Mountain rental books, built for ski-town rules and seasons.
A condo in a ski town isn’t a city rental. Lodging taxes stack up, licenses are capped or limited, most of the year’s income lands in a few busy months, and you’re often managing it from somewhere else. Kellcat keeps mountain rental books remotely, property by property.
I’m a mountain lover. I ski, I mountain bike, and I’d rather be outdoors in the mountains than almost anywhere else. That’s a big part of why Kellcat works with ski-town owners: I care about these places, and I want the people who rent homes in them to have clear, calm numbers.
Brian Kelly, founder of Kellcat
What makes ski-town rental books harder.
A condo in a ski town runs on different rules and a different calendar than a rental in the city.
Licenses, caps and fees
Many mountain towns cap short-term rental licenses and charge yearly fees. In the Town of Breckenridge, the fee is $756 per bedroom per year.
Lodging tax, town by town
State, county, town and special district taxes can all apply. In Breckenridge they add up to 12.275% on lodging. Utah adds transient room taxes, and some resort towns add a resort communities tax.
Most income in a few months
Winter and summer carry the year, while spring and fall are quiet. Without a plan, the shoulder seasons become a cash squeeze.
Manager statements vs. your bank
Owner statements with management fees, housekeeping and owner charges rarely match deposits on their own.
HOA dues and assessments
Condo and townhome dues, plus special assessments, that surprise you or your CPA if they aren’t tracked.
Owner stays and blocked nights
Your own ski weeks, rented nights and maintenance blocks blur together by year-end unless they’re kept apart.
Rules and lodging tax for your town.
Each guide covers who licenses your rental, the caps, every layer of lodging tax and what it means for your books.
Free Colorado & Utah Mountain Town STR Guides — license + lodging tax for 14 mountain areas
Licenses, caps and every layer of lodging tax for 14 Colorado and Utah mountain areas, in two plain-English PDFs. Pick your state and we’ll email it.
Two ways to get clear numbers.
One clear picture across every home, entity and business.
For owners of mountain homes, often more than one, each in its own LLC, alongside an operating business or practice. Kellcat keeps every set of books in step, remotely and discreetly.
- Books by property and LLCSide by side, and as one picture with your business.
- Payouts and statements reconciledPlatform payouts and manager statements tied to your bank.
- Lodging tax across townsEach town’s layers tracked, remitted vs. still owed.
- Consolidated dashboardsBy property, by entity and across everything you own.
- Your Cash MapPlan your cash for the slow season: a rolling 13-week view plus a plan for taxes, owner pay, reserves and growth.
- White-glove serviceOne point of contact, secure read-only access, careful handling.
Keep your own books with a Starter Kit.
The same tracking Kellcat uses with clients, in Excel or Google Sheets.
Ready to hand it off later? Monthly bookkeeping picks up where the kit leaves off.
Planned around the mountain calendar.
- Winter: your peak, set aside reserves while bookings are strong
- Spring shoulder season: low bookings, planned spending
- Summer: a second season in many towns
- Fall shoulder season: maintenance and upgrades before winter
- Property tax, HOA, insurance and license renewal dates on the calendar
Three steps, all remote.
- Free Discovery Call on Google Meet, or a free Books & Numbers Review of your file.
- Set up by property and LLC, with past statements reconciled where needed. Documents are requested once, through your secure client portal.
- Books closed every month, with profit by property and your Cash Map for the seasons ahead.
Mid-term or long-term rentals too? Monthly and yearly leases run on rent rolls, deposits and lease terms rather than nightly stays. See landlord bookkeeping, or track them yourself with the LTR + BRRRR Starter Kit. Renting outside the mountains? See short-term rental bookkeeping.
Mountain rental bookkeeping questions.
Do you work with owners outside the Denver area?
Yes. Kellcat is based in Littleton, Colorado, and works remotely with short-term rental owners in Colorado and Utah mountain communities through secure access to your accounting software, email and Google Meet.
My property manager handles everything. Why do I need a bookkeeper?
Your manager runs the rental. Your books still need to tie their statements to your bank, record every fee and owner charge, track owner use, and give your CPA clean numbers by property.
Why track owner stays?
Personal use of a rental property can affect how it’s taxed, so your CPA needs accurate counts of rented nights and owner nights. Kellcat keeps them separate all year.
Do the platforms or my property manager file lodging taxes for me?
Sometimes, depending on the town and how you book. Some towns have agreements with Airbnb and Vrbo, and some managers file for owners who rent only through them, but that isn’t true everywhere or for every tax. Kellcat records what was collected and filed for you, so you and your CPA can confirm nothing is missed.
How do you handle HOA special assessments?
They’re recorded separately from regular dues and tracked by property, so your CPA can decide how they should be treated.
Do you work with Utah properties?
Yes. The work is remote, so Utah resort-area properties get the same monthly close, with Utah’s own lodging tax layers set up in the books.
Which towns do you cover?
Any Colorado or Utah mountain community, because the work is remote. The town guides above cover ten of the most popular areas, from Breckenridge to Heber Valley.
Can you keep books for several properties in separate LLCs?
Yes. Each LLC can keep its own set of books, and you see every property and entity side by side, plus one combined picture with your business or practice.
Your mountain rental, clear in every season.
Start with the free town guides, or book a free Discovery Call on Google Meet.