Perfect Mountain Home Real Estate Blog 


Featuring Area News & Information about Summit County & Surrounding Mountain Communities.


For news and updates about short-term rental (STR) regulations and restrictions, please click here. As STR rules and regulations are subject to change at any time, it's best to contact the local municipality (town, county) for latest information. 





Nov. 21, 2023

Navigating Potential Changes: The Impact of Bill C on Summit County's Short-Term Rentals

Colorado's Proposed Property Tax Changes for Short-Term Rentals: 


Statewide, short-term rental units are properties used for primary or secondary residences and leased for overnight lodging for less than 30 consecutive days.


Colorado Legislators have proposed a significant change in how properties engaging in short-term rentals are taxed. What was initially identified as Bill 6 has undergone a nomenclature change and is now referred to as Bill C. Notably, the amendment not only includes a shift in name but also introduces substantive changes, expanding the bill from its original five pages (originally titled Bill 6, to a more comprehensive seven pages.) This blog post aims to unravel the critical aspects of Bill C, delving into its implications for short-term rentals and the broader property tax landscape in the state.


Bill C Overview:

See Bill C here

The essence of Bill C revolves around creating a new property tax designation of real estate designated for short-term lodging. Effective for property tax years commencing on or after January 1, 2026, the bill introduces a nuanced classification system for short-term rental units.


Key Provisions:

  1. Residential or Lodging Classification:
  • Short-term rental units and the associated land may be classified as residential real property or lodging property.
  • A unit leased for short-term stays for more than 90 days in the previous property tax year would be classified as lodging property; otherwise, it falls under residential real property.
  1. Assessment Approach:
  • Short-term rental units classified as lodging property will have their actual value determined solely through the market approach to appraisal. As proposed, this would mean around a four times increase in property taxes.
  1. Notice and Dispute Resolution:
  • Assessors are required to annually notify short-term rental unit owners of the number of days the property was leased for short-term stays in the prior tax year.
  • Owners can dispute the provided information, submitting evidence supporting a different number of days leased for short-term stays.
  1. Database and Reporting System:
  • The property tax administrator is mandated to establish and administer a pilot program for a statewide database and uniform reporting system to track short-term rental units.
  1. Here are some potential reasons why this bill could be perceived as a challenge:
  • Classification and Taxation Changes:
    • If the bill classifies short-term rental units as lodging property, it would subject them to different tax rates and regulations than residential properties. The passage of this bill would lead to increased property taxes and additional compliance requirements.
  • Assessment Based on Market Approach:
    • The bill's provision stating that the actual value of a short-term rental unit classified as lodging property is determined solely by the market approach to appraisal might lead to higher property valuations. The passage of this bill would result in increased property taxes and higher tax rates for owners.
  • Impact on Property Values:
    • The change in classification and potential increase in property taxes may affect the overall value of short-term rental properties. Property values might be negatively impacted if the cost of ownership rises significantly.
  • Dispute Resolution Challenges:
    • The requirement for owners to dispute the number of days their property was leased for short-term stays could be administratively burdensome. Disputes may lead to delays in tax assessments and create additional challenges for property owners.
  • Exclusion of Timeshare Units:
    • If the bill does not address timeshare units or includes provisions that treat them differently, it creates inequities or challenges for short-term rental owners who feel unfairly targeted compared to other lodging arrangements.
  • Economic Impact on Owners:
    • Owners who rely on short-term rentals for supplemental income might face economic challenges if the bill results in higher taxes and operational costs. The passage of this bill could impact the viability of short-term rentals as a source of income.


Short-term rental property owners in Summit County need to monitor the bill's progress closely, stay informed about its specific provisions, and actively engage with local policymakers to voice their concerns. Additionally, it is crucial to seek legal and financial advice to understand the potential impact on their specific situation.

To receive Summit County STR alerts and to view recent discussions regarding the developments of this bill and ways to get involved, visit the Google Group "Summit County STR Alerts." (PMH does not own, moderate, or have any affiliation this group and takes no responsibility for its content or accuracy. It is linked here only as a courtesy and resource for concerned parties.)

Stakeholders, including property owners, realtors, assessors, and policymakers, should closely monitor the developments surrounding Bill C. Its potential impact on property values, taxation, and the broader real estate landscape makes it a crucial piece of legislation that merits careful consideration and analysis as it progresses through the legislative process.


**Please get in touch with your legislators and voice your opinions on this critical legislation.**

Posted in Summit County
Oct. 2, 2023

Finding the Perfect Breckenridge Ski Condos for Sale

Finding the Perfect Breckenridge Ski Condos for Sale


Breckenridge is a popular destination for those who love skiing and snowboarding. The beautiful snow-capped mountains and the fresh alpine air makes it the perfect escape from the daily grind. But what could make this place even better? Owning your own ski condo. Imagine having a cozy place to stay during winter months, a vacation spot for your family and friends, or an income-generating asset. With so many Breckenridge ski condos for sale, the options can be overwhelming. In this blog post, we’ll guide you on how to find the perfect ski condo that caters to your needs. View all ski-in / ski-out condos in Breckenridge for sale. 


Breckenridge ski lift

Determine Your Budget-

The first step to finding the perfect Breckenridge ski condo for sale is determining your budget. You should weigh the costs of buying a condo including mortgage payments, taxes, and monthly fees. There are multiple financing options available, and you can work with a realtor who can help you find the best deal.


Know Your Must-Haves-

Everyone has their unique needs when it comes to a condo. Do you want a ski-in/ski-out location, a hot tub, a fireplace, or a garage? You should make a list of your must-haves before starting your search. Do your research on popular condo buildings in Breckenridge such as Beaver Run, One Ski Hill Place, or Tyra Summit. This ensures that you’ll find a condo that will be enjoyable for years to come.


Check Out Multiple Properties-

Once you have a list of potential Breckenridge ski condos for sale, schedule a visit to see what they offer. This way, you get to see the condo in-person, check out the location, and know what amenities the building offers. Your realtor can set up tours and even arrange virtual tours if you're unable to visit in person.


Research the Building and Its Management-

The building’s location and amenities are important, but you also want to look at the management of the property. Check the track record of the HOA management regarding repairs, maintenance, and the overall care of the building. Investing in a well-managed property ensures that your condo stays in good condition even when you’re away.


Work with a Local Realtor-

Lastly, working with a local realtor will save you time, effort, and money. They know the area, the market, the condos for sale, and can guide you on the right property that suits your needs and budget. They can also help you through the process and answer any questions you have about owning a ski condo in Breckenridge.



Investing in a Breckenridge ski condo is a great idea for anyone who loves to ski and wants to have a vacation spot without the hassle of renting. We hope our guide on finding the perfect ski condo for sale has helped you make an informed decision. Remember to stick to your budget, determine your must-haves, visit multiple properties, research the building and management, and work with an experienced realtor. With these tips, you can find your dream ski condo in Breckenridge and make lasting memories with your loved ones.

Posted in Breckenridge
Sept. 12, 2023

Tips for Navigating High Interest Rates

Exploring Summit County Real Estate Amidst High Interest Rates: Expert Tips


Greetings, future property owners and astute investors! Welcome to the Perfect Mountain Home blog, your ultimate guide to Summit County real estate in Colorado. In this post, we're delving into a topic that frequently captures attention: purchasing properties when interest rates are elevated. Don't let rising rates deter you; there are savvy strategies to capitalize on the situation. Join me as I outline the pros and cons of buying Summit County and Breckenridge homes for sale in a high-interest-rate market.




  • Strategic Negotiations in Summit County: When interest rates are high, the bargaining power shifts toward buyers, particularly in the sought-after Summit County market. Exploring Breckenridge homes for sale or other Summit County properties might yield lower prices as sellers are open to negotiations.
  • Reduced Competition in Summit County: Elevated interest rates can discourage some potential buyers from entering the market. This translates to decreased competition for available properties in Summit County, a true advantage when considering your investment.
  • Savings Over Time: Surprisingly, higher interest rates can lead to long-term savings. Lenders may extend discounts on points or fees, ultimately benefiting those who explore Summit County homes for sale.




  • Elevated Monthly Payments in Breckenridge: The most apparent downside of purchasing Summit County real estate amidst high interest rates is the increased monthly mortgage payment. Your budget for Breckenridge homes for sale or other properties might face strain due to higher borrowing costs.
  • Affordability Considerations in Summit County: High interest rates could limit your affordability range for Summit County and Breckenridge properties. This might prompt a compromise on property size or location compared to your initial vision.
  • Resale Challenges in Summit County: Should you decide to sell your Summit County property later, a high-interest-rate environment could hinder your pool of potential buyers, potentially prolonging the selling process.



Guiding Your Success: Tips for Navigating High Interest Rates:

  • Meticulous Summit County Research: Thoroughly understand current interest rate trends, Summit County market dynamics, including Short Term Rental (STR) availability and the projected economic outlook before embarking on your real estate journey.
  • Strengthen Your Financial Position for Summit County: In this elevated interest rate environment, a robust credit score and a substantial down payment elevate your standing. Lenders might extend preferable terms to Summit County property seekers with solid financial profiles.
  • Exploring Adjustable-Rate Mortgages (ARMs) in Summit County: For those considering short-term investments, ARMs offer initial lower rates. This option is especially attractive if you anticipate selling or refinancing your Summit County property within a few years.
  • Long-Term Summit County Vision: If you're in it for the long haul, remember that interest rates fluctuate cyclically. Today's high rate could lead to future benefits from lower rates.
  • Consult with Summit County Professionals: Collaborate closely with a Summit County real estate agent, financial advisor, and mortgage broker for tailored strategies aligned with your unique goals.


In conclusion, the Summit County real estate market holds promise even in high-interest-rate scenarios. With strategic planning, financial readiness, and a keen awareness of market shifts, you can thrive in Summit County and Breckenridge real estate. As the Summit County expert, I'm George Friou, ready to assist. If you're contemplating a property purchase in Summit County amidst elevated interest rates, don't hesitate to connect with me for guidance tailored to Summit County's unique landscape. Best of luck on your property quest!

Posted in Summit County
July 31, 2023

Summit County Real Estate: Embrace the Mountain Lifestyle

Are you dreaming of waking up to stunning mountain views, breathing in fresh alpine air, and indulging in endless outdoor adventures? Summit County, Colorado, offers all this and more, making it the perfect destination for nature lovers, outdoor enthusiasts, and those seeking a serene mountain retreat. At, we take pride in being your Summit County real estate experts, dedicated to helping you find the ideal property that complements your mountain lifestyle. Join us as we explore the market insights and trends that make Summit County an exceptional real estate destination.

Discover the Summit County Real Estate Market: Summit County's real estate market is a dynamic and sought-after landscape, attracting buyers and investors from all over the world. As of 2023, the county has seen steady growth in property values and demand for mountain homes. Let's take a closer look at some market insights and trends that can guide your real estate decisions:

  • Strong Property Appreciation: Over the past few years, Summit County has experienced robust property appreciation, making it an attractive market for both buyers and sellers. The combination of breathtaking scenery, world-class amenities, and year-round recreational opportunities contributes to the area's popularity.
  • A Diverse Property Mix: From quaint mountain cabins and cozy townhomes to luxurious ski-in/ski-out condos and sprawling estates, Summit County offers a diverse mix of properties. Whether you're seeking a vacation home, a primary residence, or an investment property, you'll find ample choices to fit your needs.
  • Emphasis on Luxury Homes: Keystone, in particular, has seen a surge in luxury real estate offerings. Buyers seeking unparalleled mountain living can explore a wide range of upscale properties boasting top-tier amenities and stunning vistas.

Investment Opportunities in Summit County: Investing in Summit County real estate can be a lucrative venture, driven by the area's strong rental market and high demand from tourists and outdoor enthusiasts alike. As the county remains a sought-after vacation destination, rental properties often yield attractive returns on investment, especially during peak seasons.

Partner with At, we take pride in providing exceptional service to our clients. Our dedicated team of real estate experts is committed to understanding your unique preferences and goals, ensuring that we present you with the most suitable options in Summit County. Whether you're buying, selling, or investing, our personalized guidance will make your real estate journey stress-free and rewarding.

Conclusion: Summit County, Colorado, presents an extraordinary opportunity to embrace the mountain lifestyle and invest in a slice of paradise. As your trusted Summit County real estate experts, is here to guide you every step of the way. With our market insights and trends, together, we can find your perfect mountain home that brings you closer to nature and the abundant adventures awaiting you in this picturesque destination.

Contact us today and let's embark on this exciting journey together!


George Friou

#SummitCountyRealEstate #MountainHomes #LuxuryProperties #InvestmentOpportunities #RealEstateTrends

Posted in Summit County
Jan. 23, 2023

Summit County Market Update January 23, 2023

Summit County Real Estate: Record High Prices Despite Declining Transactions in 2022


Home transactions in Summit County declined significantly in 2022, according to the Land Title Guarantee Company report. Despite this, the average home price still reached an all-time high, with prices more than doubling over the last 10 years. There is some hope that buyers may find relief due to an increase in inventory for single-family homes, townhomes and condos. The months’ supply of inventory has also increased from between 1 and 2 months to more than 3 months. Yet the market is still 2 to 3 months away from reaching a balanced supply.


Further changes in home prices may come this year as housing stock increases, allowing buyers more negotiating power. The economic uncertainty caused by inflation and rising interest rates may also affect house prices, especially if the Federal Reserve raises rates again soon. That said, many of Summit County's homebuyers are unaffected by these changes due to 33% of all real estate transactions being paid in cash.


If you have additional questions about the Summit County housing market, please contact us anytime. 



Posted in Market Updates
Dec. 2, 2022

3 Reasons to Move to Silverthorne

3 Reasons to Make Silverthorne, Colorado Your Home 


SilverthorneSummit County is home to many beautiful mountain towns, each with its own unique charm. One of the most popular destinations for people looking to buy a home in the area is Silverthorne, Colorado. Whether you’re looking for a weekend getaway or a full-time residence, Silverthorne  (including the Wildernest neighborhood) has much to offer. Let’s take a look at three reasons why you should consider making this town your home. 

Silverthorne Colorado elevation is around 8,730 ft and is surrounded by snow-capped peaks of the Rocky Mountains. With its stunning mountain views, warm climate, and countless recreational activities to choose from, it's no wonder Silverthorne Colorado real estate is in such high demand.


Real estate opportunities abound in Silverthorne with a variety of homes for sale including single family homes, condos, townhomes and more. Whether you're looking for a vacation home or a permanent residence, Silverthorne real estate has something for everyone. You can find properties ranging from affordable starter homes to luxurious mountain retreats.


Silverthorne is located in the heart of Summit County and just minutes away from major ski resorts like Keystone and Breckenridge. Additionally, it’s close to many other activities like fishing on the Blue River, hiking trails in White River National Forest, and mountain biking at Frisco Adventure Park. No matter what type of outdoor adventure you’re looking for, Silverthorne has something for everyone! 

See all single-family homes for sale in Silverthorne


Silverthorne offers a wide range of amenities that make living here comfortable and convenient. There are numerous restaurants and shopping centers nearby, as well as medical facilities if you need health care services. Additionally, there are plenty of recreational activities available if you like to stay active – from swimming pools and golf courses to ice skating rinks and soccer fields! 

See all condos for sale in Silverthorne


The residents of Silverthorne are friendly and welcoming – not only will you find yourself surrounded by amazing natural beauty but also by an amazing community that makes living here all the more enjoyable! From local events like farmers markets and music festivals to volunteer opportunities within the community – there’s always something going on in Silverthorne! 

Wildernest properties for sale

When it comes to buying a home in Summit County Colorado, no place compares with the small mountain town of Silverthorne. You can enjoy easy access to some of the best ski resorts around as well as countless other recreational activities throughout the year – all while being surrounded by a friendly community with plenty of amenities nearby! Whether you’re looking for an escape from city life or just want to be closer to nature – there are plenty of reasons why purchasing property in Silverthorne may be right for you! Contact us if you would like additional information about Silverthorne or are interested in touring a property! 

Posted in Summit County
Dec. 1, 2022

7 Things to Consider When Buying a Luxury Condo

7 Things to Consider When Buying a Luxury Condo in Summit County

If you're looking to buy a luxury condo in Summit County, it can be hard to know where to begin. There are so many factors and considerations to keep in mind, but some are more important than others. Here's what you need to know before signing on that dotted line:

(Tip: Feeling overwhelmed? Contact us and we can do the heavy lifting for you by researching properties and providing you with up-to-date information or helping you find a suitable investment that meets your budget and needs.)

Copper Mountain condo watercolor

1. Location is key for a Summit County condo.

It is important to consider the location of your Summit County condo, ideally somewhere that's convenient to what you do on a daily basis.

  • Commute: Consider how long it'll take for you to get to work or the ski slopes and back each day.  Or is having easy access to I-70 and the Front Range an important consideration for you? If staying local in Summit County is your main goal, keep in mind that while free parking can be found throughout the County, many parking lots in the area charge a fee, and finding parking can be difficult during peak hours and seasons in the resort towns around Summit County. Even though driving your own car to work is often necessary, there are other ways to get to work in Summit County.
    • The Summit Stage offers free public transit options all around Summit County (including services to and from Park and Lake counties)  to provide people with access to parks, lodging, shopping, and medical centers. If you haven’t yet taken a ride on the Summit Stage, I’d highly recommend trying it!
    • In addition, there is a comprehensive network of recreational pathways, the Recpath, connecting towns in Summit County with a paved trail that is relatively flat, family-friendly, and popular with both pedestrians and bikers. Finding a condo that is walking distance to this Recpath offers the convenience of non-auto transport around Summit County.
  • Restaurants: From gourmet to down-home, there are plenty of amazing restaurants nearby when you buy a condo in Summit County. In Frisco and Breckenridge, you’ll find bistros, bars, cafes, and more. If you’re looking for a more relaxed atmosphere, Silverthorne and Dillon both offer many delicious restaurants that won’t break the bank either. With so many great dining options nearby, it's easy to find the perfect place for a romantic dinner or a family meal. Whether you prefer Italian cuisine, Mexican fare, or something in between, Summit County offers something for everyone.
  • Shopping: If boutique shopping is more your style, look for condos near Frisco or Breckenridge, where there are plenty of shops within walking distance. Larger shopping centers are located in Silverthorne and offer even more convenient options.
  • Local Attractions: Breckenridge, Keystone, Copper Mountain, and Frisco—the most popular tourist attractions in Summit County—are full of things to do. From skiing in the winter to hiking in the summer, these towns offer a variety of activities and entertainment options. Whether you’re looking for nightlife or just a quiet stroll through the downtown area, condo living in Summit County provides plenty of options for relaxing and exploring. 


2. A condo must suit your lifestyle.

If you are buying a condo, there are several things to consider. One of the most important factors is whether or not the condo will suit your lifestyle. Think about what views you'd like to enjoy from your condo in Summit County. Mountain views, lake views, ski-in ski-out access, or proximity to a bustling resort will help set the tone for "home sweet home"—make sure to check out that view before signing a contract!

Another factor to consider is condo amenities. Many Summit County condo complexes, especially those in the resort towns of Keystone, Copper Mountain, and Breckenridge, offer a variety of features such as an indoor or outdoor pool, hot tubs, fitness centers, and more. Have a look at the community rules and regulations before you buy; some condo communities have restrictions on rentals, pets, or certain activities that may not suit your lifestyle.

If you plan on living in the condo alone, then it's important to think about how many people will be visiting and if they will be staying overnight. If you're only going to be using your luxury Summit County condo for work purposes, then it's fine if there isn't an extra bedroom available for guests at all times (though having an extra room never hurts).

Buying a condo in Summit County is an exciting decision! Just remember, your condo should suit your lifestyle, so make sure to consider all the factors involved when looking for the perfect place.


roof3. The building must be well maintained. Look at the roof, the parking garage, and other visible areas of the condo to see how it is being taken care of.

When you are looking for a luxury condo in Summit County, it is important to make sure that the building itself is well maintained. You should check out the roof and parking garage of the building you are interested in to see how they are being taken care of. Look for signs of wear and tear, maintenance, damage, and repairs. Look for any signs of neglect on these things, too. If you see anything that looks like it needs some work done on it or something that has been damaged over time, this could be an indication that there is less attention paid by management to other areas as well.


4. Review your apartment's homeowners' association (HOA) fees to make sure there aren't any upcoming expenses about which you weren't told.

From vibrant ski resorts and mountain towns to secluded lakefront properties, you can find the condo of your dreams here in Summit County. Whether you're looking for a winter wonderland or a peaceful summer escape, there's something for everyone in Summit County. Just make sure to research condo complex fees and taxes before you buy—a condo in a resort area may come with higher associated costs. 

After you've reviewed the financial documents, you should ask the HOA Board members and manager about any upcoming expenses that have not been included in your annual budget.

They may be able to give you more information than is available on their website or in the financial report, including:

  • How much money has been spent on capital improvements in recent years?
  • what projects are currently in the works; and
  • the exact amount of money that will need to be raised from existing homeowners in order for those projects to be completed.
  • In addition to researching condo fees and taxation information, you should also take some time to walk around the condo complex. If possible, meet with residents who have been living there for a while and ask them questions about their experience. Ask them what they like most (and least!) about living in the condo complex, as well as any problems that they have encountered. This will give you a better idea of what to expect when you move in. 
  • Finally, make sure that you read through the condo documents thoroughly before signing on the dotted line. You'll want to understand exactly what rights and responsibilities come with condo ownership in Summit County. Knowing what you have to do as a condo owner will help make sure that buying a condo is a positive experience. 


5. Is the building pet-friendly? If so, what are the limitations? If not, consider a single-family home instead.

If you have a pet, consider whether the building is pet-friendly. If so, what are the limitations? Be sure to ask about any fees or restrictions that could affect your decision to buy.


6. Make sure there are enough parking spaces and storage areas available.

As you seek a new luxury condo in Summit County, you'll want to make sure that there are enough parking spaces and storage areas available. This is especially true if you have a large family or plan to keep more than one car in the building's garage. If this is not possible, then it may be time for you to look into getting your own storage unit just outside of where you live.


7. Are short-term or long-term rentals allowed in your Summit County condominium?

That depends on both the condo community, and the town, that you live in. When purchasing a luxury condo in Summit County and intending to rent out your unit for a portion of the year, it's critical to understand whether there are any municipal or HOA restrictions on short-term rentals.

Many condo communities have rules and regulations regarding rental agreements that must be followed by their residents. Check the condo association’s governing documents to see if there are any restrictions or special requirements for short-term or long-term rentals of your condo unit. If you do want to rent out your condo, you must comply with whatever rules and regulations are in place.

In addition, many communities in Summit County have recently imposed limitations on short-term rentals. Notable exceptions (at the time of this blog post) include most areas of the resort communities of Keystone and Copper Mountain. Our website has the information you need to learn more about the rules and regulations regarding short-term rentals in Summit County. View short-term rules and regulations. 

family biking in Copper Mountain



The luxury condo market in Summit County is booming, and there are many reasons why. Luxury condos offer buyers a lot of benefits that they wouldn't find in other homes. But with so many options available, how do you know which one is right for you? The best way to ensure that your next purchase is a good one is to do your research ahead of time so that when the time comes to buy, you'll know what questions need to be answered before signing paperwork! Good luck condo shopping in Summit County!

Pro Tip: Get in touch with us, and we'll do the legwork for you, investigating available properties and giving you up-to-date information on the Summit Colorado condos for sale based on your interests and budget. You're sure to find the perfect condo for your Colorado mountain dreams.


Posted in Summit County
Nov. 9, 2022

5 Tips to Prepare for Winter

5 Tips to Prepare Your Summit County, Colorado Mountain Home for Winter


family sitting outside mountain cabinHere in Summit County, Colorado, we love our winters. The snow-capped peaks, the crisp mountain air, the endless outdoor activities… there’s just something about winter that makes us feel alive. But as much as we love it, winter can be a tough season on our homes. That’s why it’s important to take the time to prepare your mountain home for the long winter months ahead. Not sure where to start? Don’t worry, we’ve got you covered. Read on for our top tips on how to prepare your Summit County, Colorado mountain home for winter.


1. Inspect Your Roof and Gutters

The first step in preparing your mountain home for winter is to inspect your roof and gutters. In the high country, we get a lot of heavy snowfall, and that snow can put a lot of strain on your roof and gutters. So before the snow starts flying, take the time to clear out any leaves or debris from your gutters and inspect your roof for any loose or missing shingles. If you spot any damage, now is the time to make repairs. Trust us, you don’t want to wait until the middle of a snowy winter night to discover a leak in your roof!


2. Service Your Heating Equipment

Next on our list is servicing your heating equipment. Whether you have a furnace, a boiler, or a wood-burning stove, it’s important to have it serviced by a professional before the start of winter. This will help ensure that your heating equipment is operating safely and efficiently all winter long.


3. Winterize Your Plumbing

Another important step in preparing your mountain home for winter is winterizing your plumbing. This helps prevent your pipes from freezing and bursting when temperatures plummet. 


How to winterize your plumbing:

  • Insulate all exposed pipes, including those in the basement and attic.
  • Drain all outdoor faucets and hose connections.
  • Bring in all hoses and store them indoors.
  • Close all vents around the foundation of your home. 
  • Open cabinet doors in kitchens and bathrooms to let warm air circulate around plumbing.
  • Winterize your well: when the temperatures start to drop, it's time to start thinking about how to winterize your well. Depending on the type of well you have, there are different ways to go about this. But in general, you'll need to take steps to prevent your pipes from freezing and ensure that your pump doesn't overwork itself during the colder months. If you're not sure how to winterize your well, it's best to consult with a professional. They can assess your particular situation and give you specific instructions on what to do. 

Following these tips will help you avoid costly repairs due to frozen or burst pipes.


4. Stockpile Firewood

If you heat with wood, now is the time to stockpile firewood so that you have plenty on hand when the cold weather hits. Nothing is worse than being stuck in the middle of a cold snap with no wood to burn! So make sure you have enough firewood to last you throughout the entire winter season—you can never have too much!


5. Bring Outdoor Furniture Inside

Last but not least, don’t forget to bring all of your outdoor furniture inside before the first snowfall hits. This includes patio furniture, lawn chairs, potted plants—anything that isn’t designed to withstand cold weather should be brought inside or stored in a protected area like a garage or shed. Once summer comes around again, you’ll be glad you took the time to do this!


Preparing your mountain home for winter may seem like a lot of work, but trust us—it’s worth it! By taking the time now to do things like inspect your roof and gutters and winterize your plumbing, you can help prevent big problems down the road. So what are you waiting for? Get started today on preparing your Summit County mountain home for another wonderful Colorado winter!

Posted in Resources
Oct. 1, 2022

Three Amazing Hikes in Breckenridge

Three Amazingly Awesome Hikes to Enjoy in Breckenridge this Autumn


Just because the summer crowds have thinned out and the kids are back in school doesn't mean Breckenridge has nothing to do. In fact, some would say that autumn is the best time to visit this quaint mountain town.

Breckenridge is home to gorgeous hiking trails that wind through aspen groves and offer stunning views of the valley below. Autumn is the perfect time to hit the tracks since the temperatures are milder and the leaves change color. Not to mention, the courses are less crowded now that summer is over. 


Here are my top three favorite hiking trails near Breckenridge:

Pro tip: bring a jacket for when you reach the summit! Take water and dress for inclement weather (layers). It can turn quickly. Be prepared, and don't forget your camera.


Hoosier Pass Loop

Hoosier Pass view from trailShort but sweet! The Hoosier Pass loop Trail is located about 15 minutes South of Breckenridge, Colorado, right off Highway 9 at the top of the pass. There is ample parking, and the trails in this area are clearly marked. The whole loop is around 3.5 miles. 


The trail leaves on two tracts and forks right and left from the parking lot. It loops around and connects (not shown on the map) to itself. I prefer turning left and returning to the small peak on the continental divide west of the parking lot. It gets you above the tree line quickly. 

SPECTACULAR 3600 VIEWS of five fourteeners and the Placer Valley! "Wow" is probably the best word to describe this hike. There is some elevation gain and steady rise on this moderately strenuous hike, so you may need to take it easy (it starts at about 11,500 feet). If you consider hiking here, be aware of the weather. It can turn quickly.


Black Powder Pass Trail


Black Powder Pass Trail viewA 3.4-mile out-and-back trail. It starts 9 miles up the Boreas pass road from the ice rink in Breckenridge, Colorado. It is a moderately challenging route taking a little longer than 2 hours to complete (unless you are a trail runner). 


The trailhead is just above 11,500 feet and takes you to the saddle between Baldy and Boreas Mountains. Summiting Baldy is only a short additional hike. The best times to visit this trail are June through October.


The drive to get there is impressive and connects Breckenridge and Como along the old narrow gauge railroad bed. The dirt road is one lane wide but is in moderate condition. You will be standing on top of the continental divide at the trailhead. The road is closed in winter, so you will need back-county, touring gear, or a snowmobile to reach the saddle.


Some old station buildings are situated on the divide and can be rented nightly during winter. Don't forget your camera! Views are GREAT!


Monte Cristo Gulch and McCullough Gulch


Monte Cristo Gulch trail viewsStarting from the McCullough Gulch Trailhead, you will find yourself alongside Monte Cristo Creek as you hike up to the Blue Lakes. The short trip is 2.8 miles each way, which is very popular and relatively forgiving. 


You will need to go up a few short steep sections, but it is not too bad. Going past the Blue lakes, Monte Cristo Gulch gets more demanding with uneven footing followed by very steep terrain. 


You may want to bring safety ropes to the top. But lets you know what being in the Colorado Wilderness really feels like. You will be across from Quandary peak, the closest fourteener to Breckenridge.


Reach out anytime if you need other tips or information about Summit County. I'm always here to help! 


- George, Owner of Perfect Mountain Home

George Friou on Monte Cristo trail

Posted in Breckenridge
Sept. 30, 2022

Short-Term Rental (STR) Market Update

Update on Short-Term Rental (STR) Regulations in Summit County


The real estate market is constantly changing, and staying current on the latest regulations and news can be challenging. This article will summarize the latest rules regarding vacation rentals in Breckenridge and Summit County. The new regulations state that short-term rentals (STRs) are only allowed in exempt condominium complexes and locations. Therefore, owners who wish to rent their properties for less than 30 days must comply with these new regulations.


The market is gradually shifting from one Seller's market to one that is more balanced, as evidenced by the average sales price to the original asking price ratio dropping to 98% in August. Our current stock is 134% larger than last year, which is excellent news for potential buyers. 


Additionally, the Town of Breckenridge has adopted a new law regulating short-term rentals, which has increased the demand for properties in Zone 1. Check out the Town of Breckenridge's website for more information. 


The various zones are shown on this map. 


Breckenridge Short-Term Rental (STR) Updates

The revised Breckenridge short-term rental code, which includes the new overlay areas, was passed by the town council unanimously. This new law sets limits on the number of short-term rental licenses that the town can issue in each of three areas: Zone 1 (tourism/resort properties / “exempt" properties), Zone 2 (downtown core), and Zone 3 (single-family homes). 


Breckenridge STR Limits by Tourism Zone

Resort properties (also known as “exempt”): 100% of the homes are permitted to be rented out to short-term guests.

There is currently availability in Resort properties for new permits.


Zone 1: 92% of housing stock allowed to be short-term rentals.

There is currently availability in Zone 1 for new permits.


Downtown core (Zone 2): 51% of the homes are allowed to be used as short-term rentals. 

Zone 2 has 55% of homes currently permitted as STR, and the town is reducing that to 51%.


Single-family (Zone 3): only 10% of the homes are allowed to be used as short-term rentals. 

Zone 3 currently has 32% active permits, and they are reducing that to 10%. They hope that attrition will eventually lower the total permits in these areas that are above saturation. These new regulations may vary depending on the type of property involved. 


The Tourism Overlay Zones are also available as a searchable GIS tool.


The date of September 27, 2022, has been set as the start date for the new ordinance. 


Please view the updated ordinance in full


Summit County STR Updates

Summit County has implemented a moratorium on new short-term license permits until late February 2023. They are in the process of writing new rules during this period. Keystone and Copper Mountain Resort areas are currently exempt from this moratorium. Expectations are that these areas will continue to allow unlimited STR licenses in the future.


Frisco STR Updates

On the first reading on September 27, 2022, the town of Frisco decided to adopt a 25% limit on short-term rental permits within the Town. The present level is somewhat less than 22%, giving some possibility for new licenses.  View Frisco regulations here


The municipality is allowing new licenses to properties under contract before October 11th. The municipality enables units under construction to get STR licenses as long as they have a building permit and are being reviewed by October 11th.


Silverthorne, Blue River, Dillon & Park County STR Updates

Silverthorne, Blue River, Dillon, and Park County have not yet changed their rules. However, Silverthorne is discussing possible limits to STRs.


Property Management Options for Longer Rentals

Property management companies are already servicing the new "longer" short-term rental breed. A resource is Peak Property Management, servicing all of Summit, Eagle, Park Counties, Pitkin (Aspen area), Grand, and Lake Counties.


For more information about short-term rental regulations, visit our STR resource page, with helpful links to community pages. 


Please let our management partner know that Perfect Mountain Home sent you and receive a $100 credit towards management services 😊 .



As a reminder, Perfect Mountain Home blog is educational in nature and is meant to provide a general update of current events in our real estate market. Because rules and regulations are subject to change, it is the buyer and/or seller’s responsibility to verify and perform due diligence regarding all zoning, rules and regulations for a property of interest.

Posted in Market Updates