Park City STR Market Overview
Park City sits 30 minutes from Salt Lake City International Airport — a major logistical advantage that makes it one of the most accessible world-class ski destinations in the US. Park City Mountain Resort and Deer Valley (one of North America's top-rated resorts) together offer over 7,300 acres of skiable terrain, creating demand from both domestic skiers and international visitors who appreciate the easy gateway from SLC.
Unlike single-season ski markets, Park City has developed into a genuine year-round destination. Summer brings mountain biking, hiking, the Utah Olympic Park, arts festivals, and outdoor recreation that fills properties at 58–70% occupancy even in the off-ski months. The Sundance Film Festival in late January creates one of the most concentrated demand spikes of any STR market — 10 days where rates multiply 5–10x and properties book out a year in advance.
Acquisition costs reflect the market's premium positioning. Ski-in/ski-out condos start at $800K–$1.2M. Larger slope-side homes reach $2M–$5M+. Returns are strong in absolute dollars but require careful cap rate analysis to assess relative to acquisition cost.
Typical ADR Ranges in Park City
| Property Type | Summer ADR | Standard Ski Season ADR | Peak Ski / Sundance ADR |
|---|---|---|---|
| 1–2BR Ski-Area Condo | $160–$220 | $320–$480 | $550–$900 |
| 3–4BR Ski-In/Ski-Out Condo | $220–$320 | $480–$750 | $900–$1,500 |
| 4–5BR Slope-Side Home | $320–$480 | $650–$1,000 | $1,200–$2,200 |
| 6–8BR Luxury Mountain Home | $500–$800 | $1,000–$1,800 | $2,000–$4,000+ |
Ski-in/ski-out commands 30–50% premium over comparable ski-area properties requiring shuttle or drive. Sundance Film Festival (late January, 10 days) sees rates 5–10x normal — some hosts generate 15–20% of annual revenue in that single week.
Typical Occupancy Rates in Park City
- Peak ski season (Dec–Mar): 75–88% — Christmas/New Year's and Presidents' Day fully booked at peak rates
- Sundance Film Festival (late Jan): 100%, rates 5–10x normal — plan pricing 12 months out
- Summer (Jun–Aug): 58–70% — mountain biking, hiking, arts festivals sustain strong demand
- Shoulder ski (Nov, Apr): 40–55% — variable snow conditions reduce ski demand
- Shoulder summer (May, Sep–Oct): 45–58% — quieter but outdoor recreation sustains moderate occupancy
- Annual average: 60–72% for well-positioned ski-area property
Estimated Profit Scenarios — 4BR Ski-Area Condo
| Metric | Conservative | Mid-Case | Optimistic |
|---|---|---|---|
| Annual ADR (blended) | $380 | $490 | $620 |
| Occupancy Rate | 55% | 64% | 72% |
| Gross Revenue | $76,300 | $114,600 | $163,100 |
| Platform Fees + Cleaning + HOA + Fixed | $48,000 | $60,000 | $76,000 |
| Net Profit (pre-tax) | $28,300 | $54,600 | $87,100 |
| Net Margin | 37% | 48% | 53% |
Example only. Ski-area 4BR condos typically priced $1.2M–$2.5M. HOA fees at ski resorts can be $1,500–$4,000+/month — a major fixed cost included above. UT + Summit County tax (~13%) included in cost line. Does not include mortgage.
Regulations Overview — Park City STRs
- Park City city limits: STR licenses required. Some residential zones have minimum night requirements (often 3 nights minimum). Annual license renewal required from Park City Municipal Corporation.
- Summit County (unincorporated): Properties outside city limits in unincorporated Summit County follow county rules — generally requires county STR permit.
- Resort HOAs (Deer Valley, Canyons): Many resort community HOAs have their own rental management programs and rules. Some require using the on-site rental program; others permit independent listing. Verify before purchasing.
- Utah transient room tax: 4.85% state sales tax + Summit County transient room tax = approximately 12–15% total. Register with Utah State Tax Commission and Summit County. Airbnb remits most automatically.
- HOA fees: Resort community HOA fees are a critical cost driver — budget $1,500–$4,000+/month for resort-area condos. These fees must be factored into break-even analysis before purchasing.
Run Your Park City Property Through the Numbers
Model your ski season ADR, summer occupancy, HOA fees, and full cost structure to see real net profit and cap rate.
Free Profit Check →