Thinking about buying a Park City or Deer Valley property you can rent nightly? The rules change block by block, and a few wrong assumptions can derail your plans. You want clear steps, accurate sources, and a practical checklist before you model income or make an offer. This guide explains where short‑term rentals are allowed, how licensing works, what HOAs can control, and what to include in your revenue model so you can buy with confidence. Let’s dive in.
Start with jurisdiction and zoning
Your first task is to confirm whether the property sits inside Park City limits or in unincorporated Summit County. Jurisdiction controls which rules, permits, and inspections apply. Many Deer Valley addresses fall under Park City, but some parcels sit in the county. Always verify the parcel’s governing authority before you model revenue or market a property as a nightly rental.
- For Park City parcels, start with the city’s Planning pages and land‑use guidance at the Park City Planning Department. For controlling legal text, review the Park City Municipal Code.
- For unincorporated Summit County parcels, begin with the Summit County Planning and Community Development team and confirm applicable zones in the Summit County Code.
Park City basics
Park City regulates nightly rentals through its land‑use code and a business licensing process. Many zones allow transient lodging or nightly rentals, but you must meet licensing and life‑safety standards. Overlay districts and historic areas can add extra limits, and parking or nuisance rules are enforced tightly in dense resort neighborhoods.
Summit County basics
Summit County sets its own rules for unincorporated areas and treats resort zones differently from rural districts. You should still expect licensing, inspections, and tax compliance, with potential added limits in remote or sensitive areas. Confirm the exact path with county planning before you underwrite a deal.
Verify HOA and deed restrictions
Even when city or county rules allow nightly rentals, an HOA can prohibit or limit them. Condominium CC&Rs often set minimum stay lengths, require owner registration, or cap the number of rental units in a building. Municipal approval does not override private covenants, so you must check both.
Key actions:
- Obtain and review CC&Rs, recorded amendments, and rental policies.
- Ask the HOA for any pending rule changes and current enforcement actions.
- Confirm insurance requirements, registration steps, and fees for STR operators.
Permit and licensing steps
Exact steps vary by jurisdiction, but you can expect a version of this sequence in Park City and Summit County:
- Confirm allowable use
- Verify your zoning and whether nightly rentals are permitted for the parcel with city or county planning.
- Apply for a nightly rental license or registration
- Submit owner details, local contact info, property address, and fees. Licenses typically renew annually.
- Designate a 24/7 local contact
- Most programs require a local agent or manager who can respond to complaints at all hours (often within 30 to 60 minutes).
- Complete life‑safety review
- Expect an inspection and verification of smoke and carbon monoxide detectors, clear egress, fire extinguishers, and approved sleeping areas.
- Provide a parking and trash plan
- Show on‑site spaces and how trash will be handled. Winter snow can reduce practical parking in Park City.
- Register for lodging and sales taxes
- Nightly rentals in Utah require collecting and remitting transient room taxes and state sales tax. Set up accounts through the Utah State Tax Commission.
- Post required information
- Some jurisdictions require you to post the license number, maximum occupancy, and emergency contact both inside the property and in online listings.
- Renew and comply
- Plan for renewals, periodic inspections, and prompt resolution of any complaints. Operating without a license can trigger fines or suspension.
Occupancy, safety, and neighborhood rules
Your maximum guest count is usually set by local code or building and fire rules, not by host custom. Some hosts reference a rule of 2 persons per bedroom plus 2, but that is not universal and should not be assumed. Treat the municipal or fire department occupancy determination as controlling and confirm it before forecasting revenue.
Life‑safety standards often include smoke and CO detectors, fire extinguishers, clear egress, and posted evacuation maps. Multi‑unit buildings can have additional requirements, especially for fire systems. Parking and access matter, too, since winter conditions and on‑street restrictions in Park City can limit the groups you can host comfortably.
Both Park City and Summit County enforce nuisance and noise ordinances, and some codes cap gatherings above a set headcount regardless of overnight occupancy. These rules can affect your marketing and revenue potential for large groups.
Modeling revenue for Park City and Deer Valley
Park City and Deer Valley show strong winter demand with meaningful summer and shoulder season bookings. Model demand monthly to reflect seasonality rather than using a single annual occupancy rate. For comps, consult STR data platforms, search active listings for similar properties, and speak with local property managers about achievable rates and fees.
Key expense lines to include:
- Management fees (full service often 20 to 35 percent of gross revenue) or owner‑managed cost assumptions.
- Cleaning and turnover, linens, and consumables.
- Utilities, HOA dues, snow removal, and landscaping.
- STR‑endorsed insurance and higher liability coverage.
- Repairs and reserves for furniture and capital items.
- Mortgage interest, property tax, plus transient room and state sales taxes.
- Licensing fees, inspections, and code upgrades if required.
- Channel commissions and marketing costs.
Conservative modeling tips:
- Use a monthly occupancy and ADR curve based on local seasonality.
- Run sensitivity scenarios at lower occupancy and ADR (for example, minus 10 percent and minus 25 percent).
- Budget for HOA compliance and potential life‑safety upgrades required for licensing.
- Validate winter access and parking in person.
For market context on guest demand drivers and season timing, you can reference Deer Valley Resort events and activity calendars.
Pre‑offer and due diligence checklist
Pre‑offer:
- Verify jurisdiction (Park City vs Summit County).
- Pull zoning and confirm nightly rental permissibility.
- Obtain and review CC&Rs and rental policies.
- Request the seller’s STR license history, tax remittance records, occupancy documentation, and any enforcement notices.
- Build comps and a monthly seasonality model for ADR and occupancy.
Post‑offer:
- Confirm permit steps, timelines, and required inspections.
- Get quotes for any building upgrades tied to life‑safety or code.
- Validate parking obligations and winter access.
- Confirm state and local tax registration requirements and ongoing reporting.
- Secure written quotes from property managers and STR insurers.
Common violations and risks
Frequent issues include operating without a license, exceeding posted occupancy, inadequate parking, unregistered managers, noise or party complaints, and failure to remit lodging taxes. Penalties can include fines, license suspension or revocation, and forced cessation of STR use. Persistent violations can also complicate a future sale if records show noncompliance.
Property‑by‑property screening
Every parcel is different. A targeted screening before you write an offer should confirm jurisdiction, zoning, HOA or deed restrictions, required permits, likely timelines, and initial modeling inputs. This reduces surprises and helps you structure price and terms around real compliance and operating costs.
If you are exploring a Park City or Deer Valley purchase that you plan to rent nightly, reach out for a focused review tailored to your address and goals. For client‑level guidance across these steps, connect with Park City | Deer Valley - Estates.
FAQs
How do I confirm if a property is in Park City or unincorporated Summit County?
- Start with the planning departments for each jurisdiction and confirm the parcel’s governing authority through the Park City Planning Department or Summit County Planning and Community Development, then review the applicable municipal code.
Are nightly rentals allowed in Deer Valley specifically?
- Deer Valley spans areas that can fall under Park City or Summit County, so permissibility depends on jurisdiction, zoning, and any HOA or deed restrictions that may prohibit or limit nightly rentals.
What is the process to get a Park City short‑term rental license?
- Expect to verify zoning, apply for a nightly rental license, designate a 24/7 local contact, complete life‑safety checks, provide parking and trash plans, register for taxes, post required information, and renew annually through the Park City Planning Department and related city licensing offices.
How is maximum occupancy set for STRs in Park City and Summit County?
- Maximum occupancy is determined by local ordinance and building or fire code; some hosts reference a bedroom‑based formula, but you should rely on the jurisdiction’s or fire marshal’s capacity determination for licensing and compliance.
Which taxes apply to Utah short‑term rental stays?
- You must collect and remit transient room taxes and state sales tax for STR stays through the Utah State Tax Commission, following registration and ongoing reporting requirements.
Do HOA rules override a city or county STR license?
- Yes, private CC&Rs can prohibit or limit nightly rentals even when city or county rules allow them, and municipal permits do not override those private restrictions.
What are common STR violations in the Park City area?
- Typical issues include operating without a license, exceeding occupancy limits, inadequate parking, unregistered managers, noise or nuisance complaints, and failure to remit lodging taxes, which can result in fines or license suspension.
