Is Empire Pass, Utah Good for Airbnb Investment?

To start an Airbnb in Empire Pass, Utah, begin by researching Summit County's short-term rental regulations, which typically require a business license and conditional use permit, with properties needing to meet specific safety standards including smoke detectors, carbon monoxide detectors, and emergency egress requirements. Contact Summit County Planning Department to obtain the necessary Conditional Use Permit for short-term rentals, which may cost $500-1,500 and require neighbor notification and public hearings. Find a suitable property in Empire Pass, considering that many properties are part of HOAs like those managed by Montage Deer Valley or St. Regis, so verify HOA bylaws allow short-term rentals before purchasing or leasing. Furnish the property with high-end amenities expected in this luxury ski area, including quality linens, fully equipped kitchen, ski storage, hot tub maintenance supplies, and mountain-appropriate decor, budgeting $15,000-30,000 for a 2-3 bedroom unit. List your property on Airbnb, VRBO, and local platforms like Utah Vacation Rentals, emphasizing proximity to Deer Valley Resort (within 1-2 miles), luxury amenities, and seasonal activities, with rates typically ranging $300-800+ per night depending on size and season. Manage the property by either hiring local companies like RedAwning or Vacasa (charging 20-35% commission) or self-managing with reliable local cleaning services, maintenance contacts familiar with high-altitude plumbing and heating systems, and 24/7 guest communication, while maintaining compliance with Summit County's occupancy limits (typically 2 people per bedroom plus 2) and parking restrictions.

To identify profitable short-term rental properties in Empire Pass, Utah, focus on ski-in/ski-out locations within 0.5 miles of Deer Valley Resort lifts, as these command premium rates of $800-2,000+ per night during peak winter season (December-March). Target 3-6 bedroom luxury condos or single-family homes built after 2000 with high-end finishes, hot tubs, mountain views, and garage parking, as these features are essential for the affluent clientele visiting this exclusive area. Analyze pricing using AirDNA and Mashvisor to benchmark against comparable properties in nearby Deer Valley and Park City, aiming for properties that can achieve $150,000-400,000 annual revenue with 60-75% occupancy rates. Research competition by studying listings from luxury property management companies like RedAwning, Vacasa, and local operators managing Empire Pass properties, noting their pricing strategies, amenities, and guest reviews. Utilize tools like Rabbu and PriceLabs for dynamic pricing, partner with local property managers familiar with Park City's regulations, and monitor Deer Valley's expansion plans and event calendars through Visit Park City and Deer Valley Resort websites, while ensuring compliance with Summit County's STR licensing requirements and HOA restrictions that are common in Empire Pass developments.

To obtain an Airbnb/STR permit in Empire Pass, Utah, you must first apply through Summit County's planning department since Empire Pass falls under their jurisdiction, as the area is an unincorporated community within Summit County. Contact the Summit County Planning Department at 60 North Main Street, Coalville, UT 84017, or apply online through their permitting portal. Required documents typically include a completed conditional use permit application, property deed or lease agreement, site plan showing parking and access, septic system approval if applicable, fire safety inspection certificate, and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $500-800 plus additional inspection fees of around $200-300. Submit your complete application package and schedule required inspections for septic, fire safety, and zoning compliance. The review process typically takes 60-90 days and includes a public hearing before the planning commission. Empire Pass specific requirements include adherence to the Flagstaff Mountain Development covenants, adequate parking for guests (minimum 2 spaces), compliance with architectural guidelines maintaining the area's mountain aesthetic, maximum occupancy limits based on bedrooms and septic capacity, and seasonal restrictions during peak ski periods. Once approved, you'll receive your conditional use permit and must renew annually, maintain current business license, collect and remit transient room tax to Summit County, and comply with all ongoing operational requirements including noise ordinances and parking regulations.

Short-term rentals (STRs) are legal in Empire Pass, Utah, but are subject to Summit County's comprehensive regulations implemented in 2019 and updated through 2023. Empire Pass, located within the Deer Valley Resort area of Park City, falls under Summit County jurisdiction where STRs require a conditional use permit, business license, and must comply with occupancy limits typically capped at 2 guests per bedroom plus 2 additional guests. Properties must maintain a 24/7 local contact, provide adequate parking, and adhere to noise ordinances, with violations potentially resulting in permit revocation. The county has implemented a cap on new STR permits in certain high-density areas, though Empire Pass's resort location generally allows existing properties to continue operating under grandfathered provisions. Recent changes include stricter enforcement mechanisms, increased fees, and enhanced neighbor notification requirements, with Summit County conducting regular compliance inspections and maintaining a public registry of licensed STR properties.

The best areas for Airbnb investment in Empire Pass, Utah are primarily concentrated around the Deer Valley Resort base area and the Montage Deer Valley vicinity, as these locations offer ski-in/ski-out access and attract high-end tourists year-round, with peak demand during winter ski season (December-March) and summer activities (June-September). The Silver Lake Village area within Deer Valley provides excellent rental potential due to its proximity to luxury amenities, fine dining, and the Sterling Express lift, drawing affluent visitors willing to pay premium rates for convenience and exclusivity. The Empire Pass Club area itself is highly desirable for short-term rentals as it offers members-only amenities and attracts wealthy second-home owners who rent their properties when not in use, creating a luxury market with rates often exceeding $500-800 per night during peak seasons. The Flagstaff Mountain area provides slightly more affordable investment opportunities while still maintaining proximity to Deer Valley's amenities and offering stunning mountain views that appeal to both winter sports enthusiasts and summer hikers. These areas benefit from Park City's year-round tourism, including the Sundance Film Festival in January, summer concerts and festivals, mountain biking, hiking, and the consistent flow of business travelers to nearby Salt Lake City who seek upscale mountain retreats.

Airbnb properties in Empire Pass, Utah are subject to multiple lodging taxes including Utah's state transient room tax of 1.0% on gross receipts, Summit County's transient room tax of 3.0%, and Park City's municipal transient room tax of 2.5%, totaling approximately 6.5% in combined lodging taxes. These taxes apply to short-term rental stays of less than 30 consecutive days and are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system, which then remits payments to the appropriate tax authorities on behalf of hosts. Property owners must register with Utah State Tax Commission, Summit County, and Park City to obtain the necessary business licenses and transient room tax permits, and while Airbnb handles most collection and remittance, hosts remain ultimately responsible for ensuring compliance and may need to file periodic returns even when taxes are collected by the platform. Exemptions generally include stays of 30 days or longer, certain government and military personnel on official business, and some nonprofit organization bookings, though specific exemption criteria vary by jurisdiction and hosts should verify current rates and requirements as tax policies for short-term rentals have evolved significantly since 2018 when many Utah municipalities began implementing stricter collection and enforcement procedures.

Starting an Airbnb in Empire Pass, Utah requires significant upfront investment due to the area's luxury ski resort location. Property purchase costs average $2.8-3.5 million for a typical 3-4 bedroom ski-in/ski-out property in this exclusive Deer Valley area as of 2024. Furnishing costs range $80,000-120,000 for high-end mountain lodge furniture, appliances, linens, and ski equipment storage to meet luxury guest expectations. Initial setup including professional photography, listing creation, and marketing materials costs approximately $3,000-5,000. Permits and fees include Park City business license ($150), Utah sales tax license ($50), short-term rental permit ($500), and potential HOA approval fees ($1,000-2,000). Insurance for luxury short-term rental properties in this area costs $8,000-12,000 annually. Utilities including high-speed internet, cable, electricity, gas heating, water, and waste management average $800-1,200 monthly. First six months operating costs including property management (25-30% of revenue), cleaning services ($150-200 per turnover), maintenance reserves, guest amenities, and marketing total approximately $25,000-35,000. The total startup investment ranges from $3.0-3.8 million, with most costs attributed to the premium real estate prices in this exclusive Deer Valley location.

Airbnb properties in Empire Pass, Utah, demonstrate strong profitability potential with average nightly rates ranging from $400-800 during peak ski season (December-March) and $200-350 in summer months, generating annual revenues of $80,000-150,000 for well-managed properties. Operating expenses typically include 25-30% for property management fees, $15,000-25,000 annually for utilities and maintenance, $8,000-12,000 for property taxes, and $3,000-5,000 for insurance, resulting in net profit margins of 35-45% for premium ski-in/ski-out properties. Success factors include proximity to Deer Valley Resort lifts, luxury amenities like hot tubs and mountain views, professional photography, and dynamic pricing strategies that capitalize on major events like Sundance Film Festival in nearby Park City. Properties within 200 yards of ski lifts command 40-60% higher rates than those requiring shuttle access, with 4-6 bedroom luxury homes achieving occupancy rates of 70-85% during peak season. The market benefits from Park City's reputation as a premier destination, limited new construction due to zoning restrictions, and strong demand from affluent travelers seeking high-end mountain experiences, though success requires significant upfront investment of $1.5-4 million for prime properties and active management to maintain luxury standards expected by guests paying premium rates.

Airbnb investments in Empire Pass, Utah typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the area's proximity to Deer Valley Resort and Park City's luxury ski market. Properties in Empire Pass, particularly those near the Montage Deer Valley and St. Regis resorts, command premium nightly rates of $800-2,500 during peak ski season (December-March) and $400-800 during summer months, with average occupancy rates of 65-75% annually. Initial investment recovery typically occurs within 6-8 years, with properties averaging $2.5-8 million purchase prices generating gross rental income of $200,000-600,000 annually after accounting for property management fees (25-30%), maintenance, utilities, and Summit County's transient room tax of 6.35%. The luxury vacation rental market in Empire Pass benefits from consistent demand from high-net-worth individuals seeking ski-in/ski-out access and proximity to world-class amenities, with properties appreciating at 4-7% annually since 2019, though investors should factor in seasonal cash flow variations and higher operational costs typical of luxury mountain resort properties.

STRSearch is a national platform that specializes in identifying profitable short-term rental investment opportunities including in Empire Pass, Utah. Local real estate agents serving the Park City and Deer Valley area who focus on vacation rental investments include Summit Sotheby's International Realty, Engel & Völkers Park City, and Park City Real Estate agents who understand the STR market dynamics in ski resort communities. National services like Awning, RedAwning, and AirDNA provide market analysis and property management specifically for Airbnb investments in mountain resort areas. Vacasa and RedAwning offer full-service property management for vacation rentals in Utah ski destinations. Local property management companies such as Park City Lodging and Alpine Lodging Management specialize in luxury vacation rental management in the Deer Valley area. Investment-focused platforms like Roofstock and BiggerPockets connect investors with Empire Pass area opportunities, while companies like AvantStay and Lyric focus on premium vacation rental acquisitions in high-end ski resort markets. Local mortgage brokers familiar with investment property financing in resort communities include Academy Mortgage and Mountain West Financial, who understand the unique lending requirements for vacation rental properties in Utah's ski resort markets.