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Aspen caps STR operation at 120 days per year for both city-limit and unincorporated Pitkin County properties. Three license types: Owner-Occupied (operator's primary residence; lower STR excise tax 5%), Classic (non-owner-occupied; higher excise tax 10%; tighter conditions), and Lodging Exempt (existing licensed lodging properties). The 120-day cap applies regardless of license type. Funds from the STR excise tax flow into Aspen's affordable housing program.
STRs allowed in all residential and lodge zones, subject to the 120-day annual cap and license type. The classification (Owner-Occupied vs Classic vs Lodging Exempt) determines the STR excise tax rate (5%, 10%, or exempt) and the renewal conditions. Pitkin County (unincorporated areas around Aspen) operates a parallel licensing system with the same 120-day cap. Snowmass Village is a SEPARATE jurisdiction with its own rules.
Operators must hold a short-term rental permit before listing. See the official permit portal.
Aspen Finance Department administers the program with MUNIRevs portal for monthly tax filings. License application requires proof of insurance, a designated 24/7 local contact, and a property safety self-certification. The 120-day cap is automatically tracked via the MUNIRevs portal — exceeding it triggers license review and potential revocation. Excise tax delinquency triggers escalating administrative fines.
Combined short-term lodging tax in Aspen is approximately 17.000% of gross nightly revenue (state sales + state TRT + local TRT + applicable resort/city options).
Colorado State sales 2.9% + Pitkin County 3.6% + Aspen city sales 2.4% + Aspen lodging tax 2% + Aspen STR excise tax 5%-10% (varies by license type) — combined ~17-22% on STR receipts
Verify the current combined rate via the Utah State Tax Commission before remitting — rates drift quarterly.
STR regulations vary by jurisdiction. Compare Aspen against nearby markets.