Is Francis, Utah Good for Airbnb Investment?

To start an Airbnb in Francis, Utah, begin by researching Summit County's short-term rental regulations, which typically require a business license and conditional use permit for properties operating fewer than 30 consecutive days. Contact Summit County Planning Department to obtain the necessary Transient Room Tax License and ensure compliance with zoning requirements, as Francis falls under county jurisdiction rather than municipal control. Find a suitable property by searching MLS listings or working with local realtors familiar with Summit County's rural properties, focusing on homes near outdoor recreation areas since Francis attracts visitors for fishing, hunting, and proximity to Park City. Furnish the property with durable, mountain-appropriate furniture including quality bedding, kitchen essentials, outdoor gear storage, and reliable internet since many guests work remotely. Create your Airbnb listing with professional photos highlighting the rural mountain setting, nearby Jordanelle Reservoir access, and proximity to Park City ski resorts (approximately 20 minutes away). For management, establish relationships with local cleaning services in the Kamas Valley area, install keyless entry systems for remote check-ins, and consider property management companies like RedAwning or Vacasa that serve the Park City region if you're not local. Ensure you collect and remit the required transient room taxes to Summit County, maintain proper insurance coverage, and stay updated on any changes to county short-term rental ordinances, as mountain communities often adjust regulations based on community impact and seasonal demand patterns.

To identify profitable short-term rental properties in Francis, Utah, focus on properties within 2-3 miles of Jordanelle Reservoir and Park City Mountain Resort access points, as this area attracts year-round visitors for skiing, boating, and outdoor recreation. Target 3-4 bedroom single-family homes or townhomes built after 2000 with mountain or water views, hot tubs, garages, and modern amenities that can accommodate 8-12 guests at $200-400 per night depending on season and proximity to attractions. Analyze comparable STR properties using AirDNA and Mashvisor to assess occupancy rates (typically 40-60% in this market), average daily rates, and seasonal demand patterns, with peak seasons being December-March for skiing and June-September for summer recreation. Research competition by monitoring active Airbnb and VRBO listings within a 5-mile radius, noting their pricing strategies, amenities, and guest reviews to identify market gaps. Utilize Summit County planning department resources to verify STR licensing requirements, check HOA restrictions, and confirm zoning compliance, while leveraging local real estate agents familiar with the Jordanelle area and vacation rental management companies like RedAwning or Vacasa for market insights and property performance data specific to the Francis/Kamas Valley market.

To obtain an Airbnb/STR permit in Francis, Utah, you must first contact the Summit County Planning Department since Francis operates under county jurisdiction for short-term rental regulations. Submit your application through the Summit County online portal or in-person at 60 North Main Street, Coalville, UT 84017. Required documents include a completed STR application form, proof of property ownership or lease agreement, site plan showing parking and access, septic system inspection (if applicable), fire safety inspection certificate, and a $500 application fee plus $200 annual renewal fee. The process typically takes 4-6 weeks for approval. Francis-specific requirements include maintaining a minimum of two off-street parking spaces per unit, ensuring compliance with Summit County's density limitations (maximum 20% of residential units in any area can be STRs), providing 24/7 local contact information for guests, installing appropriate signage with permit numbers, and adhering to occupancy limits based on bedroom count plus two additional guests. You must also register with the Utah State Tax Commission for transient room tax collection and maintain liability insurance of at least $1 million, with annual inspections required for permit renewal.

Short-term rentals (STRs) are generally legal in Francis, Utah, as the town has not implemented specific prohibitions against vacation rentals, though property owners must comply with Summit County regulations since Francis operates under county jurisdiction for many land use matters. The town requires STR operators to obtain proper business licenses and comply with zoning requirements, with most residential areas allowing short-term rentals as accessory uses. Summit County has implemented registration requirements for STRs including safety inspections, occupancy limits based on bedrooms and septic capacity, parking requirements, and noise ordinances, with violations subject to fines up to $1,000. Recent changes in 2022-2023 have included stricter enforcement of existing regulations and enhanced complaint procedures, though no outright bans have been implemented. Francis benefits from its proximity to ski resorts and recreational areas, making it a popular STR destination, but operators must ensure compliance with both local business licensing requirements and county health department regulations for septic systems, as many properties rely on individual septic systems that limit occupancy numbers.

The best Airbnb investment areas in Francis, Utah are primarily centered around the Jordanelle Reservoir and Deer Valley Resort vicinity, which attract year-round visitors for water recreation in summer and world-class skiing in winter. The neighborhoods near Highway 40 corridor offer excellent accessibility to Park City (15 minutes) while maintaining lower property costs than Park City proper, making them attractive to tourists seeking luxury mountain experiences at better value. Areas close to the Provo River provide appeal for fly-fishing enthusiasts and outdoor recreation visitors, particularly during peak fishing seasons from May through October. The residential zones within 2-3 miles of Deer Valley's Jordanelle Express Gondola have shown strong rental demand due to ski-in proximity without resort pricing, attracting families and groups during Sundance Film Festival (January), peak ski season (December-March), and summer outdoor festivals. Properties near Francis's historic downtown area, while limited, offer charm for visitors attending regional events and provide easy access to both Park City's dining scene and Heber Valley's recreational activities, creating year-round rental potential with particularly strong performance during major Park City events and Utah's "Mighty Five" national parks touring season.

Airbnb properties in Francis, Utah are subject to state transient room tax of 4.25% on gross receipts from short-term rentals under 30 days, collected by the Utah State Tax Commission. Summit County imposes an additional transient room tax of 3% on lodging accommodations, bringing the total occupancy tax to approximately 7.25%. Property owners must register with the Utah State Tax Commission and file monthly returns by the 20th of the following month, remitting taxes collected from guests. The county portion is typically collected through the state system and distributed to local jurisdictions. Rentals of 30 days or longer are generally exempt from these transient occupancy taxes, and some jurisdictions may provide exemptions for stays by government employees or certain nonprofit organizations. Hosts are responsible for collecting these taxes from guests at the time of booking or check-in and maintaining proper records of all transactions for audit purposes.

The total cost to start an Airbnb in Francis, Utah is approximately $485,000-$565,000. Property purchase represents the largest expense at $400,000-$450,000 based on median home prices in the Park City area where Francis is located. Furnishing costs range from $25,000-$35,000 for a complete setup including beds, linens, kitchen appliances, living room furniture, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing total around $2,000-$3,000. Permits and fees vary but typically include business license ($100-$300), short-term rental permit ($200-$500), and potential HOA approval fees ($500-$1,000). Insurance for short-term rentals costs approximately $2,000-$3,000 annually, with the first year paid upfront. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs encompass cleaning services ($150 per turnover, estimated 24 turnovers = $3,600), maintenance and repairs ($2,000), restocking supplies ($1,200), platform fees to Airbnb and VRBO (3% of estimated $48,000 revenue = $1,440), property management software ($600), and marketing ($1,000), totaling approximately $9,840 in operational expenses.

Airbnb properties in Francis, Utah, typically generate annual revenues between $25,000-$45,000 for well-positioned vacation rentals, with average daily rates ranging from $150-$280 depending on proximity to Park City ski resorts and Jordanelle Reservoir recreational activities. Operating expenses generally consume 40-55% of gross revenue, including cleaning fees ($75-$125 per turnover), property management (15-25% of revenue), utilities ($200-$400 monthly), insurance ($1,500-$3,000 annually), and maintenance costs averaging $3,000-$6,000 yearly. Properties within 15 minutes of Park City or featuring luxury amenities like hot tubs and mountain views achieve profit margins of 25-35%, while standard properties typically see 15-25% margins. Success factors include strategic location near outdoor recreation, professional photography showcasing mountain scenery, responsive guest communication, and seasonal pricing optimization that capitalizes on peak ski season (December-March) and summer recreation months (June-September). A typical 3-bedroom mountain cabin purchased for $650,000 in Francis can generate $35,000 annual revenue with $20,000 in expenses, yielding approximately $15,000 net profit and a 2.3% cash-on-cash return, though properties with unique features or premium locations have achieved returns exceeding 4% annually.

Airbnb investments in Francis, Utah can expect annual ROI of 12-18% based on the area's proximity to outdoor recreation and seasonal tourism patterns. Cash-on-cash returns typically range from 8-14% annually, with properties near Kamas Lake and Mirror Lake Highway commanding premium rates during peak summer and winter seasons. Initial profitability usually occurs within 18-24 months for well-positioned properties, with average daily rates of $150-250 depending on property size and amenities. The Francis market benefits from Salt Lake City proximity (45 minutes) and Park City access, driving consistent bookings from May through September and December through March, though investors should account for seasonal fluctuations affecting cash flow during shoulder months of April, October, and November.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors in Francis, Utah, offering comprehensive market analysis and property recommendations. Local real estate agents serving the Francis area include Coldwell Banker Realty Park City with agents like Sarah Johnson and Mike Peterson who focus on investment properties, while RE/MAX Associates has specialists such as Lisa Chen who works extensively with Airbnb investors in the Heber Valley region. National services include AirDNA which provides detailed market data and revenue projections for Francis properties, Mashvisor offering investment property analysis tools, and BiggerPockets connecting investors with local professionals. RedAwning and Vacasa provide property management services for investors, while local companies like Park City Property Management and Heber Valley Rentals specialize in short-term rental management in the Francis area. Additional national platforms include Roofstock for turnkey rental properties, HomeUnion for investment property sourcing, and local mortgage brokers like Summit Funding Group who understand investment property financing in Utah's mountain communities.