BreckenridgeShort-term rental rules

Vacation market / Colorado

A seller's license does not transfer. The property's license zone determines the buyer's access to a new one.

Research reviewed Oct 31, 2026. Primary sources linked.

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Does the operating permit transfer?: New application
The town states that licenses are nontransferable on sale. Section 4-6-8 provides limited cases where the director may issue a new license outside the cap, including specified family, trust and ownership-reorganization transactions. An ordinary purchase does not qualify merely because the seller was licensed.
Can the land-use approval continue?: Verify the property approval
The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
Can this buyer obtain approval?: Whole-home rentals are allowed within a zone system: caps of 1,680 in Zone 1, 130 in Zone 2 and 390 in Zone 3, with a separate resort zone. Check current availability before assuming a new license can issue.
License or registration: Annual Accommodation Unit license for short-term rentals. The town also imposes a regulatory fee.
Application availability: Confirm current availability
Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
Timing to verify: No sale-specific deadline was established in this summary. Ask the issuing office about filing, renewal and any interruption in operation.
Changes and uncertainty: On March 26, 2026, the Colorado Court of Appeals upheld the regulatory fee in Dorotik. That decision does not establish the outcome of separate litigation over license caps.

What this means for the appraisal

Obtain the buyer application requirements and confirm the earliest approved operating date before assuming continuity of rental income.
Verify the property’s land-use approval and continuation conditions. Research finding: Verify the property approval.
Check the proposed buyer against the recorded requirements: Whole-home rentals are allowed within a zone system: caps of 1,680 in Zone 1, 130 in Zone 2 and 390 in Zone 3, with a separate resort zone. Check current availability before assuming a new license can issue.
In the assignment analysis, identify the evidence supporting the proposed rental use, any operating interruption and any unresolved assumptions.

Use these prompts to plan the property review. The appraiser must evaluate the evidence and reach the assignment-specific conclusions.

Record the property evidence in a worksheet

Request documents from the owner or agent

Copy this market-specific request, add the property address and edit it for the assignment.

Read or select the document request

Document request for Breckenridge

Subject: STR property document request | Breckenridge, CO

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: The town states that licenses are nontransferable on sale. Section 4-6-8 provides limited cases where the director may issue a new license outside the cap, including specified family, trust and ownership-reorganization transactions. An ordinary purchase does not qualify merely because the seller was licensed.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Whole-home rentals are allowed within a zone system: caps of 1,680 in Zone 1, 130 in Zone 2 and 390 in Zone 3, with a separate resort zone. Check current availability before assuming a new license can issue.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Written clarification: Confirm current zone availability and the subsequent state-court status of the separate cap challenge. The town ordinance download was inaccessible; §4-6-8 was cross-checked against a copy of the enacted ordinance hosted by Summit REALTORS.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Town accommodation-unit licensing program: https://www.townofbreckenridge.com/departments/finance/business-and-accommodation-unit-licenses/accommodation-unit-short-term-rentals-licenses
Ordinance 28, 2022, zones, caps and §4-6-8: https://www.townofbreckenridge.com/home/showpublisheddocument/22021/637969411537970000
Dorotik v. Breckenridge, 2026 COA 20: https://www.coloradojudicial.gov/system/files/opinions-2026-03/25CA0030-PD.pdf
2024 federal order in the separate cap challenge: https://www.govinfo.gov/content/pkg/USCOURTS-cod-1_23-cv-03171/pdf/USCOURTS-cod-1_23-cv-03171-0.pdf

Subject: STR property document request | Breckenridge, CO

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: The town states that licenses are nontransferable on sale. Section 4-6-8 provides limited cases where the director may issue a new license outside the cap, including specified family, trust and ownership-reorganization transactions. An ordinary purchase does not qualify merely because the seller was licensed.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Whole-home rentals are allowed within a zone system: caps of 1,680 in Zone 1, 130 in Zone 2 and 390 in Zone 3, with a separate resort zone. Check current availability before assuming a new license can issue.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Written clarification: Confirm current zone availability and the subsequent state-court status of the separate cap challenge. The town ordinance download was inaccessible; §4-6-8 was cross-checked against a copy of the enacted ordinance hosted by Summit REALTORS.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Town accommodation-unit licensing program: https://www.townofbreckenridge.com/departments/finance/business-and-accommodation-unit-licenses/accommodation-unit-short-term-rentals-licenses
Ordinance 28, 2022, zones, caps and §4-6-8: https://www.townofbreckenridge.com/home/showpublisheddocument/22021/637969411537970000
Dorotik v. Breckenridge, 2026 COA 20: https://www.coloradojudicial.gov/system/files/opinions-2026-03/25CA0030-PD.pdf
2024 federal order in the separate cap challenge: https://www.govinfo.gov/content/pkg/USCOURTS-cod-1_23-cv-03171/pdf/USCOURTS-cod-1_23-cv-03171-0.pdf

Research and guide updates

Oct 31, 2026 Research record: Research recorded for this market. Primary sources linked. See the findings, open questions and official sources below.
Nov 1, 2026 Guide tools: Added assignment prompts, a document request and consistent research questions. This tool update does not change the market research date.

Changes and uncertainty to verify

On March 26, 2026, the Colorado Court of Appeals upheld the regulatory fee in Dorotik. That decision does not establish the outcome of separate litigation over license caps.

Still to confirm

Confirm current zone availability and the subsequent state-court status of the separate cap challenge. The town ordinance download was inaccessible; §4-6-8 was cross-checked against a copy of the enacted ordinance hosted by Summit REALTORS.

Sources and research limits

The sale summary cites official code, program guidance or a court record. Read its scope and any remaining questions; it is not a parcel determination.

Use this summary to identify the documents and questions for a property review. A seller's rental history alone does not establish a buyer's permission to operate.

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