Note: This guide consolidates publicly available information for Aspen (City of Aspen) and Pitkin County (unincorporated areas). Always consult the city or county as the authoritative source for current requirements and fees.

Overview and Bottom Line on STR Eligibility

Yes—short-term rentals (STRs) are allowed in Aspen and Pitkin County, but only with the proper permits/licenses and under specific regulatory frameworks.

• City of Aspen (within city limits)

  • An STR permit is required to rent a residential property for fewer than 30 days.
  • Rentals of 30 days or more are long-term rentals and do not require an STR permit (but require a city business license).
  • Eligibility and limits depend on permit type and zone district; some zones are capped.
  • A Qualified Owner’s Representative (QOR) is required if the permittee does not live within the Roaring Fork Valley or Colorado River Drainage from No Name to Rifle, or if they cannot be available in person.
  • Occupancy is limited to two occupants per bedroom plus two; studios are limited to three total.
  • Permits are non-transferable; permits terminate when a property is sold and must be re-applied for.
  • A public notice period (15 days on-site posting and 300-foot radius mailing) applies to new Classic and Owner-Occupied permits.

• Pitkin County (unincorporated areas)

  • A Pitkin County STR license is required for renting fewer than 30 days.
  • Key limits: minimum 4 nights per stay; maximum 120 nights per year; and a history-of-use requirement (STR use between May 11, 2017 and May 11, 2022).
  • Eligibility and fees are tiered based on number of nights (seasonal, limited seasonal, otherwise limited).
  • The county licensing program began accepting applications September 20, 2023.

How to Start an STR Business

City of Aspen

1. Determine eligibility and permit type

• Use the Permit Selection Flowchart and STR Eligibility Map to confirm zone and eligibility.
• Key permit types:
  • STR-Classic (STR-C): Non-owner-occupied units or owner-occupied units rented more than 120 nights per year. No cap on number of nights; zone caps apply in certain districts.
  • STR-Owner-Occupied (STR-OO): Owner’s primary residence; capped at 120 nights per year.
  • STR-Lodging Exempt (STR-LE): Lodges and condo-hotels meeting the municipal code definition; one permit covers multiple units under unified brand management. Individuals cannot obtain an STR-LE permit for a single unit.

2. Confirm ownership and representation

• Permittee must have at least 10% ownership in the property (corporate or trust ownership requires naming a person with at least 10% interest).
• If the permittee does not live locally (within the specified drainage area) or cannot be available in person, designate a Qualified Owner’s Representative (QOR).

3. Prepare required documents

• Identification and proof of ownership (or entity interest).
• Business license applications for permittee and QOR.
• In-unit messaging packet including:
  • STR permit and business license numbers.
  • Contact info for QOR.
  • Parking, fire extinguisher, and wildlife policy information.
  • Trash/recycling/composting guidance.
  • City emergency services info.
  • City’s Good Neighbor Guide.
• Supplemental documents as listed in the STR Program Guidelines (varies by permit type).

4. Public notice (new STR-C and STR-OO only)

• Post a notice at the property for a minimum of 15 days.
• Mail a notice to all property owners within 300 feet of the STR property.
• Maintain proof of mailing (affidavit) and on-site posting for city review.

5. Apply and renew annually

• Apply via the city’s online portal.
• Renew annually. Permits are non-transferable and terminate upon property sale; reapplication is required for a new owner.

6. Ongoing compliance and taxes

• Display permits and in-unit messaging in a conspicuous location in the unit.
• Include permit number in all third-party advertisements (Airbnb, VRBO, etc.).
• Collect and remit applicable city lodging and STR excise taxes. As of January 2025, vendors remit local lodging tax and STR excise tax directly to the City of Aspen; other STR taxes are remitted to the Colorado Department of Revenue.
• City conduct and complaint enforcement is through Aspen 311 Connect.

Pitkin County (Unincorporated Areas)

1. Confirm eligibility

• STR defined as rentals fewer than 30 days for tourist accommodations.
• Minimum 4 nights per stay; maximum 120 nights per year.
• History-of-use requirement: STR activity on the property between May 11, 2017 and May 11, 2022.

2. Apply through the county portal

• Use SagesGov to submit your STR license application at least 14 days before intended operation.
• Tiered fee structure (see Regulatory Details section) is based on annual night caps.

3. Maintain compliance

• Follow Good Neighbor Guide requirements.
• Adhere to 4-night minimum and 120-night maximum; non-compliance may result in license enforcement actions.
• Review Pitkin County Title 6 (Health and Safety) and Land Use Code for applicable standards.

Required Documents, Permits, Licenses, and Guidelines

City of Aspen

• STR permit (STR-C, STR-OO, or STR-LE) via city portal.
• Business license: Separate STR-specific business license for permittee and QOR (or they may use their real estate/property management firm business license).
• In-unit messaging materials:
  • STR permit and business license numbers.
  • QOR contact information.
  • Parking and fire extinguisher locations.
  • Wildlife protection policy.
  • Trash/recycling/composting details.
  • Emergency services info.
  • City’s Good Neighbor Guide.
• Permittee ownership documentation (at least 10% interest; corporate or trust disclosures required).
• Public notice packet: on-site posting and mailed notices to neighbors within 300 feet; affidavit of mailing.

Pitkin County

• STR license via SagesGov.
• Proof of eligibility and history of STR use (May 11, 2017–May 11, 2022).
• Compliance with Good Neighbor Guide and any applicable health/safety standards in county code.

Specific Regulations

City of Aspen (Municipal Code Chapter 26.530 and related)

• Permit types and limits:
  • STR-C: No cap on nights; zone caps apply in specific districts; occupancy: 2 per bedroom + 2; studios max 3.
  • STR-OO: Primary residence only; 120-night annual cap; occupancy: 2 per bedroom + 2; studios max 3.
  • STR-LE: Lodges/condo-hotels only; single permit covers multiple units; not available to individual owners at lodge/condo-hotel properties.
• Zone caps:
  • Capped zones include RR, R-3, R-6, R-15, R-15A, R-15B, R-30, R/MF, R/MFA, AH, MU, NC, SCI, SKI.
  • Uncapped zones include C-1, CC, L, CL, LP, LO.
  • Exact caps vary by zone and are subject to change; use the city’s STR Eligibility Map for current information.
• QOR requirements:
  • Required for non-local permittees (outside Roaring Fork Valley or Colorado River Drainage) or local permittees unable/unavailable for in-person emergency response.
• Permits non-transferable; terminate upon sale; new owner must reapply.
• Public notice:
  • 15-day on-site posting; mail to neighbors within 300 feet for new STR-C and STR-OO permits.
• Advertising:
  • Permit number must be included in all third-party listings.
• In-unit display:
  • Permits, business license, and Good Neighbor Guide must be displayed conspicuously in the unit.
• Taxes:
  • Local lodging tax and STR excise tax remitted to City of Aspen; other STR taxes remitted to Colorado Department of Revenue.
• Complaint enforcement:
  • Violations can be reported via Aspen 311 Connect.

Pitkin County (Ordinance BOCC.Ord.028.2022, code amendments, Title 6)

• Licensing and limits:
  • 4-night minimum per stay.
  • 120-night maximum per year.
  • History-of-use requirement (May 11, 2017–May 11, 2022).
• Fees (tiered):
  • Seasonal (61–120 nights): Assessor Home Market Value × 0.07%.
  • Limited Seasonal (21–60 nights): Assessor Home Market Value × 0.06%.
  • Otherwise Limited (≤20 nights): Assessor Home Market Value × 0.05%.
• Compliance:
  • Good Neighbor Guide adherence.
  • Title 6 (Health and Safety) and Land Use Code standards apply.
  • Enforcement actions may occur for violations.

Contact Information

City of Aspen (STR Program)

• Phone: 970-920-5000
• Email: strs@aspen.gov (STR program)
• Email: aspensalestax@aspen.gov (sales and lodging tax/business license)
• Aspen 311 Connect (complaints): Use city contact portal.
• Mailing address: 427 Rio Grande Place, Aspen, CO 81611

Pitkin County (STR Program)

• STR Line: 970-429-1858
• Email: STR@pitkincounty.com
• Address: 530 E Main St., Suite 205, Aspen, CO 81611
• Application portal: SagesGov (Pitkin County STR License Software)

Links to Source Pages (Use the following exact URLs)

• City of Aspen STR FAQ (permits, QOR, zone caps, public notice, permits vs long-term rentals, advertising, display, maps, transferability):

  • www.aspen.gov/FAQ.aspx?QID=454

• City of Aspen Short-Term Rentals page:

  • aspen.gov/1407/Short-term-Rentals

• City of Aspen Lodging and Short-Term Rental Taxes:

  • aspen.gov/1427/Lodging-and-Short-Term-Rental-Taxes

• Apply for an STR Permit (Permit Selection Flowchart):

  • aspen.gov/1413/Apply-for-a-Short-term-Rental-Permit

• STR Waitlists:

  • aspen.gov/1414/Waitlist-for-STR-C-Permits

• City of Aspen STR and Eligibility Maps:

  • experience.arcgis.com/experience/48e993d78c324291a543b591fb082972

• Aspen Zoning and STR Eligibility:

  • cityofaspen.maps.arcgis.com/apps/webappviewer/index.html?id=6592e5ad1f434f9c8d9717abddf7ea8b

• Municipal Code Chapter 26.530 (Short-Term Rentals):

  • library.municode.com/co/aspen/codes/municipal_code?nodeId=TIT26LAUSRE_PT500SURE_CH26.530SHRMRERE_S26.530.030PERE

• Municipal Code Section 26.104.110 (Lodge Uses):

  • library.municode.com/co/aspen/codes/municipal_code?nodeId=TIT26LAUSRE_PT100GEPR_CH26.104GEPR_S26.104.110USCA

• City of Aspen STR Program Guidelines:

  • aspen.gov/DocumentCenter/View/8863/STR-Program-Guidelines_92122_Final?bidId=

• City of Aspen Good Neighbor Guide:

  • aspen.gov/DocumentCenter/View/8864/ACRA-COA_GoodNeighborGuide-9122?bidId=

• Pitkin County STR page (licensing, fees, eligibility, application portal, code links):

  • pitkincounty.com/1431/Short-Term-Rentals

• Pitkin County STR License Portal (SagesGov):

  • sagesgov.com/pitkincounty-co

• Pitkin County Ordinance BOCC.Ord.028.2022:

  • pitkincounty.com/DocumentCenter/View/29655/BOCCOrd0282022

• Pitkin County STR Code Amendments:

  • pitkincounty.com/DocumentCenter/View/29276/STR-Code-Amendment

• Pitkin County STR FAQ:

  • docs.google.com/document/d/1j5oHv5g-wocNKrY6If9RqQai3dpA-2lXAHqAax5Wt-I/edit#heading=h.26j0myx9vqn3

• Pitkin County Title 6 (Health and Safety):

  • pitkincounty.com/DocumentCenter/View/29647/title-06-health-and-safety

• Pitkin County Land Use Code:

  • pitkincounty.com/468/County-Code

• Rent Responsibly (Aspen overview; tax remittance to state vs city):

  • www.rentresponsibly.org/co/aspen/

• City of Aspen Business Licenses (Finance Department):

  • aspen.gov/1386/Obtaining-A-City-of-Aspen-Business-Licen

Notes:

• Fees and caps can change; verify current amounts on the City of Aspen and Pitkin County websites.
• The city’s tax remittance structure changed as of January 2025; confirm whether your property falls under City of Aspen or Colorado Department of Revenue processes for each applicable tax.