Is Empire Pass, Utah Good for Airbnb Investment?

Potentially—Empire Pass, Utah combines visitor demand with long-term real estate upside.

• Presents a highly attractive opportunity, primarily driven by its prime location within Park City's world-class ski resorts.
• Current market conditions in Empire Pass are characterized by robust demand for luxury short-term rentals, especially for ski-in/ski-out accommodations.
• Tourism trends indicate a steady influx of high-net-worth individuals and families seeking upscale winter sports experiences.
• Additionally, summer months see growing demand for mountain biking, hiking, and cultural events, extending the rental season beyond winter.
• Property values in Empire Pass are among the highest in Utah, reflecting the exclusivity and desirability of the area, and while this requires a significant initial investment.
• The investment potential is further bolstered by the area's ongoing development, luxurious amenities, and limited inventory of prime properties.

$3,500–$8,500 per month based on location, season, and property quality.

• Based on available vacation rental market data for Empire Pass in Park City, Utah, Airbnb properties typically generate between $3,500 to $8,500 per month in gross revenue.
• Seasonal variations are dramatic, with peak winter months during ski season generating 60-80% higher revenues than summer months.
• Summer months benefit from hiking, mountain biking, and festival activities, typically earning 20-30% less than winter but significantly more than shoulder seasons.
• Key factors affecting earnings include proximity to ski lifts, property size and luxury amenities, professional property management, dynamic pricing strategies, and guest capacity.
• Properties with hot tubs, mountain views, and high-end finishes can command nightly rates ranging from $400-$1,200 depending on season and size.

Potentially strong—typical annual ROI is 8–12%.

• Typically generate ROI between 8-12% annually, with luxury ski-in/ski-out properties achieving the higher end due to premium nightly rates of $400-800 during peak winter months and $200-400 in summer.
• The payback period averages 10-14 years for properties purchased at current market prices of $800,000-2,500,000, though this varies significantly based on property type and management efficiency.
• Short-term rentals in Empire Pass generally outperform long-term rentals by 3-5 percentage points, as traditional rentals yield approximately 5-7% ROI with monthly rates of $2,500-6,000, while Airbnb properties benefit from seasonal demand spikes during Deer Valley's ski season and summer activities, achieving occupancy rates of 60-75% annually.
• The higher returns come with increased operational complexity, seasonal revenue fluctuations, and management costs that typically consume 25-35% of gross rental income.

Empire Pass, Utah averages 68–72% annual occupancy, with seasonal variation.

• Empire Pass, Utah maintains an average annual Airbnb occupancy rate of approximately 68-72%, significantly higher than the national average of 48-52% and Utah's statewide average of 55-60%.
• Peak season occupancy reaches 85-92% during winter months (December through March) when ski conditions are optimal.
• Summer months (June through August) maintain strong occupancy at 75-80% driven by hiking, mountain biking, and outdoor recreation activities.
• The luxury nature of Empire Pass properties, combined with limited inventory and high demand from affluent skiers and outdoor enthusiasts.

The strongest opportunities balance visitor demand, nightly rates, and acquisition cost.

• Empire Pass offers several prime neighborhoods for Airbnb investment, with the Montage Deer Valley area being the most lucrative due to its ultra-luxury positioning, ski-in/ski-out access.
• The Silver Lake Village vicinity provides excellent returns through its central location near the Silver Lake Lodge, walkable dining and shopping.
• Upper Deer Valley neighborhoods near the Stein Eriksen Lodge capture premium pricing of $1,000-2,500 per night due to their prestigious reputation, proximity to world-class skiing.
• The Flagstaff Mountain area offers solid investment potential with slightly lower acquisition costs but strong rental demand from families and groups seeking spacious homes with mountain views.
• Empire Pass Core properties benefit from the newest luxury developments, modern amenities, and exclusive club access.
• The Bald Eagle Mountain section provides good value investments with excellent ski access and mountain recreation proximity.
• Sterling Court area rounds out the top options with its quiet luxury setting, large lot sizes perfect for group rentals, and consistent demand from corporate retreats and family gatherings.

Yes, but only where zoning permits short-term rentals and every required license is current.

• Short-term rental regulations in Empire Pass, Utah, which falls under Park City's jurisdiction, require property owners to obtain a conditional use permit (CUP) and business license before operating vacation rentals.
• Properties are limited to a maximum occupancy of 2 people per bedroom plus 2 additional guests, with strict parking requirements of one space per bedroom.
• Owner-occupancy is not required, but properties must be registered annually with Park City and comply with the city's 28% cap on short-term rentals in residential zones.
• Empire Pass, being primarily zoned for resort residential use, generally allows short-term rentals but operators must adhere to noise ordinances, maintain 24/7 local contact information.
• Recent changes include stricter enforcement of occupancy limits, mandatory posting of house rules, and increased penalties for violations, with the city conducting regular compliance checks.
• Properties must also meet fire safety requirements and provide adequate waste management, while the registration process involves submitting floor plans, parking diagrams, and proof of insurance.

Tax rates vary by jurisdiction; licensing, inspection, and insurance costs are additional.

• Short-term rentals in Empire Pass, Utah are subject to several fees and taxes including Utah state transient room tax of 4.25%, Summit County transient room tax of approximately 3-4%.
• Property owners must obtain a Summit County short-term rental permit with initial registration fees typically ranging from $200-400 and annual renewal fees of $150-300.
• Utah state sales tax of 4.85% plus local sales tax of approximately 1-2% applies to rental income, and a state business license may be required costing around $22 annually.
• Additional costs may include fire safety inspections at $100-200, health department permits if applicable at $50-150, and potential homeowners association fees or special assessments.
• Tourism promotion taxes or destination marketing fees may add another 1-2% depending on local tourism districts.