Trying to choose between a condo or a townhome for your Breckenridge short-term rental? The right answer depends on how you plan to operate, what the HOA allows, and how seasonality will impact your cash flow. In this guide, you’ll compare both options through the lens of Breckenridge’s rules, costs, guest demand, and management effort so you can pick the best fit for your goals. Let’s dive in.

Quick take: condo vs townhome in Breck

• Condos: lower price of entry, centralized locations, and easier building maintenance, but often higher HOA dues and stricter rental rules.
• Townhomes: more space and parking, often better for groups and longer stays, with more operational control, but generally higher purchase price and more owner responsibility for maintenance.
• Your best choice depends on HOA permissions, proximity to lifts and Main Street, parking and winter access, and how hands-on you want to be.

Understand Breckenridge STR rules

Town vs. County jurisdiction

Breckenridge has municipal rules for STRs inside town limits. Unincorporated areas in Summit County follow separate county regulations. Your first step is to confirm whether the property is in the Town of Breckenridge or in unincorporated Summit County, because registration, fees, and license processes can differ.

Licensing, taxes, and compliance

Expect to register your STR with the appropriate jurisdiction and follow operational requirements like occupancy limits, safety equipment, parking, trash, signage, and having a local contact. Short-term rentals are typically subject to multiple tax layers, including Colorado state sales tax, local sales and lodging taxes, and possible district taxes. Some platforms may collect certain taxes, but you should confirm which taxes they collect and whether you still need to register and remit.

HOA and CC&R checks

Many condos and townhome communities have covenants that limit or prohibit STRs, set minimum stay lengths, or require HOA registration. Condos often have tighter rental rules due to shared spaces and building management. Townhome rules vary by development. Always verify current HOA documents, rental policies, and any caps or enforcement actions before you buy.

Seasonality and guest demand in Breckenridge

Breckenridge is highly seasonal. Winter is the prime season, especially holidays and peak weeks, with strong demand from ski and snowboard travelers. Summer is a solid second season with hiking, biking, and events. Spring and late fall can be slower, so plan for lower occupancy and rates in those shoulder periods.

Winter stays often run several nights to a week, and many hosts require minimums during holidays. Off-peak stays may be shorter but will generally command lower average daily rates. Product differentiation matters a lot: proximity to the gondola and Main Street, hot tubs, parking, ski storage, pet policies, and reliable internet can all move the needle on bookings and pricing.

Condos: strengths, watchouts, and fit

Acquisition and financing

Condos usually cost less than townhomes. Investment loans often require larger down payments and higher rates than owner-occupied loans. Some lenders need condo project approval and may scrutinize associations with high STR activity, so talk to your lender early.

HOA dues and what they cover

Condo HOA fees are typically higher and may include utilities, snow removal, exterior maintenance, trash, and building insurance. That can simplify operations but will impact your net income. Watch for special assessments tied to building projects.

Rental restrictions and building rules

Condo associations are more likely to have minimum night stays, rental caps, guest registration, quiet hours, and detailed rules for amenity use. These can protect the guest experience and reduce complaints but limit flexibility.

Guest appeal and pricing power

Condos often excel in locations near the gondola or Main Street and can attract couples or small families that value convenience and amenities. Smaller footprints and shared amenities can still produce competitive rates when location is excellent.

Operating costs and logistics

Turnovers in condos are straightforward, and exterior maintenance is handled by the HOA. You will still budget for cleaning, linen service, minor repairs, and platform fees. Parking can be limited or paid, which is important if your guests travel with multiple vehicles.

Townhomes: strengths, watchouts, and fit

Acquisition and financing

Townhomes generally command higher prices for more space, private entrances, and garages. Some townhomes are easier to finance than condos because fee-simple ownership can involve fewer condo project requirements. Investment financing still demands conservative underwriting.

HOA dues and responsibilities

Townhome HOA dues vary widely. Some communities include amenities like a pool or hot tub, while others keep dues modest and expect owners to handle more exterior items. Plan for potential special assessments for roofs or exterior projects.

Operational flexibility

Many townhomes offer fewer common-area constraints and more control over access and parking, but rules still differ by development. Do not assume a townhome allows STRs or has light restrictions. Always verify with the HOA.

Guest appeal and pricing power

Townhomes fit larger groups and families who value space, privacy, and garage or driveway parking. This can drive higher gross revenue for multi-bedroom bookings and longer stays, especially in peak season.

Operating costs and logistics

More square footage means higher cleaning, linen, and utility costs. You may need to handle snow removal for driveways or walkways, depending on your HOA. Plan for more frequent maintenance on systems and surfaces.

Head-to-head: which aligns with your strategy

• Value and simplicity: Condos often win if you want a lower purchase price, simpler maintenance, and walkable locations. You trade flexibility for structure and community amenities.
• Space and control: Townhomes often win if you target group bookings, want dedicated parking, and can handle more operational responsibility to maximize revenue.
• Regulation and HOA fit: Either can work if the HOA permits STRs and the unit aligns with local licensing requirements. Always make HOA and municipal compliance your go/no-go gating item.

Parking, access, and winter readiness

In mountain towns, logistics affect guest experience and reviews. Condos may offer limited spaces or require permits. Townhomes often include a garage or driveway, which guests love during winter. Confirm snow removal responsibilities, whether four-wheel drive is recommended, and how many vehicles your listing can accommodate without violating rules.

Insurance and risk management

Standard homeowner policies often exclude STR activity. Expect to secure STR-specific insurance or a liability umbrella. For condos, confirm what the building’s master policy covers and what you need for interior build-out and contents. For townhomes, you may shoulder more of the structure’s coverage. Match your policy to actual use and the HOA’s requirements.

Management and pricing

You can self-manage or hire a third-party company. Full-service managers in resort markets often charge 20 to 35 percent of rental revenue depending on scope. Many hosts use dynamic pricing tools to adjust rates and minimum stays across seasons. Management companies may provide revenue forecasts and operating guidance, which can help newer owners ramp up faster.

Due diligence checklist

Use this list before you buy or convert a property to STR:

• Confirm whether the property is in the Town of Breckenridge or unincorporated Summit County and identify the correct STR rules.
• Verify if the unit has an existing STR license and whether it can be transferred or renewed.
• Obtain and review HOA CC&Rs, bylaws, rental policies, recent meeting minutes, and any enforcement history related to STRs.
• Ask the HOA about pending special assessments or upcoming projects.
• Confirm parking allocations, guest vehicle limits, and snow removal responsibilities.
• Confirm required safety equipment and occupancy rules.
• Get STR-specific insurance quotes and understand coverage gaps.
• Get lender pre-approval and confirm investment loan terms, plus any condo project approval requirements if applicable.
• Request historical rental data if the unit has been rented, and validate with available documentation.
• Ask for copies of any municipal STR notices or enforcement actions related to the property.

Build a conservative pro forma

• Revenue: Use neighborhood and unit-level comps, not town-level averages. Factor in strong winter peaks, a solid summer, and thinner shoulder seasons.
• Taxes and fees: Include lodging and sales taxes, licensing fees, platform fees, cleaning, supplies, and reserve for capital items like furniture and appliances.
• Management: Model both self-management and third-party management scenarios so you can compare yield vs. time commitment.
• HOA and utilities: Include HOA dues, special assessment risk, and utilities not covered by the HOA.

Final take and next steps

If your strategy values convenience, shared amenities, and a lower price of entry, a condo near the lifts or Main Street can perform well, provided the HOA allows STRs. If your plan is to host families and groups with multiple vehicles and you want more control, a townhome can deliver higher gross revenue, though you will take on more expense and logistics. Either way, your success will come down to municipal compliance, HOA permissions, unit-level location, and disciplined operations.

If you want help underwriting a specific unit, aligning it with the right management plan, and navigating Breckenridge licensing and HOA policies, our practitioner-agents can partner with you from search to setup. Ready to build your Breck STR plan? Connect with Good Neighbor Realty. Get a free valuation & investment plan.

FAQs

What permits do I need to run an STR in Breckenridge?

• You typically need to register or license your property with the correct jurisdiction, follow safety and occupancy rules, list a local contact, and comply with taxes and operational requirements.

How do HOA rules affect condos and townhomes for STR use?

• HOA documents may limit or prohibit STRs, set minimum stays, cap the number of rentals, require owner registration, and enforce fines, so verify all HOA policies before you buy.

Are condos or townhomes easier to finance for STRs in Summit County?

• Townhomes can be easier in some cases due to fee-simple ownership, while condos may require project approval; investment loans often need larger down payments and carry higher rates.

What amenities drive bookings and rates in Breckenridge?

• Proximity to the gondola or Main Street, hot tubs, parking or a garage, ski storage, a full kitchen, washer and dryer, reliable high-speed internet, and pet-friendly policies can boost demand.

What should I plan for with parking and winter access?

• Confirm the number of spaces, permit rules, and snow removal responsibilities; many guests arrive with multiple vehicles and value a garage or dedicated driveway in winter.

How should I model taxes and fees for a Breck STR?

• Include Colorado state sales tax, applicable local lodging and sales taxes, licensing fees, platform fees, and management costs, and confirm which taxes platforms collect vs. what you must remit.