STR Reality Check for Newcomers

Fast Market Snapshot (Jan 8, 2026)
30-year rates are averaging ~6.16%. Denver’s typical value sits near ~$526K, with time to pending roughly 38–47 days depending on source. Translation: buyers still have leverage for credits and a 2-1 buydown, especially where DOM skews longer.

What Denver’s STR rules actually mean

• Primary residence only. If it isn’t your true, usual home, you can’t short-term rent it.

• License required—plus your license number must appear in every listing.

• Taxes apply (think Denver lodger’s tax) even when platforms remit on your behalf; you’re still responsible for having the right accounts.

• Enforcement has teeth: the city raised maximum penalties for unlicensed rentals, so compliance matters.

Why many relocators pivot to long-term
Once you factor the primary-residence rule, HOA/condo restrictions, lodging taxes, and licensing steps, most newcomers decide a long-term rental (or a house-hack with a longer lease) fits Denver’s rules—and their stress level—far better than chasing nightly bookings. We can still underwrite for cash flow using seller credits → a 2-1 buydown → inspection items to keep your monthly comfortable.

Actionable tip
If STR income is part of your plan, bring proof of primary residence (ID, car registration, voter reg) to our first consult so we can gut-check eligibility before you shop. If it won’t pencil under STR rules, I’ll map long-term or 30+ day strategies that do.

— Andy
Vail Peak Realty | Park Hill resident & neighborhood guide
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