Tag Breckenridge

For many buyers, investing in real estate feels out of reach because they assume qualifying for an investment property loan works the same way as buying a primary home.

Traditionally, lenders look closely at your personal income, tax returns, debt-to-income ratio, employment history, and overall financial picture before deciding how much you qualify for. If your finances aren’t perfectly aligned, it can sometimes feel like the conversation stops there.

But there’s another financing option that works differently — and for many real estate investors, it can be a game changer.

It’s called a DSCR loan, short for Debt Service Coverage Ratio.

Instead of focusing primarily on your personal income, a DSCR loan focuses on the income potential of the property itself. More specifically, lenders evaluate how much rental income the property could generate and whether that income is enough to support the mortgage payment.

For buyers considering a Summit County investment property, this type of financing is becoming increasingly popular.

How Does a DSCR Loan Work?

When a lender evaluates a DSCR loan, they’re asking one main question:

Can this property generate enough rental income to support the monthly mortgage payment?

The lender compares the projected monthly rent to the projected monthly housing payment, which typically includes principal, interest, taxes, insurance, and sometimes HOA dues.

Many lenders look for the property’s rental income to cover at least 75% of the monthly payment, although requirements vary depending on the lender and loan program. If the property fully covers the mortgage payment — even better.

Because the loan is tied more closely to the property’s cash flow rather than solely your personal income, DSCR loans can create opportunities for buyers who may not qualify through conventional financing alone.

Who Are DSCR Loans Best For?

Once buyers learn how DSCR loans work, they often realize this financing option fits their goals better than they expected.

A DSCR loan may be worth exploring if you:

• Want to purchase a rental property
• Already own a primary residence and don’t want your existing mortgage to heavily impact qualification
• Are self-employed or have income that’s harder to document traditionally
• Want to invest in a short-term rental or vacation property
• Are interested in building long-term wealth through real estate investing

The common thread is buyers who recognize the income potential of a property and want that potential to help support the purchase.

What Types of Properties Can Qualify?

Many DSCR loan programs offer financing options for:

• Single-family homes
• Condos and townhomes
• Duplexes, triplexes, and fourplexes
• Vacation homes
• Short-term rentals and Airbnb properties

In resort communities like Breckenridge, Frisco, Dillon, Keystone, and Silverthorne, short-term rental demand can make investment properties especially attractive to buyers looking for both personal enjoyment and income potential.

If you’ve been watching the Summit County real estate market and wondering whether owning an investment property could make sense for you, this may be a financing strategy worth exploring.

Important Financial Considerations

Like any investment, it’s important to go in with a realistic understanding of both the opportunities and responsibilities that come with owning rental property.

DSCR loan interest rates are often slightly higher than conventional mortgage rates, and most programs require a down payment starting around 20%. Buyers also typically need a solid credit profile and financial reserves.

It’s also important to remember that the mortgage payment is only one part of the equation. Maintenance costs, HOA dues, insurance, utilities, property management, and vacancy periods can all impact profitability.

Most experienced real estate investors will tell you the same thing: having a financial cushion and planning for unexpected expenses is part of owning investment property responsibly.

That doesn’t mean investing in real estate isn’t worthwhile — it simply means understanding the full picture before making a decision.

Is a DSCR Loan Worth Exploring?

If you’ve been considering buying a rental property, vacation home, or investment property in Summit County but assumed qualifying would be difficult, a DSCR loan may open more doors than you realized.

For many buyers, it creates a more flexible and approachable path into real estate investing by allowing the property’s rental income potential to play a larger role in the approval process.

If you have questions about buying investment property in Summit County, exploring vacation rental opportunities, or understanding financing options available in today’s market, I’d be happy to help connect you with trusted local lending resources and walk you through the process.

Many Colorado homeowners are opening their assessment notices and asking the same question: How can my property taxes be going up when my home value hasn’t changed much at all?

For 2026, the answer has far less to do with market appreciation and far more to do with state-level tax policy changes that are now fully taking effect.

According to a 2024 report from the Common Sense Institute of Colorado, most homeowners across the state should expect property tax bills to rise by roughly 20–25% in 2026, even if home prices have remained relatively flat. Here’s why.

---

1. Pandemic-Era Tax Relief Is Expiring

During the years immediately following the pandemic, Colorado lawmakers enacted temporary property tax relief measures to cushion homeowners from rapid increases in assessed values.

For the 2024 tax year, homeowners benefited from:

• A temporarily reduced residential assessment rate of approximately 5.7%, and
• A $55,000 subtraction from the taxable value of primary residences.

These measures helped suppress tax bills at a time when property values were rising quickly. However, they were never intended to be permanent.

As of the 2025 tax year (payable in 2026), those temporary discounts have expired.

---

2. A New, Higher Permanent Assessment Rate Structure

Following the repeal of the Gallagher Amendment in 2020, Colorado lost the mechanism that historically kept residential assessment rates artificially low. Since then, lawmakers have been working to rebalance the system.

A bipartisan agreement negotiated during a 2023 special legislative session — and finalized through Senate Bill 24‑233 and House Bill 24‑1001 — created a new split-rate assessment structure:

2025 Assessment Rates (Payable in 2026)

• 7.05% for school district taxes
• 6.25% for local government taxes

This structure replaces the lower, temporary 2024 rate and represents a meaningful increase in the portion of your home’s value that is subject to taxation.

Even if your home’s market value has not increased, the taxable percentage of that value has.

---

3. Why a 25% Increase Is Common — Even With Flat Prices

Property taxes are calculated using three primary components:

1. Market value of the property
2. Assessment rate (set by the state)
3. Mill levies (set by local taxing authorities)

While home price growth has slowed significantly across much of Colorado — especially in mountain and resort communities — the assessment rate jump alone is enough to drive substantial increases.

For many homeowners, moving from a ~5.7% temporary rate in 2024 to a blended effective rate closer to 6.25–7.05% translates to a 20–25% higher tax bill, before any mill levy changes are factored in.

This is why homeowners are seeing higher taxes despite relatively stagnant home values.

---

4. Local Factors Can Push Bills Even Higher

In addition to state-level changes, local dynamics can amplify the increase:

• School district mill levies often account for the largest portion of property tax bills, and many districts have approved bonds or overrides.
• Overlapping taxing districts (county, town, fire, recreation, special districts) mean tax bills can vary significantly from one neighborhood to the next.
• In mountain communities like Summit County, assessed values remain high even when price growth cools, compounding the effect of higher rates.

As a result, two homes with similar values can see very different tax outcomes depending on location.

---

5. What About 2026 Assessment Rates?

Looking ahead to the 2026 tax year, the residential assessment rate for the local government portion is expected to rise to 6.8%.

However, House Bill 24‑1001 introduces a new mitigation tool:

• Homeowners will subtract approximately 10% of their home’s value, up to $70,000, before applying the assessment rate.

With this subtraction, the effective assessment rate for many average-priced homes is projected to be closer to 6.4%, slightly reducing the impact — but still well above the temporary pandemic-era rate.

---

6. Historical Context Matters

Even with these increases, Colorado’s property taxes remain low compared to much of the country:

• Colorado average effective rate: ~0.49%
• National average: ~0.90%

That said, homeowners who became accustomed to years of declining or flat assessment rates under Gallagher are now experiencing a structural reset — and that adjustment feels abrupt.

---

Bottom Line

If you are facing a 25% increase in property taxes in 2026, it is not because your home suddenly became more valuable.

It is primarily the result of:

• The expiration of temporary pandemic-era tax relief
• The implementation of higher permanent assessment rates
• School district and local mill levy impacts
• Long-term policy shifts following the repeal of the Gallagher Amendment

Understanding these changes is essential — especially for homeowners budgeting long-term or considering a future move.

If you have questions about how property taxes affect your home’s overall cost of ownership, or how these changes may influence future market dynamics, I’m always happy to be a resource.

There’s something unmistakable about Summit County during the holidays. The snow feels deeper, the lights glow brighter, and each mountain town seems wrapped in its own version of winter magic. Whether you’re carving fresh powder in Breckenridge, catching first chair at Keystone, or taking in the views from Copper Mountain, this season has a way of reminding people why Summit County remains one of the most iconic winter destinations in the Rockies.

And here’s something I see every single year:

Many holiday visitors don’t just come back again — they become homeowners.

If you’re here right now enjoying the skiing, the food, the festivities, and that crisp Rocky Mountain air, this might be the perfect moment to explore what owning your own Summit County retreat could look like.

---

The Holidays Are When Summit County Truly Shines

No matter how many times you’ve visited, the holiday season here feels special:

• World-class snow across four major resorts, all just minutes apart
• Night skiing at Keystone — a favorite for families and après-ski adventures
• Charming historic Main Streets filled with shops, restaurants, and tasting rooms
• Torchlight parades, fireworks, seasonal events, and nonstop holiday cheer
• That magical, quiet moment when you step outside and hear nothing but falling snow

It’s no surprise that this is often when visitors start imagining something more permanent.

---

Why So Many Holiday Visitors Decide to Invest Here

You may be here for a long weekend or a weeklong ski trip — but the value of owning in Summit County lasts far beyond the holidays.

1. Your Own Personal Slice of Paradise

No more scrambling for rentals during peak season or paying premium holiday rates. Your home is always ready — stocked, familiar, and waiting for you whenever the mountains call.

2. A True Four-Season Lifestyle

People come for the winter… and fall in love with the rest of the year. Summit County isn’t just a ski destination — it’s a year-round playground:

• Summer festivals and concerts
• Gold-medal fly fishing
• Mountain biking and hiking
• Paddleboarding and sailing on Lake Dillon
• Leaf Peeping during the Fall

Your investment works for you well beyond ski season.

3. Short-Term Rental Potential

Many second-home owners offset costs by renting their property when they’re not using it — especially during:

• Holiday weeks
• Spring break
• Peak summer weekends

Depending on location and property type, short-term rentals can significantly reduce carrying costs. It’s important to understand where rentals are permitted and where they are not — and that’s where knowledgeable local guidance matters – contact me for more information!

4. More Inventory, More Options

The market has shifted from the frenzy of recent years. Buyers today are seeing:

• Improved selection
• More room to negotiate
• Time to make thoughtful decisions

For those who’ve been waiting, this winter presents real opportunity.

5. Long-Term Lifestyle Value

Owning here isn’t just about real estate — it’s about:

• Creating family traditions
• Spending more time outdoors
• Making holiday memories that last for decades
• Having a place that slows life down in all the right ways

Yes, it’s an investment — but it’s also an investment in your quality of life.

---

Curious to Explore While You’re Here?

Most people don’t plan to look at homes during a ski vacation… and yet many do. Seeing properties while you’re already experiencing the lifestyle can be incredibly helpful.

If you’d like:

• A quick tour of available homes
• Insight into different areas (Keystone vs. Breckenridge vs. Copper vs. Frisco)
• A realistic conversation about today’s market and pricing

I’m happy to help! With years of experience and deep local knowledge, my goal is simple: provide clear, honest information — no pressure, no sales pitch.

---

Final Thought

Holiday memories in Summit County have a way of sticking with you — first tracks after a storm, hot chocolate by the fire, lights twinkling over a snow-covered village. For many visitors, those moments spark a bigger idea:

What if this could be our place — every winter?

If you’re curious what owning a piece of Summit County could look like, I’d love to explore the possibilities with you.

— Kelly Gafa
Colorado Real Estate Company
970.409.6228

If you’re considering buying a home in Summit County, you already know the lifestyle here is something special—mountain views, endless recreation, and a perfect blend of adventure and relaxation. What you may not know is how unique each Summit County community truly is, and how choosing the right one can elevate both your day-to-day experience and your long-term investment.

As a local real estate agent, I help buyers navigate these differences every day. Here’s an inside look at six of the most sought-after areas: Breckenridge, Frisco, Dillon, Keystone, Silverthorne, and Copper Mountain. Each offers something distinct—and one might be the perfect match for your next home or investment property.

---

Breckenridge: Historic Charm & Ski-In/Ski-Out Living

The Vibe: Breckenridge is the cultural and recreational heart of Summit County. With its historic Main Street, year-round events, and world-class skiing, it’s a vibrant hub with strong community character.

Why Buyers Love It:

• Consistently strong short-term rental demand
• Wide range of properties, from slope-side condos to historic homes
• Higher price point with strong long-term appreciation
• Walkable lifestyle with shops, restaurants, and skiing

Best For: Those seeking an energetic ski town, full-time residents wanting amenities, or investors aiming for high rental performance.

---

Frisco: Central Location & Small-Town Energy

The Vibe: Frisco lives at the center of it all. Its charming Main Street, Dillon Reservoir marina, and proximity to multiple ski resorts make it one of the most well-rounded towns in Summit County.

Why Buyers Love It:

• Easy access to Breckenridge, Keystone, Copper, and Vail
• Strong appeal for full-time and second-home owners
• Diverse inventory including condos, townhomes, and modern homes
• Limited expansion keeps values stable and strong

Best For: Buyers looking for walkability, convenience, and a true small-town feel.

---

Dillon: Lakeside Living & Summer Appeal

The Vibe: Overlooking the Dillon Reservoir, this community offers unbeatable summer activities—concerts at the amphitheater, water sports, markets, and more.

Why Buyers Love It:

• More affordable than Breck or Frisco
• Lake views and direct access to recreation
• Strong summer rental demand
• Great value for condos and townhomes near the marina

Best For: Buyers who love lake life, seasonal activities, and a quieter environment.

---

Keystone: Resort Living Without the Crowds

The Vibe: Keystone offers a peaceful resort atmosphere full of amenities, skiing, dining, and family-friendly activities—but with fewer crowds than Breckenridge.

Why Buyers Love It:

• Excellent rental potential
• Ski-in/ski-out and shuttle-served condos
• Planned development with strong infrastructure
• Low-maintenance properties ideal for part-time owners

Best For: Vacation-home buyers and investors seeking high rental income and resort convenience.

---

Silverthorne: Rapid Growth & Mountain Modern Homes

The Vibe: Once a drive-through town, Silverthorne is now a vibrant hub with new restaurants, art spaces like Theatre SILCO, modern neighborhoods, and a thriving residential community.

Why Buyers Love It:

• Abundance of new construction and mountain-modern design
• Rapid market growth and increasing values
• Access to hiking, fishing, and I-70
• Strong mix of primary residences and STR opportunities

Best For: Buyers prioritizing newer homes, amenities, and long-term growth potential.

---

Copper Mountain: Ski-Forward Living in a True Village Setting

The Vibe: Copper Mountain is all about skiing and mountain recreation. With its naturally divided ski terrain, pedestrian-friendly village, and authentic resort feel, it’s a favorite among those who want a true slopeside lifestyle without the busier crowds of larger resorts.

Why Buyers Love It:

• Excellent ski access, with many true ski-in/ski-out options
• Strong winter rental demand
• More relaxed vibe than larger ski resorts
• Condos dominate the market, offering low-maintenance ownership
• Year-round events, golf, and a growing summer scene

Best For: Buyers who want to be close to the lifts, investors seeking winter-focused rental income, and those who enjoy a quieter, ski-centric resort village.

---

Which Area Is Right for You?

Each community brings something unique to the table:

• Breckenridge: Energy, history, and premier ski access
• Frisco: Convenience, charm, and central location
• Dillon: Lakeside living and great value
• Keystone: Resort amenities and strong rental income
• Silverthorne: Modern homes and fast-growing neighborhoods
• Copper Mountain: Ski-focused living and true slopeside convenience

No matter where you choose, Summit County offers exceptional beauty, recreation, and lasting value. If you’re ready to explore these communities—or want help determining which one fits your lifestyle and goals—I’d love to guide you through the process.

Thinking about buying in Summit County? Let’s connect and start exploring your options.

Every winter, Breckenridge comes alive with one of the most spirited celebrations in the Rockies—Ullr Fest. If you’ve ever seen locals wearing Viking helmets, parading down Main Street, and raising a toast to the snow gods, you’ve witnessed this unforgettable tradition. More than just a party, Ullr Fest is Breckenridge’s way of honoring Ullr, the Norse god of snow, in hopes of a winter filled with fresh powder and endless adventure.

When and Where

Mark your calendars: December 18–20, 2025, when Breckenridge transforms into a Viking village of winter revelers. Whether you’re a first-time visitor or a longtime local, Ullr Fest is one event you don’t want to miss.

---

Ullr Fest 2025 Highlights

Crowning of the Ullr King and Queen

The festival officially begins on Thursday, December 18, with the time-honored crowning of the Ullr King and Queen—two locals recognized for their community spirit and love for snow. This 62-year-old tradition perfectly captures the heart and pride of Breckenridge.

The Ullr Parade

Breckenridge’s Main Street transforms into a lively procession of creativity and chaos during the Ullr Parade. Expect everything from Viking ships on wheels to hot tubs on skis—locals go all out! Floats compete for cash prizes and the coveted bragging rights of the year.

The World’s Longest Shotski® Attempt

One of the most talked-about moments of Ullr Fest is the Breckenridge Distillery Shotski®, where thousands of participants line up on Main Street to take one giant, synchronized shot. It’s a beloved, record-setting event that embodies the playful rivalry between Breckenridge and Park City, Utah.

---

The Shotski Rivalry: Breckenridge vs. Park City

For years, Breckenridge and Park City have gone head-to-head in a friendly battle for the world’s longest Shotski®. In 2024, Breckenridge reclaimed the title with 1,401 participants and 503 skis, stretching an incredible 2,477 feet down Main Street. But Park City struck back with 1,410 participants, setting the stage for another epic showdown in 2025.

This year, Breckenridge aims to top that number with 1,411+ participants. Will you help keep the record in Colorado?

---

Ullr Bonfire

The celebration continues at the iconic Ullr Bonfire, where the community gathers to burn old Christmas trees and dance under the winter sky. It’s a beautiful, fiery tribute to Ullr and a symbolic way to usher in another snowy season.

---

Experience Ullr Fest Like a Local

Visiting Breckenridge during Ullr Fest is an experience like no other. The entire town buzzes with excitement, camaraderie, and mountain pride. Whether you’re joining the parade, raising a toast at the Shotski®, or simply soaking up the atmosphere, it’s the perfect kickoff to winter.

And if you find yourself falling in love with Breckenridge’s charm, vibrant community, and unbeatable mountain lifestyle—it might just be time to make this magical place a more permanent part of your story.

---

Let’s Connect

As a local real estate professional, I help clients discover their perfect mountain retreat or forever home here in Summit County. Whether you’re exploring Breckenridge for the first time or considering a buying an investment, I’d love to help you find your place in our incredible community.

Ready to start your Breckenridge journey?
Let’s connect! Visit KellySellsSummit.com or reach out directly to learn more about Summit County homes and living the mountain lifestyle year-round.

See you on Main Street—Skol to Ullr and another great snow season!

If you’re thinking about purchasing a home in Summit County—whether in Breckenridge, Frisco, Silverthorne, Dillon, Keystone, or Copper Mountain—understanding short-term rental regulations and HOA guidelines is essential before making an offer.

Summit County’s stunning mountain scenery, ski resorts, and vibrant year-round lifestyle make it a desirable place for vacation homeowners and investors. But if generating rental income through Airbnb or VRBO is part of your plan, the rules can vary dramatically depending on the exact location and governing HOA.

---

Are Short-Term Rentals Allowed?

The honest answer: it depends entirely on where the property is located.

Each town—and unincorporated Summit County—has its own licensing process and limitations. Some areas actively welcome STRs, while others have strict caps or long waitlists for permits.

Here’s a quick snapshot:

Breckenridge:
The town operates under a zone-based licensing system with caps in place. Many zones are currently at capacity, making new licenses difficult to obtain.
More info: Breckenridge STR Licensing

Frisco:
Short-term rentals are permitted with a license. The town has added new regulations in recent years to manage growth including a 25% cap.
More info: Town of Frisco STR Program

Dillon & Silverthorne:
Both towns require a license and may include additional conditions such as primary residence requirements, occupancy caps, or neighbor notifications.
More info: Dillon & Silverthorne STR Resources

Keystone & Copper Mountain (Unincorporated Summit County):
These resort communities are generally more rental-friendly, but you’ll still need a county-issued STR permit.
More info: Summit County STR Portal

👉 Pro Tip: Always confirm whether the property falls within town limits or unincorporated Summit County—this determines which rules apply.

---

Will I Need a License?

Yes. Every jurisdiction requires an STR license, and most are not transferrable when a home sells. That means even if the previous owner had a license, you’ll likely need to apply for a new one after closing—and depending on the zone, there may be a cap or waitlist.

Typical license requirements include:

• Application fee (one-time or annual)
• Proof of insurance
• Designated local emergency contact or property manager
• Compliance with occupancy, parking, and noise rules

Licensing violations can lead to fines or loss of rental privileges, so staying compliant is key.

---

Can an HOA Restrict Rentals?

Yes—and many do. Even if the town or county allows STRs, the HOA can still prohibit or limit them.

Common HOA restrictions include:

• Complete ban on rentals under 30 days
• Limited number of rental nights per year
• Guest registration requirements
• Fines for violations or disturbance reports

Always review HOA and ask your broker for more information if rental income is part of your strategy.

---

Can I Buy a Home With an Existing STR License?

Yes, but in most cases, STR licenses do not transfer with the property. Plan on applying for your own permit after closing and be prepared for potential caps or approval timelines.

---

Questions to Ask Before You Buy

Make sure you or your broker ask:

• Is the property currently licensed?
• Are new licenses being issued in this area/zone?
• Is there a waitlist or cap in place?
• What are the HOA’s rental policies?
• Are there any past violations or complaints?

---

Final Thoughts

Summit County offers incredible opportunities for second homeowners and STR investors—but doing your homework upfront is crucial. Regulations can change quickly and vary from neighborhood to neighborhood.

Working with a local agent who understands the licensing process, zoning maps, and HOA restrictions can make all the difference in finding a property that truly fits your goals.

---

Ready to Find STR-Friendly Properties in Summit County?

Whether you’re envisioning a slopeside condo in Keystone or a quiet retreat near Lake Dillon, I’m here to guide you through the STR rules and help you identify properties that align with your rental and lifestyle goals.

Let’s connect! Reach out anytime, and I’ll walk you through the most current regulations and opportunities in each town.

The current real estate landscape is undergoing a quiet but meaningful shift—one that presents a fresh window of opportunity for buyers, especially those who’ve been patiently waiting on the sidelines.

According to recent data from Redfin, home values are beginning to soften in certain markets, particularly for those who purchased during the post-pandemic peak. Homeowners who bought during the height of the real estate frenzy—when interest rates were at historic lows and bidding wars were the norm—are the most at risk of seeing a potential loss if they were to sell in today’s market. Redfin estimates that 16.4% of homeowners who purchased at the top of the post-pandemic surge could face a loss if they sold now. In contrast, only 9% of those who bought during the broader pandemic window, and just 1.8% of pre-pandemic buyers, would be in that position.

It’s important to note that these figures are theoretical. Not every homeowner is listing right now, & many are choosing to wait and see what offers the future market may bring. But for those who do need to sell, pricing strategy & market positioning are more important than ever.

More Inventory = More Buyer Choices

For buyers, this market shift is presenting long-awaited advantages. Higher interest rates over the past year have cooled bidding wars, & we’re now seeing increased market fluidity. Homes are staying on the market longer, & sellers—especially those with strong equity positions—are becoming more flexible on pricing.

We are seeing more opportunities for buyers to pay a little less than they would have just a year or two ago, and that’s a meaningful shift for anyone who’s been watching and waiting for prices to come down.

In fact, a recent Wall Street Journal report noted that there are now half a million more sellers than buyers across the U.S.—with the greatest imbalance in regions where rapid growth and development occurred over the last few years.

Sellers Waiting for Better Timing
With fewer buyers and more competition, many sellers are choosing to hold off rather than reduce their price. Some are de-listing their homes altogether with plans to relist next year, according to Redfin.

What This Means for You
As a professional real estate agent and local market expert, I’m seeing a shift that gives buyers more negotiating power than we’ve had in years. If you’ve been hesitant to enter the market because of the frenzy, now might be the moment you’ve been waiting for.

Ready to Take the Next Step
If you’re curious about what’s available or how to navigate this evolving market, I’d be happy to help you explore your options—whether you’re a first-time buyer, investor, or looking for a mountain getaway.

Let’s connect and talk about what opportunity might look like for you in today’s market.
— Kelly Gafa
Local Realtor | Market Expert
PHONE: 970.409.6228