ROARING FORK BROADCASTING COMPANY
Eagle County’s plans for a short-term rental licensing program for unincorporated sections of the county would capture El Jebel-area listings.
The county is still working through specifics of the program in work sessions, but Commissioner Matt Scherr hopes to have a program up and running by this time next year.
“My own goal would be to make sure this is live for our hot season next year,” Scherr said at a Nov. 19 Eagle County work session discussion.
The county finance department would be responsible for managing the program, with an additional employee hired to manage applications. The program would apply to lodging units rented for less than 30 days, excluding hotels and federal property.
As staff envisions the program now, the advertising, operating and renting a unit would require a license. To apply, an applicant would need to provide proof of ownership, proof that they’re up-to-date on relevant taxes, and contact and property details.
The county also would require an affidavit to ensure compliance with all applicable laws and regulations relating to building codes, adequate parking, trash management and emergency preparedness. If the operator is not the owner of the property, they would need to provide an authorization letter.
If an applicant is caught out of compliance or lying, Assistant County Attorney Matt Peterson said the county could revoke or suspend the STR license, with potential additional consequences from a “perjury perspective.”
“The important takeaway here is that a license is a privilege. It is not a right, and staff will be reviewing these to make sure that what is being represented by the applicant is true,” he said. “They’ll also be taking a look at things like, for example, planned unit developments that may have additional restrictions on whether someone can operate a short-term rental or not.”
The county will consider a grace period for program implementation when specific ordinance language is discussed in the coming months.
Anna Earl, director of the county finance department, said staff suggests a $300 administrative licensing fee. Whether that is remanded back to denied applicants will fall to the commissioners at a later date.
A study concluded that the level of STRs is related to the need for affordable housing for employees generated by the STRs, a potential opening for an impact fee to benefit affordable housing. Whether the program can include that type impact fee is tied to pending legislation.
“I think that that analysis holds up. I think that rationale makes sense. The issue is that it’s not entirely clear yet under Colorado law whether that type of fee would be authorized,” Peterson said.
The program would not include a cap on STR licenses or levy fees by duration of use.
A 2022 STR analysis by land use consulting firm Economic and Planning Systems identified the Basalt, El Jebel and Roaring Fork areas had 71 active STRs in July 2022, far lower than other areas of the county.
An arbitrary search on Airbnb shows at least 12 STRs available in the El Jebel area during any week in January 2025.
STRs in unincorporated Eagle County have stayed mostly level.
“From 2017 to 2023 we didn't see a large increase in short-term rentals in the market during the pandemic,” Earl said. “They stayed really relatively flat, and they do account for about 14% of total housing units in unincorporated Eagle County.
Pitkin County runs its own STR licensing program, as does the town of Basalt. As of October, there were only 81 licensed STRs in unincorporated Pitkin County.
Eagle County would authorize the program via an ordinance, which requires two readings and public hearing. There is no set date for first reading or another work session at this time.