Short-Term Rentals in Unincorporated Pitkin County, CO

Pitkin County's Growth Management Quota System and Transferable Development Rights program get most of the attention here, but if income from short-term rentals is part of why you're buying, unincorporated Pitkin County has run its own separate STR licensing program since 2023 -- and it's actively being restructured in 2026 toward geographic caps and a lottery.

This page covers what's specific to Pitkin County. For the general explanation, see the national guide.

A real licensing requirement, adopted in 2023, with fees tied to value and rental volume

The Pitkin County Board of County Commissioners adopted a short-term rental licensing program on June 22, 2023, effective September 20, 2023: any short-term rental in unincorporated Pitkin County is required to hold a valid county license, and the license fee is tiered -- smaller for lower-value residences and for properties renting fewer days during the year. That's a real distinction from a flat per-property fee, meaning the cost of licensing a high-value Aspen-area property that rents heavily is materially different from licensing a modest, lightly rented property, and worth budgeting for accordingly rather than assuming a single published fee applies across the board.

As of recent reporting, unincorporated Pitkin County had roughly 79 properties with an active STR license, and notably, 28% of those licensed properties were worth at least $10 million -- a striking figure that reflects how much of the county's licensed STR activity concentrates in its highest-end real estate rather than more modest rural rentals. If you're buying with STR income in mind, don't assume a typical or moderately priced property fits the profile of most currently licensed operations here.

2026 reform: market-area caps and a lottery are actively being developed

As of an August 2026 work session, Pitkin County commissioners were reviewing a consultant's short-term rental impact study and considering changes that would make more properties eligible for a license while also introducing new STR caps tailored to different geographic market areas within the county, rather than one countywide limit. Under the proposal discussed, once a market area's cap is reached, the county would run a quarterly or biannual lottery for new applicants in that specific area; a property that already holds an active license would be grandfathered in and would not need to go through the lottery, but would still need to renew annually.

None of this is finalized as adopted, binding policy as of this writing -- it reflects an active reform process rather than settled rules. If STR income is central to your purchase decision, ask the county's STR Program directly (970-429-1858, STR@pitkincounty.com) about the current status of any market-area cap and lottery system, since a parcel's specific market area could determine whether a new license is available at all versus subject to a waitlist. County staff also recommend submitting a license application at least 14 days before you need it processed, given the added review this program involves.

Short-Term Rentals in Unincorporated Pitkin County, Colorado

A real licensing requirement, adopted in 2023, with fees tied to value and rental volume

2026 reform: market-area caps and a lottery are actively being developed

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