Investment Property Guide
Investing at Powder Mountain: What the Numbers Actually Say
Powder Mountain investment property gets pitched with best-case STR income and glossy projections. Here's a more useful read.
The STR Landscape: Public Side vs. Private Side
This is the first thing to get right.
Public side (Powder West, Moonridge, Sundown, Powder 11): Short-term rentals are generally permitted in most buildings. Nightly rates during ski season (December–March) are strong. Some buildings allow year-round STR, others restrict to ski season. Verify HOA rules for every specific property — they vary significantly.
Private side (Powder Haven): Members-only access means nightly rental guests can't use the private mountain without membership. Most Powder Haven HOAs prohibit or heavily restrict short-term rentals.
Realistic Income Projections
Ski season nightly rates on the public side run ~$200–$1300/night depending on unit size, access, and amenities. Peak weeks (Christmas, MLK, Presidents Day) command premium pricing.
Realistic annual occupancy for a well-managed property: 60–75 nights in ski season, some shoulder season shoulder bookings. Run your numbers from realistic occupancy, not best-case.
Subtract:
- - Property management: 20–30% of gross
- - HOA fees (can run ~$500–$1,500/month at higher-end properties)
- - Utilities, maintenance reserve (budget ~1–1.5% of property value annually)
- - Property taxes
Investment Perspective
Jesse's developer background means he evaluates investment properties differently than most agents. He will help you look at:
- - Replacement cost: What would it cost to build this today? Does the current asking price make sense?
- - HOA financial health: Are reserves adequately funded? Is a special assessment coming?
- - Appreciation trajectory: Which neighborhoods are in their growth phase vs. plateaued?
- - Exit liquidity: How easy will this be to sell in five years?
Tax Questions: Bring Your CPA
Powder Mountain investment properties involve depreciation, passive income rules, 1031 exchange timing, and potentially Utah short-term rental tax obligations. Jesse can talk through the real estate side. Your CPA handles the tax strategy. Don't skip that conversation.