Gondola out your front door or more square footage for the money? If you are eyeing a ski condo you can enjoy and rent, Avon and Vail deliver very different paths to the same powder. You want clarity on access, rules, costs, and what guests actually pay so you can buy with confidence.

In this guide, you will compare Avon against Vail Village and Lionshead through an investor lens. You will see how lift access drives nightly rates, how local licensing and taxes affect net income, what HOA dues really include, and the underwriting inputs that move your return. Let’s dive in.

The core tradeoff: access vs price

Vail Village and Lionshead: steps to the gondola

Many condos in Vail Village and Lionshead sit within a short walk of Gondola One and the Eagle Bahn Gondola. That immediacy is a major value driver because guests pay a premium for true in-village access and amenities. Market data consistently shows higher nightly rates for resort-core condos that are steps from the lifts. You can review base-area context on Gondola One and the Eagle Bahn Gondola.

Avon: lower buy-in, Beaver Creek gateway

Avon typically offers lower purchase prices than in-village Vail condos and more approachable HOA dues on average. It is also the primary gateway to Beaver Creek. For Vail skiing, Avon is roughly 10 miles from Vail Village, often a 12 to 20 minute drive depending on conditions. For Beaver Creek-focused guests, Avon’s location and shuttle options can be very convenient. The tradeoff is clear: you give up walk-to-lift access in exchange for a lower acquisition cost and potentially more space for the same budget.

STR rules and taxes to clear first

Before you factor in rental income, confirm that you can legally operate a short-term rental and understand the full tax burden at the property’s exact address.

Avon: overlay zone, licensing, and local taxes

Avon uses a Short-Term Rental Overlay map. Properties within the overlay may be eligible for STR licenses, while certain overlay areas cap STR-Full licenses as a percentage of dwellings. You must secure the proper business and tax licenses before advertising. Read the current rules on Avon’s Short-Term Rental Overlay and licensing.

On the tax side, Avon adds a 4 percent accommodations tax and a 2 percent STR tax for community housing, in addition to county and state layers. Confirm the combined rate for any specific address on Avon’s tax rates page.

Vail: license, safety checks, and tax components

Vail requires a license for every STR, a passed safety inspection, and a local 24/7 contact who can respond within 60 minutes. The town actively enforces violations with fines and potential suspensions. See details on Vail’s STR licensing program and safety requirements.

For taxes, the composite burden inside Vail’s town boundaries typically lands near 10.8 percent when you combine sales and the LMD lodging tax. Always confirm current components on Vail’s sales and lodging tax page.

County context: unincorporated lodging tax shifts

Eagle County voters approved an increase that raises the unincorporated county lodging tax to 4 percent effective January 1, 2026. Towns like Avon and Vail have their own tax structures, so address-specific math matters. Track updates via local coverage of Eagle County’s lodging tax change.

What guests pay: demand, rates, and seasonality

Short-term rental performance in ski towns is highly seasonal and varies by unit type and location. Use like-for-like condo comps and a monthly model rather than a single annual average.

• Avon market snapshot: According to AirDNA’s Avon market summary, STRs average roughly $53.5K in annual revenue, about 49 percent occupancy, and an ADR near $966 across mixed property types.
• Vail market snapshot: AirDNA’s Vail market summary shows around $70.3K annual revenue, about 51 percent occupancy, and an ADR near $1,200 when mixing condos with larger luxury homes.

Because top-end homes can skew averages, also look at other providers for a median-focused view. For example, Airbtics’ Vail analysis has reported mid-market median ADRs in the $400 to $600 range with occupancy near the mid-50s, depending on the sample. Expect variation by bedroom count, building, and exact location.

Seasonality drives results

Vail Valley bookings climb sharply in winter, especially around holidays and powder weekends. Shoulder seasons dip. Plan your owner-use calendar and pricing against a realistic monthly curve. You can visualize the winter peak using a monthly seasonality curve for Vail.

How lift access changes ADR

Condos in Vail Village or Lionshead can command materially higher peak nightly rates because guests pay for the convenience of immediate gondola access, in-village dining, and resort services. Avon condos can perform well too, particularly when marketed as Beaver Creek or Valley access, but they often rely more on driving or shuttle patterns. Pull comps in the same building and bedroom count to set expectations.

HOA and building-level realities

HOA dues and building rules can make or break an STR pro forma. In Avon and Beaver Creek-adjacent buildings, many townhouse and condo HOAs fall roughly in the $500 to $1,200 per month range, depending on amenities and whether utilities are included. Resort-core buildings in Vail Village and Lionshead often have much higher dues because they bundle front-desk staff, concierge, heated sidewalks and parking, pools and spas, and robust reserve funding.

What dues typically include varies. In full-service buildings, HOAs often cover heat, gas, snow removal, building insurance, and sometimes linen or laundry programs. This can reduce owner-paid utilities and some operating tasks, but it raises fixed monthly cost and lowers cash flow sensitivity to occupancy.

Some buildings operate like condo-hotels with front-desk rules, deposit controls, or rental program requirements. Others allow owner-led STRs with self-management. Always request CC&Rs, rental addenda, meeting minutes, and the latest budget and reserve study during diligence. Town licensing does not override HOA covenants, so an HOA can restrict or prohibit nightly rentals even if the town would issue a license.

Quick listing checklist you can use today

• STR eligibility: Is the unit inside Avon’s STR overlay or otherwise eligible for a license? Start with Avon’s STR page if you are looking in Avon, and confirm HOA rules for any building.
• HOA rules: Do CC&Rs allow nightly rentals? Any minimum stays, blackout periods, or front-desk requirements?
• HOA dues and inclusions: Exact monthly cost, what utilities and services are covered, reserve study status, and any special assessments.
• Proven revenue: Get building or unit-level history if possible. Otherwise, use like-for-like condo comps by bedroom count and location from sources like AirDNA or Airbtics.
• Taxes and fees: Calculate the full effective rate for the exact address, including town, county, state, and any lodging district components. Use Avon’s tax rates for Avon and Vail’s sales and lodging tax page for Vail.
• Licensing and operations: In Vail, plan for inspections and a 24/7 local contact per the town’s STR requirements. In Avon, confirm license type, fee schedule, and overlay status.

Underwriting inputs that move your model

These ranges are starting points. Always replace them with building-specific numbers.

• ADR assumptions: Start with condo-only comps. A practical framework is to set conservative ADR at 50 to 60 percent of the broad market’s average, base at 70 to 90 percent of condo medians, and aggressive near the top decile for true ski-in-ski-out. Market-level anchors: Avon ADR near $966 and Vail near $1,200 per AirDNA’s market summaries for Avon and Vail. Do not plug these in wholesale without filtering to your unit type.
• Occupancy: Conservative 35 to 45 percent, base 45 to 60 percent, aggressive 60 to 75 percent for highly rated, well-managed, lift-adjacent condos. Sampling methods differ, so cross-check with Airbtics for your specific bedroom count and building cohort.
• Cleaning and turnovers: Budget per-stay cleanings in the $100 to $200 range for typical ski-town condos. Frequency depends on stay length and owner use.
• Property management: Full-service managers in Colorado resort markets often quote 20 to 30 percent of gross revenue. Co-host or partial-service models can run 10 to 15 percent. Ask for a sample owner statement and P&L.
• Taxes and platform fees: Include platform fees and local lodging and sales taxes. In Avon, use the 4 percent accommodations tax plus 2 percent STR community housing tax from the town’s tax page and add state and county where applicable. In Vail, confirm current components on the town’s finance page. Remember that many jurisdictions assess taxes on the entire booking amount, including cleaning fees.
• Utilities, insurance, reserves: If HOA does not include utilities, budget for winter heating. STR-friendly insurance and liability coverage can be higher in mountain markets. Set aside 5 to 10 percent of gross revenue for wear and tear, linens, and capital items.

How to run it quickly:

1. Inputs: Purchase price, down payment, rate and term, HOA, property taxes, insurance, ADR, occupancy, management percentage, cleaning per turnover, platform fees, and address-specific tax rates.
2. Gross revenue: ADR times nights booked using a monthly seasonality curve. Shoulder months should be lower and peak winter weeks higher. Use a resource like Vail’s monthly seasonality curve to shape your calendar.
3. Expenses: Subtract platform, management, cleaning, lodging taxes, and operating costs to get NOI. Compare cash-on-cash return and debt service coverage. Then test ADR plus or minus 15 percent and occupancy plus or minus 15 points to see your downside and upside.

Which market is right for you?

Choose Vail Village or Lionshead if you want maximum convenience and the highest potential peak-night premiums, and you are comfortable with higher acquisition prices and resort-core HOA dues. Buy in Avon if you value a lower buy-in, solid Beaver Creek access, and you are fine with a short drive or bus ride to Vail for ski days. Both markets can work for a lifestyle-plus-income plan, but they reward different strategies. In Vail, optimize for prime location and guest experience. In Avon, focus on smart pricing, clear marketing around Beaver Creek and Valley access, and quality operations that drive reviews and repeat bookings.

If you want a sounding board, we live this every day. Our team underwrites deals, teaches STR best practices, and supports you after closing with vendor referrals and operating guidance. Let’s make the numbers and the lifestyle pencil.

Ready to compare specific buildings and run scenarios on your timeline and budget? Get a free valuation and investment plan with Good Neighbor Realty.

FAQs

What taxes apply to short-term rentals in Avon?

• Avon adds a 4 percent accommodations tax and a 2 percent STR community housing tax to state and county layers, which you can confirm on Avon’s tax page.

What does Vail require to operate a short-term rental?

• Vail requires a license, a passed safety inspection, and a local 24/7 contact who can respond within 60 minutes, as outlined on the town’s STR page.

How far is Avon from Vail’s base areas for skiing?

• Avon is roughly 10 miles from Vail Village, commonly a 12 to 20 minute drive depending on traffic and weather, while also serving as the gateway to Beaver Creek via nearby shuttles and access.

Are HOA fees higher in Vail Village and Lionshead than Avon?

• In general, yes; resort-core buildings with front desks, concierge, heated sidewalks, pools, and robust reserves often have much higher dues than many Avon condos that carry fewer bundled services.

Do all condos in Avon and Vail permit nightly rentals?

• No; even if a town would license an STR, an HOA can prohibit or limit nightly rentals, so you must review CC&Rs, rental addenda, and meeting minutes before you buy.

How should I estimate ADR and occupancy for a specific condo?

• Start with like-for-like comps by bedroom count in the same building or immediate area using sources such as AirDNA’s Avon and Vail pages, then apply a monthly seasonality curve and test conservative, base, and aggressive cases.