Breckenridge, CO.

In-depth analysis

Should you buy an STR in Breckenridge in 2026?

Yes — if the property carries a transferable Type I or Type II permit, or is in a Resort (Type III) zone. Breckenridge is one of the more disciplined ski-market regulators in Colorado: the town’s three-category STR ordinance was redesigned in 2022-2023 to favor lodging-zoned product and constrain non-owner-occupied residential STR. ADR sits at $319 with 62% occupancy and a market score of 74/100 — the highest of any pure ski market in this guide.

Regulation: where the city stands

Breckenridge’s Town STR ordinance defines three permit types:

• Type I — Resort zone / commercial lodging districts. Effectively unlimited; the cleanest legal path. Condo-heavy, near base areas.
• Type II — Residential zones, non-owner-occupied. Capped; new permits effectively closed; existing permits transferable but at a premium.
• Type III — Owner-occupied + ADUs. Permit-available; rules apply to operator residency.

Combined with a 3.4% Breckenridge lodging tax + Summit County 2% + state tax + sales tax, the all-in occupancy tax structure runs around 13-14%. Roughly 75% of the calendar is shoulder or summer season; the December-March ski peak does the heavy lifting on annual revenue.

The market by the numbers

Source: AirDNA-comparable industry averages. The shoulder-season problem is real — April, May, and October-November combined can produce under 15% of annual revenue.

Submarkets that matter

• Peak 8 / Peak 9 base area (Type I dominant) — ski-in/ski-out condo; highest absolute occupancy in winter; resort-managed.
• Downtown Breckenridge (Main Street corridor) — walkable; mix of Type I and Type II; charm premium.
• Highlands / Peak 7 (Type II residential) — SFR; transferable Type II permits trade at premium.
• Blue River / Summit Cove (outside town limits) — Summit County rules; separate ordinance; often less restrictive but lower ADR.

The 3 mistakes buyers make here

1. Buying a residential SFR without confirming Type II transferability. New Type II permits are essentially unavailable; existing ones are part of what you’re buying. Verify the permit is in good standing and the transfer mechanism with the town.
2. Underwriting flat occupancy. December-March carries the year. Pro formas at 62% blended hide a 90%+ ski-peak and a 30% shoulder. Reserve sufficient working capital for the soft months.
3. Missing the Summit County / Town of Breckenridge line. A “Breckenridge” mailing address in Blue River or Summit Cove is in Summit County, not the Town — different STR rules, different tax structure, different permitting.

What to do next

• Pull the Town of Breckenridge STR program and confirm permit category for the target parcel.
• For unincorporated Summit County properties: verify with Summit County Planning.
• Run Market Score and Comp Analyzer within the same permit type.
• Model with the DSCR Loan Calculator; use Year 1 Cash Needs with realistic shoulder-season reserves.
• Read Reading an STR Ordinance Before You Buy — Breckenridge’s tiered permit structure is a textbook design.

Not investment advice. Verify all regulatory and tax information with local authorities and licensed professionals before committing capital.

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