Beaver Creek vs Edwards: Which Fits Your Second Home?

Choosing between Beaver Creek and Edwards for a second home can feel like choosing between two great versions of mountain living. Maybe you want to stroll to dinner after a bluebird ski day, or you picture summer evenings on a quiet deck with family and friends. In this guide, you’ll see how each community compares on access, property types, rental potential, and ongoing costs, plus a checklist to help you move forward with confidence. Let’s dive in.

Quick orientation in the valley

Beaver Creek and Edwards sit west of Vail, with Interstate 70 connecting you to the Front Range. Eagle County Regional Airport offers seasonal commercial service that shortens travel for many second‑home owners. Denver International Airport is the major hub for long‑haul flights year‑round.

Beaver Creek puts you closest to resort amenities, village activity, and transit connections. Edwards stretches along the valley with a more residential pattern, a mix of neighborhoods, and areas with larger parcels and mountain estate properties.

Property types and feel

Beaver Creek at a glance

Beaver Creek is more resort‑oriented. You’ll see a higher share of condominiums and townhomes, mixed‑use buildings, and denser options near the village core. Many properties offer convenient access to shuttles within the resort. If you value walkability, this is a strong match.

Edwards at a glance

Edwards feels more neighborhood‑focused. You’ll find more single‑family homes, duplexes, and detached mountain properties, plus newer subdivisions and some larger‑lot opportunities. Condos and townhomes exist as well, often serving locals and seasonal residents who want a quieter base.

Which fits your use case

• Ski‑first weekend owner: You want to park the car and forget it. The Beaver Creek, village life, and transit typically suits your routine.
• Family retreat: You want extra bedrooms, a yard or big deck, and a quieter setting for summer and school breaks. Edwards often aligns with this lifestyle.
• Rental‑minded buyer: You want steady vacation demand and easy guest logistics. Beaver Creek resort access generally supports higher nightly rates and occupancy, especially near village amenities. Always confirm rules and licensing first. While some neighborhoods in Edwards allow short term rentals, other don't.

Access to ski and summer fun

Being at the base of Beaver Creek mountain you have immediate lift connections, and winter activities. In high season, that convenience can shape both your personal use and rental appeal. Edwards is a short drive to Beaver Creek and within reach of Vail, and it rewards you with more space and privacy for downtime between ski days.

In summer, both towns open the door to hiking, biking, fishing, and river activities. Just below Beaver Creek is Avon which features developed parks and gathering spots like Nottingham Lake, plus a recreation center and organized events. Edwards offers trail access, neighborhood open spaces, and a calmer, residential rhythm as well as walkability to The Riverwalk.

Walkability, dining, and daily life

Beaver Creek's core is denser and more walkable, with restaurants, shops, and community amenities close together. If you prefer an active village atmosphere, you’ll notice it quickly. Edwards offers full services too, including grocery and dining, but amenities are more spread out. Many buyers choose Edwards for a home‑base feel and easy access to the whole valley.

Public transit and resort shuttles operate across the valley. Beaver Creek often has more walkable transit options, while Edwards’ experience varies by neighborhood. If you plan to rely on shuttles, review seasonal schedules and proximity from the specific property.

Parking, storage, and winter logistics

Your parking and storage experience will depend on property type. Beaver Creek condos and townhomes may offer garage spaces or assigned parking, with the tradeoff of HOA rules and shared facilities. Edwards single‑family homes usually provide more private parking and storage, along with more responsibility for snow removal and maintenance.

During peak winter storms, proximity to transit and reliable access points can be a real differentiator. Visit during the season you plan to use most to see how snow, plowing, and parking play out day to day.

Short‑term rental outlook

If rental income matters,  Beaver Creek and it's village amenities typically supports higher nightly rates and occupancy compared with more remote properties. That said, the difference can vary widely by building, location, views, design, and management.

Before you underwrite rental income, confirm the rules for the exact parcel. Short‑term rentals are governed by local ordinances and county regulations that can differ across Beaver Creek and Edwards. Many parts of Edwards are in unincorporated Eagle County, which can have different requirements than in‑town areas. Key items to verify:

• Whether short‑term rentals are allowed in the property’s zone
• Licensing or registration requirements and fees
• Any caps, quotas, or special registration lists
• Health and safety standards, occupancy limits, and inspection needs
• Lodging or occupancy taxes and who must collect/remit them

Speak with the town or county planning department and a local property manager before you buy. Seasonality, management fees, and cleaning turnovers will affect your net yield.

Ownership costs to plan

Property taxes and special districts

Property taxes are set at county and local levels. The Eagle County Assessor provides parcel‑level data that will help you understand assessed value and mill levies. Ask for past tax bills and identify any special district levies tied to new developments or utility providers.

HOA rules and assessments

All Beaver Creek condominiums and various Edwards neighborhoods have HOAs. Review the HOA resale packet and CC&Rs early. Focus on rental restrictions, pet rules, parking, assessment history, reserve studies, and any planned projects. HOA dues can simplify ownership by covering snow removal and exterior maintenance, but they also affect total cost.

Insurance, utilities, and maintenance

Mountain homes have unique insurance needs due to snow load, wind, and wildland‑urban interface exposure. Get quotes early. Factor in snow removal, winterization, property management for remote owners, and seasonal utility swings. Confirm broadband options if you plan to work remotely or host guests.

Natural hazards and mitigation

Ask for hazard disclosures and review wildfire risk maps, floodplain status along river corridors, and any slope or avalanche considerations for steep sites. Local mitigation programs and defensible‑space requirements can influence both safety and cost.

Resale and liquidity

Walkability and immediate resort access help many Beaver Creek properties maintain steady buyer demand, particularly condos and townhomes near amenities. Edwards’ larger homes and neighborhood settings appeal to long‑term users who value space, privacy, and lifestyle features like views and outdoor living.

Future resale potential in both markets often tracks the same drivers that guide your initial choice: access to Beaver Creek and Vail, property type, neighborhood quality, and ease of use. Interest rates, new construction, and overall mountain‑market demand also play a role.

Side‑by‑side summary

• Walkability and resort access
  • Beaver Creek: Strong walkability, village energy, shuttle links.
  • Edwards: Drive or shuttle to lifts, quieter settings.
• Home types and density
  • Beaver Creek: More condos and townhomes in mixed‑use cores.
  • Edwards: More single‑family homes, duplexes, and estates.
• Lot size and privacy
  • Beaver Creek: Compact footprints near amenities.
  • Edwards: Broader range of lot sizes and privacy.
• STR potential
  • Beaver Creek: Often higher rates and occupancy near Beaver Creek.
  • Edwards: Viable in select areas; confirm zoning and rules.
• HOA vs maintenance
  • Beaver Creek: More HOA‑managed buildings and shared amenities.
  • Edwards: More private maintenance with single‑family homes.
• Transit and parking
  • Beaver Creek: Walkable transit; structured or assigned parking more common.
  • Edwards: Private garages and driveways; check plowing and access.
• Best fit
  • Beaver Creek: Buyers who prioritize convenience, village life, and rentals.
  • Edwards: Buyers who value space, privacy, and a neighborhood feel.

How to choose with confidence

Use this quick checklist to narrow your decision and protect your outcome:

1. Confirm the exact jurisdiction. Identify whether the property sits within Beaver Creek or unincorporated Eagle County. Rules and STR policies vary by parcel.
2. Pull recent comparable sales. Look at 6–12 months of comps for the same property type and neighborhood.
3. Review HOA documents. Get the CC&Rs and resale packet. Focus on rental rules, budgets, reserves, and any pending special assessments.
4. Get insurance quotes. Ask about wildland‑urban interface, snow load, and flood coverage if near the river.
5. Interview property managers. Validate seasonality, expected occupancy, nightly rates, fees, and net yields.
6. Visit in your target seasons. Test winter access, parking, shuttle use, and summer traffic to match real‑world use.
7. Verify utilities and broadband. Confirm providers, speeds, and any seasonal limitations for trash and water.
8. Request maintenance history. Review winterization routines, roof and deck condition, and snow removal contracts.
9. Check hazard and tax details. Review wildfire and flood maps, past tax bills, and any special district levies.

When you are ready, bring in an advisor who knows the nuances of each micro‑location, building, and HOA. The right guidance can help you identify off‑market options and negotiate the details that matter most for mountain living.

If you would like a tailored plan for Beaver Creek or Edwards, schedule a private Vail market consultation with DeDe Dickinson. As a senior advisor with decades in the valley, DeDe pairs local insight with concierge‑level service to help you secure the right second home with confidence.

FAQs

Which town has better walkability to Beaver Creek?

• Avon sits adjacent to Beaver Creek and generally offers the most convenient shuttle and village access, while Edwards typically requires a short drive or shuttle ride.

Where will I find more condos and townhomes?

• Beaver Creek has a higher share of condos and townhomes, especially near the river and village core. Edwards features more single‑family homes, duplexes, and estate properties.

How do short‑term rental rules differ between Beaver Creek and Edwards?

• Beaver Creek follows village ordinances, while many Edwards addresses are in unincorporated Eagle County with different requirements. Always confirm zoning, licensing, occupancy limits, and taxes for the exact parcel.

How is winter access and parking for second homes?

• Beaver Creek buildings often provide structured or assigned parking with transit nearby. Edwards homes may offer private garages and driveways, but you assume more responsibility for snow removal and access.

What influences long‑term resale in each town?

• In Beaver Creek, walkability and resort proximity support steady demand for village‑area properties. In Edwards, space, privacy, views, and neighborhood quality drive interest among long‑term users.

How close are Beaver Creek and Edwards to airports and Denver?

• Both towns are along I‑70 with access to Eagle County Regional Airport for seasonal flights and Denver International Airport for year‑round service. Drive times vary with weather and traffic; plan accordingly.