So, you're thinking about buying a vacation home in the Colorado Rockies? Excellent choice! With breathtaking views, endless outdoor activities, and a charming mountain lifestyle, it's no wonder people are drawn to this area. However, owning a second home in the mountains comes with its own set of unique considerations. Here's a handy guide to help you navigate the ins and outs of mountain homeownership.

Snow & Snow Removal

Snow is a fact of life in the Rockies. It’s what makes skiing, snow mobiles, snow shoeing, and so many other Winter sports possible! When it comes to your home, you'll need to decide whether to handle snow removal yourself or hire a company. Most folks opt for a snow removal contract, where a company automatically clears your driveway and walkways whenever snowfall exceeds a certain amount. This saves you the hassle of scheduling snow removal each time it snows and assures that when you or your guests arrive to your property that it is cleared and ready for your enjoyment.

Colorado mountain skiing winter snow — A gorgeous ski day at Keystone Resort in Summit County, Colorado

Septic or Sewer

Depending on the location of your property, it may be connected to a municipal sewer system or have its own septic system. Septic systems require regular maintenance, including pumping out the tank every few years to prevent issues. Be sure to understand what system your prospective home uses and plan accordingly.

Property Management

If you won't be living in your mountain home year-round, consider hiring a property management company. They can handle everything from rental bookings to regular check-ins to ensure your home stays in top condition. Remember, property management fees are negotiable, so don't hesitate to discuss terms.

Experienced Real Estate Agent

Buying a second home means that your primary residence is on the other side of Colorado, the country, or even the world. This means that you need responsive boots on the ground that you can trust to guide the way and act as your partner in achieving your real estate dreams. As you read through this list, it likely is becoming apparent that the Rocky Mountain real estate market it unique. It is crucial that you have an experienced mountain realtor to help. Contact the author of this article, Brady Stout with RE/MAX Properties of the Summit if you would like to discuss your Colorado mountain dreams.

Winterization of Homes

Winter in the mountains can be harsh. Proper winterization is crucial to prevent damage from freezing temperatures. This includes insulating pipes, sealing drafts, and maintaining heating systems. A well-winterized home will save you money on repairs and keep your home cozy. Every home is different so be sure to familiarize yourself with the water shut off locations and have a checklist before each Winter season.

Wells or City Water

Water sources vary by location. Some properties have city water, while others rely on wells. For well water, it's essential to test the flow rate, capacity, and potability. Historical mining activities in the area mean it's crucial to test for contaminants to ensure your water is safe to drink.

Radon & Radon Mitigation

Radon is a naturally occurring gas that can pose health risks. Testing for radon is important in the Rockies due to the presence of underground uranium. Mitigation systems are both effective and affordable. Ensure any home you consider has been tested and, if necessary, has a mitigation system in place.

Heat Tape & Ice Dams

Ice dams can cause significant damage to roofs and gutters. Heat tape is a practical solution that helps prevent ice dams by keeping your roof edges warm enough to melt snow. It's a small investment that can save you a lot of headaches.

Short-Term Rental Regulations

Each town in the Colorado Rockies has its own rules and restrictions regarding short-term rentals (STRs). If you plan to rent out your property, work with a realtor who understands these regulations. Contact Brady Stout with RE/MAX Properties of the Summit if you would like to discuss short-term rental properties in the Colorado Rockies. Short-term rentals can offset the cost of ownership but do cause more wear and tear on the property.

Wildlife

Mountain living means sharing your space with wildlife. Keep pets safe by not leaving them unattended outdoors. Secure trash and remove birdfeeders during bear season. Learn how to deal with encounters with moose, bears, and mountain lions—knowledge that can be crucial for your safety. The bears, deer, fox, mountain lions, moose, mink, ravens, porcupines, and numerous other critters are a part of what makes these mountains so wonderful. Expect frequent wildlife visitors at your property and learn to live in harmony with them.

A bull moose enjoying a cool mountain morning

Wetlands

Wetlands are protected and not buildable. If your property includes wetlands, be aware of the restrictions. Wetland delineations are necessary to determine which areas are protected before any building can commence. The unbuildable nature of wetland areas means that they can provide natural open space buffers between properties.

Insurance

Home insurance for mountain properties has its own nuances. Policies may differ in coverage for natural disasters like wildfires or heavy snow. Work with an insurance agent familiar with mountain homes to ensure you have the right coverage. Have an experienced Colorado mountain real estate agent can help by providing recommendations.

Vehicles

Proper transportation is vital in the mountains. Ensure you have a vehicle with adequate clearance, good tires, and 4x4 capability. Popular choices include Ford Broncos, Jeep Wranglers, and Toyota 4Runners. These vehicles can handle snow and rough roads, ensuring you get around safely. Additionally, some trail heads and other adventures are only accessible by rugged roads which are best handled by vehicles with off-road capabilities.

Gardening and Growing Season

The growing season in the mountains is short, but wildflowers thrive. Embrace the local flora and consider a garden with native plants that are well-suited to the altitude and climate. Greenhouses are an excellent option for those looking to extend their growing season.

Financing and Local Lenders

The real estate market here is unique, and working with local lenders who understand properties like condotels can make the closing process smoother. They are familiar with the nuances that can impact financing.

Wildfire Mitigation

Fire safety is paramount in the Rockies. Clear excess brush and dead trees from your property. Many communities such as Summit County, offer slash removal services, and local authorities actively manage forest health to mitigate wildfire risks.

Hot Tub Maintenance

Hot tubs are popular in mountain homes and they often are ranked as having the highest return on investment of any short-term rental amenity. You can maintain them yourself or hire local companies to handle upkeep. You can schedule hot tub maintenance to occur on a weekly/bi-weekly schedule or many companies offer hot tub cleaning services to occur between short-term rental bookings. Regular maintenance ensures your hot tub remains a relaxing retreat.

Air Conditioning, HVAC, and Radiant Heat

AC is uncommon in mountain homes due to the cool, dry climate. Most homes use in-floor radiant heating or baseboard heaters to stay warm. These systems are efficient and effective for mountain living.

Altitude Sickness

Altitude sickness can affect visitors and new residents. Symptoms include headaches, nausea, and shortness of breath. Acclimatize slowly, stay hydrated, and take it easy in the first few days to avoid issues.

Seasonality of Tourism

The Rockies have busy summer and winter seasons, with spring being the slowest (often called mud season). Plan your visits and rentals accordingly, as the seasonality can impact property management and maintenance needs.

Owning a second home in the Colorado Rockies is a rewarding experience, offering both tranquility and adventure. By understanding these unique considerations, you'll be well-prepared to make the most of your mountain retreat. If you have any questions or need assistance, feel free to reach out—I'm here to help make your mountain home dreams a reality!

Contact Brady Stout with RE/MAX Properties of the Summit
Email: brady@buybreck.com
Cell: (970) 343-4642

Mountain Bike Breckenridge Peaks Trail — Mountain biking the Peaks Trail on a Summer afternoon in Breckenridge, CO

Considerations for Second Home Buyers in the Colorado Mountains