildings, the HOA carries a master policy that typically covers the structure and common elements. You will likely need an HO-6 policy for interior improvements, contents, loss assessment, and liability. Verify the master policy’s coverage limits, replacement-cost basis, and deductibles. Ask how large deductibles are funded in a loss and whether owners could face out-of-pocket exposure.

Property-level risk checks

Use hazard tools and any risk scores available in the listing to open an early dialogue with your insurance agent. If a building carries an unusually high master deductible or has faced non-renewals, treat that as a red flag and adjust your contingency language and timelines.

Older buildings vs. newer Base Village residences

Older buildings

• Lower dues on average and simpler amenity sets.
• Greater chance of deferred maintenance or system upgrades over time, which can lead to special assessments.
• Renovation scopes vary, so review capital project history and upcoming needs in the HOA minutes and reserve plan.

Newer Base Village developments

• Modern systems, luxury finishes, and hotel-style services that streamline ownership and often support stronger rental demand.
• Higher HOA budgets tied to staffing and amenities like valet, pools, and spas.
• Possible participation rules or mandatory vendor agreements for rental operations.

For a current view of new-build offerings and amenity packages, scan the Base Village residence profiles at All In Snowmass.

Your due diligence checklist

Before you remove contingencies, request and review:

• HOA financials for the last two fiscal years: budget, income and expense statements, balance sheet, and reserve balances. See what Colorado requires associations to disclose in the HOA FAQs.
• Accounts receivable aging report to confirm the percentage of units 60-plus days delinquent.
• CC&Rs, bylaws, and rules and regulations, with attention to rental restrictions, guest policies, parking, and pet rules.
• Board and membership minutes for the last 12 to 24 months to spot planned capital projects, assessments, insurance issues, or litigation.
• Master insurance declarations with limits, deductibles, and replacement-cost details. Confirm your HO-6 needs with your agent.
• STR permit status, compliance history, and any business license requirements tied to the unit. Start with the Town’s STR page or Pitkin County’s program if outside town limits.
• Real Estate Transfer Tax and closing costs. The Town’s RETT is 1 percent of the purchase price, generally paid by the buyer. See the official Snowmass Village RETT details.
• Lender project eligibility confirmation for Fannie Mae, Freddie Mac, or FHA/VA as applicable. Ask your lender to verify status and requirements against Fannie Mae’s condo review guidance.
• Insurance quote from a local agent during inspection, especially if the property has elevated wildfire risk. Refer to the Division of Insurance for market context.
• If your property is inside the Base Village Metro District, review public budgets and any district fees at the Base Village Metro District.

Negotiation levers

• Ask for a seller credit or escrow holdback for disclosed or imminent special assessments.
• Use a financing contingency tied to project approval and insurance binding.
• If you plan to rent, request a seller representation about STR compliance and copies of booking reports and tax remittances that support any income claims.

Red flags

• Major unresolved litigation involving the HOA or developer that touches structure or habitability.
• Reserve funds near zero with a large capital project pending and no plan to fund it.
• More than about 15 percent of units 60-plus days delinquent on dues.
• HOA insurance non-renewals or an unusually high master deductible that shifts large risk to owners.
• STR ineligibility or new local restrictions that materially change your revenue assumptions.

Putting it all together

Do not underwrite on list price alone. In Snowmass, total cost of ownership must include your mortgage, the Town’s 1 percent RETT, property taxes, HOA dues, a realistic allowance for special assessments, insurance, and utilities. If you plan to rent, confirm STR eligibility and get verified rent rolls before you write your final checklists. New Base Village residences deliver convenience, services, and rental draw, while older buildings can offer lower monthly dues with more maintenance exposure. The right choice depends on how you plan to use the home and what level of service you value.

Ready to compare buildings, line-item costs, and rental scenarios for your short list? Start the conversation with the Aspen Snowmass Group for a focused, numbers-forward plan tailored to your goals.

FAQs

What are typical HOA dues for Snowmass condos?

• Dues vary widely by building. Older complexes often show lower monthly dues with fewer services, while newer hotel-style Base Village residences commonly budget in the tens of thousands per year per unit due to staffing and amenities. Always verify what dues include.

Do I need a permit to short-term rent my Snowmass condo?

• Yes if rentals are under 30 days inside town limits. The Town of Snowmass Village requires a business license and STR permit with defined fees and compliance steps. Review current rules on the Town’s STR page.

What if the property is outside Snowmass Village town limits?

• Unincorporated properties follow Pitkin County’s STR program, which differs from the Town’s. Confirm your address and review Pitkin County STR licensing.

How does financing work for hotel-branded or resort condos?

• Lenders review the project’s financial and legal health. If a project does not meet agency guidelines, it may be non-warrantable, which can require more money down and fewer loan options. See Fannie Mae’s condo project guidance for what lenders evaluate.

What is the Real Estate Transfer Tax in Snowmass Village?

• The Town charges a 1 percent RETT, typically paid by the buyer. Confirm details and any exemptions on the Town’s RETT page.

How do wildfire and insurance affect my purchase?

• In higher-risk areas, private insurance can be costly or harder to place. Get quotes early, verify the HOA’s master policy and deductible, and confirm your HO-6 needs. For state market context and the FAIR Plan, see the Colorado Division of Insurance.