Plan the home around your time in Colorado.

Reserve your own calendar first

Mark the holidays, weekends and longer stays you intend to use. Add maintenance closures, preparation time and nights when the home cannot legally or practically host guests. What remains is potential availability, not booked occupancy.

Personal use during a desirable period may reduce rental opportunity. That tradeoff can be worthwhile; it simply belongs in the model rather than being hidden by an annual average.

• Owner nights + maintenance/blocked nights + legally available nights must reconcile to the year.
• Ask how many visits are realistic after travel, work and other commitments.
• Model a change of plan: more personal use, fewer rentals or no rentals.

Decide whether you can carry it without rent

Write an annual ownership budget before projecting income. Include debt service if financed, property taxes, insurance for the intended use, association costs, utilities, maintenance, snow, remote oversight and reserves. Treat furnishing and initial repairs as separate cash needs.

A full calendar, asking nightly rate or nearby rental listing is not evidence of collected revenue. Authorized statements can inform a scenario, but the new owner's calendar, financing, costs and permissions may differ.

Sources: NAIC — Insurance Coverage for Home-Sharing Rentals

Three checks before an offer depends on renting

Obtain an address-specific answer from the responsible jurisdiction; review the association's actual documents; and ask the insurer to quote the intended mix of personal and guest use. Agree with Ed and the appropriate advisers on how unresolved issues affect contract timing and the decision.

• Rental eligibility remains unknown until documented.
• A seller's permit may not survive the purchase.
• If the zero-rent budget does not work, pause and revisit the purchase criteria.

Sources: Town of Pagosa Springs — Vacation Rental License · City of Durango — Vacation Rental Information · Archuleta County — Land Use Regulations, April 2025 edition

Make the local operating plan concrete

Who checks the home between visits? Who decides a guest cannot safely arrive? Who authorizes repairs, handles laundry and notices a failed sensor? Build that responsibility list before selecting a provider.

If you want to explore Lisa's support, request a separate service discussion with your permission to share the relevant context. Her coverage, scope and price need confirmation for the property.