The short version
- Aspen’s Classic permits are capped by zone, with waitlists in residential zones; owner-occupied permits allow up to 120 nights a year.
- Aspen permits renew between November 15 and January 14, and renewal requires tax filings showing at least one short-term stay.
- Total lodging tax in Aspen is about 17.35% (owner-occupied) or 22.35% (Classic permits).
- Snowmass permits are $400 per unit from 2026 and all expire April 30.
City of Aspen: permit types
| Permit | Who | Limits | Yearly fee |
|---|---|---|---|
| Classic (STR-C) | Any residential property | No night limit; capped by zone, with waitlists | $394 |
| Owner-Occupied (STR-OO) | Your primary residence | Up to 120 nights a year | $394 |
| Lodging Exempt (STR-LE) | Lodges and condo-hotels | — | $148 per unit |
- A separate $150 STR business license is also required.
- Renew between November 15 and January 14. Missing the window ends the permit.
- To renew, your prior year’s tax filings must show at least one short-term stay; $0 revenue means no renewal.
Aspen lodging tax
| Tax | Rate | Paid to |
|---|---|---|
| Colorado state sales tax | 2.9% | State |
| Pitkin County (incl. 0.5% mass transit) | 3.6% | State |
| Roaring Fork Transportation Authority | 0.4% | State |
| Early childhood tax (new in 2026) | 0.25% | State |
| Aspen Fire Protection District | 0.5% | State |
| City of Aspen sales tax | 2.7% | State |
| City lodging tax | 2.0% | City of Aspen |
| Subtotal | 12.35% |
On top of that, Aspen’s voter-approved short-term rental tax adds 5% for owner-occupied and lodge-exempt permits (about 17.35% in total) or 10% for Classic permits (about 22.35%).
Who files in Aspen?
Owners file the city lodging and STR taxes monthly with the city through MUNIRevs, due the 20th, including $0 returns for months with no stays. State and county taxes go to the Colorado Department of Revenue. The city treats the owner as responsible for all city tax, so check what any platform collects against what you file.
Snowmass Village
- A $85 business license plus a short-term rental permit of $400 per unit from January 1, 2026.
- Four permit types: hotels, two multi-family types, and single-family or duplex homes.
- Revised rules took effect December 30, 2025, and all permits now expire April 30.
- Lodging tax totals about 13.05%: 7.15% state-collected, a 3.5% town sales tax and a 2.4% town lodging tax collected by the town.
Unincorporated Pitkin County
- Licenses are limited to homes with a short-term rental history from 2017 to 2022, and generally aren’t allowed in Rural & Remote areas.
- Check the current fee with Pitkin County. Lodging tax is about 7.15%, all collected by the state.
- A 2026 county study proposes dropping the history rule, a new license of up to 120 nights a year with geographic caps, and a county lodging tax. As of October 2026 it’s only a proposal.
What it means for your books
- Record the gross booking, not the payout, with fees, cleaning and taxes booked separately.
- File Aspen’s monthly returns on time, including $0 months. Your renewal depends on it.
- Book the STR tax on its own line at the right rate for your permit type: 5% or 10% changes your margin a lot.
- Track rental nights by property. Owner-occupied permits in Aspen stop at 120 nights a year.
- Calendar renewals: November 15 to January 14 in Aspen, April 30 in Snowmass.
Kellcat keeps mountain rental books remotely from Littleton, property by property. See mountain short-term rental bookkeeping, start with the STR Financial Starter Kit, or book a free Discovery Call on Google Meet. Own a business in town too? Kellcat keeps monthly books for businesses of all kinds, remotely.
Why mountain towns? I’m a mountain lover. I ski, I mountain bike, and I’d rather be outdoors in the mountains than almost anywhere. Helping owners here keep clear books is my kind of work. — Brian
This guide is general information, not tax or legal advice. Rules, caps, fees and rates change often in mountain towns, so confirm current requirements with your town or county and your CPA.
Sources
- City of Aspen: Short-Term Rental Permit
- City of Aspen: Lodging and STR Taxes
- City of Aspen: Short-Term Rental Sales and Lodging Tax FAQ
- Aspen Public Radio: Aspen sales tax tops 10% (Nov 2025)
- Town of Snowmass Village: Short-Term Rentals
- Town of Snowmass Village: Sales & Lodging Tax
- Pitkin County: STR Code Amendment
