Park County STR Regulations: A Homeowner’s Guide

Owning a short-term rental in Park County, Colorado can be a rewarding investment. With visitors drawn to areas such as Fairplay, Bailey, Alma, Jefferson, Lake George, and the surrounding mountain communities, vacation rentals remain an important part of the local tourism economy.

But operating a short-term rental (STR) also comes with significant responsibilities. Park County adopted a substantially revised Short-Term Rental Ordinance in 2026, meaning homeowners should review their properties, listings, guest rules, and management arrangements carefully.

The Park County Board of County Commissioners adopted Ordinance 2026-01 on June 9, 2026, and the new regulations became effective July 19, 2026.

Here is what Park County homeowners need to know.

What Is Considered a Short-Term Rental in Park County?

Under Ordinance 2026-01, a short-term rental generally includes a dwelling, living space, or room rented for lodging for 30 days or fewer.

The ordinance applies to STR properties throughout unincorporated Park County. Hotels, motels, lodges, bed-and-breakfast establishments, and rentals operating under leases longer than 30 days fall outside this STR ordinance. Temporary or camping structures such as tents, yurts, and recreational vehicles cannot be licensed as STR units.

Homeowners inside incorporated municipalities should also verify whether separate municipal rules apply.

1. Every STR Must Have a Park County License

One of the most important rules is straightforward: you cannot legally advertise or operate an STR in unincorporated Park County without a valid STR license.

Park County currently requires applications to be completed electronically through its online permitting system, and paper applications are no longer accepted. All required documents must be submitted electronically for an application to be considered complete.

Licenses generally expire one year after issuance or when ownership of the property changes, whichever happens first. STR licenses are not transferable, so purchasing a property that previously operated as an STR does not mean the existing license automatically transfers to the new owner.

That is an important consideration for anyone buying or selling a vacation-rental property in Park County.

2. Do Not Miss Your Renewal Window

Existing STR owners should pay particular attention to renewal deadlines.

Under the new ordinance, renewal applications must generally be submitted no fewer than 30 days and no more than 60 days before the existing license expires. Missing the deadline can cause the license to expire, requiring the homeowner to pay new-license fees and comply with any licensing limitations then in effect.

Park County is specifically reminding owners that late renewal can result in losing the existing license and having to submit a new application packet.

For homeowners, the practical lesson is simple: STR license renewal should be treated as a critical operating deadline, not an administrative afterthought.

3. Park County Introduced a “Responsible Owner” Framework

One notable feature of the 2026 ordinance is the Responsible Owner designation.

Generally, an owner can qualify after holding a license for at least 24 consecutive months, maintaining required renewals, submitting required documentation and fees, and having no record of violations, enforcement actions, or founded complaints during previous license terms. The Development Services Director retains discretion over the compliance review.

The ordinance creates a progression in which compliant owners may face more limited documentation requirements during certain future renewal years.

For homeowners, this creates an additional financial and operational incentive to maintain a clean compliance history. Good property management is no longer only about guest reviews and revenue—it can directly affect your regulatory standing.

4. You Need a Responsible Agent Who Can Respond Quickly

Park County requires each licensed STR to have a Responsible Agent.

The agent may be an individual or property management company, but that person or company must be available 24 hours a day, seven days a week and capable of responding to the STR property within a maximum travel time of one hour.

Owners can serve as their own Responsible Agent if they meet the one-hour response requirement.

For second-home owners who live outside Park County or elsewhere in Colorado, this requirement makes reliable local management particularly important.

If your Responsible Agent changes, the County must be notified. More generally, licensees must update information submitted to the County within 10 days after it becomes inaccurate.

5. Occupancy Is Closely Connected to Septic Capacity

Homeowners should not assume that maximum occupancy is simply based on the number of beds they can fit inside the property.

Under the 2026 ordinance, overnight occupancy cannot exceed the design capacity of the property’s onsite wastewater treatment system and associated soil treatment area. The permitted maximum occupancy is stated on the STR license.

This is particularly important in rural Park County, where many vacation homes rely on septic systems.

If an onsite wastewater system is undocumented in County records, the STR license will not be processed or issued until the system is properly permitted, approved, and closed, including required inspection documentation.

Homeowners considering converting a second home into an STR should therefore investigate septic documentation before assuming a particular guest capacity.

6. Safety and Property Inspections Matter

Park County’s 2026 rules place significant emphasis on life safety.

STR properties must comply with applicable safety standards. Requirements include items such as properly functioning smoke detectors, carbon-monoxide detectors and fire extinguishers, safe structural components, accessible and clearly labeled electrical panels, and properly functioning bathroom facilities.

The ordinance also provides that a safety inspection may be required for an STR constructed before 2006. Lots of 0.75 acre or less require a site inspection.

The County’s current application guidance additionally says a safety inspection is required where the Certificate of Occupancy was issued more than five years ago, and for renewal applications with three or more complaints and/or emergency-response calls. Owners should therefore check the current County checklist when applying or renewing.

7. Wildfire Safety Has Become Especially Important

Wildfire risk is an unavoidable part of owning mountain property.

The new STR ordinance requires defensible space for properties located in areas Park County designates as “Extreme” Wildland-Urban Interface areas. It also prohibits guests from using outdoor charcoal grills, outdoor fireplaces, fire rings, and other outdoor ember-producing equipment at STR properties.

This is particularly relevant in 2026. Park County announced Stage II fire restrictions beginning June 23 and stated that they would remain in effect until further notice. The County also provides a fire-restriction map so owners and visitors can determine restrictions applicable to a particular location.

For STR owners, fire restrictions should therefore be incorporated into guest communication, digital guidebooks, pre-arrival messages, and posted house rules.

8. Parking Must Stay on the Property

Parking is another area where owners need a clear plan.

Vehicles associated with STR guests must be parked on the permitted and approved driveway. Parking in vegetated areas, public rights-of-way, or roadways is prohibited. Parking must also conform to the property’s approved parking plan.

Park County’s application checklist specifically states “NO PARKING ON COUNTY ROADS.”

Your listing should therefore avoid advertising sleeping capacity that cannot realistically be supported by both the property’s licensed occupancy and approved parking.

9. Owners—not Guests—Are Responsible for Trash Handling

Park County’s trash rules deserve particular attention.

Owners must provide adequate trash receptacles, instructions regarding bear-resistant containers, approved storage and pickup information, and scheduled trash pickup.

Importantly, guests cannot be required to pack their garbage out or handle curbside trash duties. The owner or Responsible Agent is responsible for placing receptacles at the designated pickup location and returning them after collection.

This means professional trash service or dependable local management should be part of the operating plan for many remotely owned STRs.

10. Your Airbnb, Vrbo and Direct-Booking Listings Must Match Your License

Advertising compliance is one of the most consequential elements of the new ordinance.

Once your license is issued, Park County requires STR advertisements to clearly display:

Your valid Park County STR license number and the property’s approved maximum occupancy.

The license number must appear in the listing title, description, or designated license-number field. Rental dates must remain blocked until the license has been issued.

This requirement should be applied consistently across every marketing channel—not only the major OTAs but also direct-booking websites and other advertisements.

Properties on a licensing waitlist cannot be advertised as STRs while waiting. Advertising a waitlisted property in violation of the ordinance can result in denial of the application and removal from the waitlist.

The ordinance also authorizes the County to notify STR platforms about listings associated with missing, invalid, expired, abandoned, or revoked licenses. The service must remove the identified advertisement within the ordinance’s prescribed timeframe.

In other words, listing compliance is becoming increasingly enforceable—not simply paperwork sitting in a County file.

11. Guest Rules Need to Be Clearly Communicated

A compliant STR operation requires more than putting a license number online.

Park County requires owners to maintain information inside the property covering matters including emergency evacuation, maximum occupancy, emergency contacts, Responsible Agent information, parking, trash, snow removal, noise, wildlife, property boundaries, and applicable HOA rules.

The ordinance also addresses guest conduct involving noise, camping, ATVs/OHVs, fires, grills, and shooting.

A well-designed house manual and automated pre-arrival communication can help reduce the risk of violations while also improving the guest experience.

12. Security Cameras Must Be Properly Disclosed

Exterior security cameras can help protect mountain properties, but Park County now expressly addresses their use.

Security cameras must be disclosed to prospective guests and identified in the rental listing or agreement, including their general location and whether audio recording is enabled.

Cameras are prohibited in bathrooms, bedrooms, sleeping areas, shower rooms, and other areas where guests have a reasonable expectation of privacy.

Homeowners should review both their physical camera placement and the disclosures on every booking platform.

13. HOA Rules Still Matter

Receiving approval from Park County does not override private restrictions.

The ordinance states that an STR license will not be issued where HOA covenants prohibit short-term rentals, and owners are responsible for determining whether an HOA applies and providing required documentation of HOA approval.

Before buying a property with the intention of operating it as a vacation rental, review the governing documents carefully.

14. Violations Can Become Expensive

Compliance is increasingly important because enforcement has meaningful consequences.

Violations can constitute civil infractions, with the ordinance authorizing fines of up to $1,000. Its graduated schedule provides maximum fines of $200 per day for first and second offenses, $300 per day for a third offense, and up to $1,000 per day for subsequent offenses. Each day that a violation continues can constitute a separate offense.

The County may also revoke a license in specified circumstances, including repeated violations. A revoked license generally remains revoked for one year, during which the licensee cannot receive another STR license.

That makes preventative compliance considerably less expensive than dealing with enforcement after a problem develops.

A Practical 2026 Compliance Checklist for Park County Homeowners

Before accepting your next reservation, verify that:

• Your Park County STR license is current and your renewal deadline is calendared.
• Your license number and correct maximum occupancy appear on every Airbnb, Vrbo, direct-booking, and other advertisement.
• Your Responsible Agent is available 24/7 and can reach the property within one hour.
• Your septic documentation and approved occupancy are accurate.
• Your parking, snow-removal, and trash plans are current.
• Required smoke detectors, CO detectors, extinguishers, exits, and other safety equipment are operational.
• Required guest information and emergency signage are posted inside the property.
• Guests receive clear rules concerning fires, grills, noise, parking, wildlife, ATVs/OHVs, trash, and property boundaries.
• Security cameras are appropriately located and fully disclosed.
• HOA requirements have been confirmed.
• Sales and lodging-related taxes are being properly collected and remitted.
• Your property management company understands the 2026 Park County ordinance, rather than operating from an outdated compliance checklist.

What the 2026 Changes Mean for Park County STR Owners

Park County has not eliminated short-term rentals. Instead, the County has moved toward a more structured regulatory environment in which professional operations, documented safety, responsible guest management, and accurate advertising matter more than ever.

For homeowners, that creates both responsibility and opportunity.

A professionally operated property with accurate licensing, dependable local response, appropriate occupancy, proactive maintenance, and clear guest communication is better positioned to maintain its license and avoid costly interruptions.

It also means that selecting a property manager based solely on commission percentage may be shortsighted. Regulatory compliance is increasingly part of protecting the value and income-producing potential of the property itself.

Protect Your Park County Vacation Rental Investment

Managing a Park County STR now involves much more than creating an Airbnb listing and coordinating cleaners. Licensing, renewals, guest communication, emergency response, inspections, parking, snow removal, trash service, fire restrictions, advertising compliance, and ongoing monitoring all need to work together.

At Peak Property Management, we help homeowners professionally manage their vacation rentals while navigating the operational requirements that come with owning an STR in Colorado’s mountain communities.

If you own a vacation rental in Park County—or are considering turning your property into one—having a local management partner who understands both guest experience and regulatory compliance can make ownership significantly easier.

Thinking about professionally managing your Park County vacation rental? Contact Peak Property Management to discuss your property, current STR setup, and management options.

Disclaimer: This article is intended for general informational purposes and is not legal or tax advice. Regulations, administrative guidance, fees, fire restrictions, and application requirements can change. Property owners should confirm current requirements with Park County and appropriate professional advisers before making compliance or investment decisions.

Official homeowner resources

Park County Short-Term Rental Department

Park County Ordinance 2026-01 — Revised STR Ordinance

Park County announcement adopting the 2026 STR ordinance