True Cost to Own a Ski Condo in Avon

What will it really cost to own a ski condo in Avon? The sticker price is only the start. Between HOA dues, seasonal utilities, and possible short-term rental requirements, the numbers add up fast. In this guide, you’ll see every cost bucket to consider, what to verify locally, and a simple way to build a realistic monthly model for Avon and Beaver Creek area condos. Let’s dive in.

Upfront purchase costs

Purchase price and loan intent

How you intend to use the condo affects your loan. Lenders price primary, second home, and investment loans differently. Rates and minimum down payments are typically lowest for primary homes, higher for second homes, and highest for investment properties. Ask your lender for side-by-side scenarios before you write an offer.

Buyer closing cost checklist

• Loan origination and points, often 0.5–1.5% of the loan.
• Appraisal, typically $500–$1,200. Resort properties can run higher.
• Home inspections, plus any specialized inspections you need.
• HOA document and condo review fees, often a few hundred dollars.
• Title insurance, escrow, and recording fees, which can total 0.5–2% of price.
• Transfer or documentary fees. Confirm current figures with Eagle County and the Town of Avon.
• Initial HOA move-in fees, plus prorated dues.
• Furnishing and outfitting if you plan to rent. Budget varies by size and quality.

Recurring ownership costs in Avon

Mortgage payment

Your principal and interest depend on rate, loan type, down payment, and term. Get a written quote from a lender familiar with second home and investment underwriting.

Property taxes in Eagle County

Colorado taxes use assessed value and local mill levies. The simplest approach is to ask for the last tax bill or look up the parcel with the Eagle County Assessor. If you are early in your search, use a recent tax bill from a comparable unit in the same building as a placeholder.

HOA and condo dues

In resort buildings, HOA dues can be one of your largest costs because they often cover building insurance, exterior maintenance, snow removal, amenities, and some utilities. Request the current dues, what they include, the latest budget, the reserve study, and minutes from recent meetings. Look for upcoming projects or special assessments.

Insurance for condos and rentals

Most condo owners carry an HO-6 policy for interior finishes, contents, and liability. The HOA’s master policy typically covers the structure, but you need to confirm where the coverage stops. If you plan short-term rentals, ask for endorsements or a policy that addresses guest liability and loss of rental income. Wildfire and smoke coverage are important considerations in mountain markets.

Utilities and services

Some buildings include water, sewer, trash, internet, or even heat in the HOA dues. Others do not. Ask for 12 months of utility statements or HOA invoices to understand seasonal swings. Winter heating can be a notable line item if heat is individually metered.

Maintenance and interior reserves

Even in a condo, you will handle interior upkeep. Budget for appliances, paint, flooring, and small repairs. A light rule of thumb for interior-only items is to hold an annual reserve so you are ready for replacements and refreshes, especially if you rent and expect higher wear.

Special assessments and major projects

Special assessments fund big-ticket work like roofs, elevators, or exterior renovations. The reserve study is your best early warning. Ask about the last 5–10 years of assessments and whether the HOA reserves are fully funded relative to upcoming projects.

Parking, amenities, and extras

Confirm any separate fees for parking stalls, ski lockers, storage cages, hot tubs, or fitness areas. Some buildings charge optional amenity fees or require deposits.

Ski-specific and seasonal expenses

Season passes and lift access

If you ski often, include the cost of season passes in your annual plan. If you host guests, decide whether you will cover lift tickets or passes for them.

Winter heating and snow services

Expect higher electric or gas bills in winter. Many HOAs include exterior snow removal, but clarify the scope. If you control a private entrance or assigned space, you may need a separate snow service.

Parking and local transport

Check if your building includes on-site parking and whether guests can park during peak season. Avon offers local transit options that can offset parking needs. Build a plan for busy holiday weeks.

Storage and ski lockers

Ski lockers add convenience and may have an annual fee. Ask about availability and cost in your building or near the base area.

Short-term rental rules and income basics

Licensing and local taxes

Before counting on rental income, confirm the Town of Avon’s short-term rental license process and any location or minimum-stay rules. Also verify applicable lodging or occupancy taxes and who remits them. Some platforms collect certain taxes, but you may still need to register with the town.

Seasonality and revenue assumptions

Avon’s rental calendar is strongest in ski season and summer, with softer shoulder months. Build your model using conservative assumptions for average daily rate and occupancy. Compare to similar units in the same complex.

Management fees and operating costs

Full-service management often ranges from 20–40% of gross revenue. Factor in cleanings per stay, linen service, restocking, smart lock systems, higher utilities, and more frequent maintenance. If you self-manage, include your time or any contractor support you will need.

Insurance for rentals

Short-term rentals usually need additional coverage beyond a standard HO-6 policy. Confirm guest liability and loss-of-rent coverage. Platform protections are not a replacement for dedicated insurance.

Financing, tax, and insurance notes

Second home vs investment loans

Conventional loans for second homes may allow lower down payments than investment loans, and rates are typically better for second homes than investments. Lenders also apply different rules for recognizing rental income, cash reserves, and debt-to-income. Ask a mortgage advisor who works with resort properties for precise terms.

Rental income and deductions

If you rent, rental income is taxable. Typical deductible expenses include mortgage interest, property taxes, insurance, HOA dues, utilities you pay, maintenance, management fees, and depreciation. Personal use affects how you report income and expenses. A CPA experienced in short-term rentals can help you optimize your filing.

Depreciation and participation rules

Depreciation applies to the building value over time. Passive activity rules can limit losses unless you meet participation thresholds. Clarify your use pattern early so your tax professional can advise on the best structure.

Insurance checklist

• Confirm the HOA master policy type and limits.
• Set your HO-6 coverage to the correct interior finish level.
• Add endorsements for STR use if applicable.
• Consider higher liability limits, wildfire or smoke coverage, and loss of rental income.

Build your monthly cost model

Use real quotes and documents wherever possible. Then plug them into a simple monthly view.

1. Start with your mortgage principal and interest from your lender quote.
2. Add property taxes. Use the most recent Eagle County bill for the parcel.
3. Add HOA dues and any parking or amenity fees.
4. Add your HO-6 insurance premium divided by 12.
5. Add utilities and internet not covered by HOA.
6. Add a monthly maintenance reserve for interior items.
7. If renting, add a separate schedule for management, cleaning, and platform fees.

Illustrative example only

The figures below are a sample template, not a prediction of Avon averages. Replace each with your actual quotes.

• Mortgage P&I: $3,540 per month on a sample loan.
• Property tax: $350 per month using a simple placeholder.
• HOA dues: $1,000 per month.
• Insurance: $125 per month.
• Utilities and internet: $200 per month.
• Maintenance reserve: $292 per month.
• Parking or storage: $100 per month.

Total monthly cost example: $5,607. That is about $67,284 per year. If you plan to rent and estimate $50,000 in gross revenue, and operating costs and management consume 35%, your net before taxes and loan principal would be about $32,500. Compare that to your carrying costs to see the required owner subsidy.

Risk factors and value drivers in Avon

• HOA financial health. Strong reserves and a current reserve study reduce the chance of large assessments.
• Proximity to lifts and transit. Access to Beaver Creek and local shuttles supports demand for both personal use and rentals.
• Building amenities and services. Pools, hot tubs, front desk, and shuttle service often drive HOA dues and rental appeal.
• Market liquidity. Resort condos can be less liquid in a softer market. Review recent sales in the same building or complex.
• Environmental risks. Ask about wildfire and flood exposure and confirm insurance options.

Due diligence checklist

• Request 12 months of utility bills and HOA invoices.
• Obtain the HOA budget, reserve study, CC&Rs, and recent meeting minutes.
• Confirm what the HOA master insurance covers versus your HO-6 responsibility.
• Get at least two insurance quotes, including STR-friendly options if you plan to rent.
• Confirm the current property tax bill with Eagle County.
• If renting, verify Avon’s STR licensing and occupancy tax requirements and whether your platform collects any taxes.
• Build a model with local numbers and conservative rental assumptions.

When you understand every cost up front, you can buy with confidence and enjoy your time in the mountains without surprises. If you want local documents pulled, numbers verified, or an apples-to-apples model for a specific building, reach out for tailored guidance.

Ready to run your costs and options with a trusted local advisor? Connect with DeDe Dickinson for a private Vail Valley consultation and a clear path from shortlist to closing.

FAQs

How do HOA dues in Avon ski condos typically work?

• Dues often cover building insurance, exterior maintenance, snow removal, and some utilities. Always request the current dues, a detailed inclusion list, and the HOA reserve study.

What should I estimate for Eagle County property taxes on a condo?

• Use the most recent tax bill for the specific parcel from the Eagle County Assessor. If you do not have it yet, ask the listing agent for last year’s bill as a temporary input.

What are the key short-term rental steps in the Town of Avon?

• Confirm licensing requirements, occupancy or lodging taxes, HOA permission, and whether your booking platform collects any taxes. Build conservative rate and occupancy assumptions.

Do I need special insurance if I rent my condo?

• Yes. In addition to an HO-6 policy, ask for endorsements or coverage for guest liability and loss of rental income. Confirm where the HOA master policy stops.

How should I budget for winter heating in a ski condo?

• Request 12 months of utility statements from the seller or HOA. Winter months can be higher, especially if heat is individually metered and not included in HOA dues.

What down payment is common for a second home versus an investment condo?

• Second home loans may allow lower down payments than investment loans, which often require higher equity and may carry higher rates. Ask your lender for both scenarios.