A ski in, ski out condo in Keystone give you the ultimate in the ski home lifestyle, while also providing you with ultimate convenience, the ability to lock-and-leave whenever you are called away, and strong rental potential (learn more).
Keystone Ski In Ski Out Condos for Sale
Scroll down to see all of the latest Keystone Ski In, Ski Out condos currently active in the Summit County MLS, in descending order by price and updated continually.
Keystone’s true ski in, ski out condos are in the luxurious developments of Lone Eagle and The Timbers in the River Run Village area, as well as the more affordable Slopeside Condos and Chateaux D’Mont Condos in the Mountain House base area. If you are looking for ski in, ski out single family homes, make sure to tour Dercum’s Dash homes for sale.
If you don’t mind a short stroll to the slopes, you’ll find a wide array of beautiful walk-to-slopes condos available in River Run Village. These buildings include Expedition Station, Arapahoe Lodge, Black Bear Lodge, Buffalo Lodge, Dakota Lodge, Jackpine, Mill Creek, River Bank Lodge, and Silver Mill, as well as Red Hawk Lodge and The Springs at River Run. (See all walk to slopes listings in River Run Village here.)
When you click each individual listing in the table below, you will be taken to a page with photos and property details, including a “Maps” tab, which will show you the property in relation to the Keystone ski resort and the rest of the town. Or you can simply contact me, and I’ll give you a better understanding of how well the particular property is positioned in relation to everything Keystone and the rest of Summit County has to offer.
Please don’t hesitate to contact me for additional information or if you’d like to schedule a private showing.
Keystone Ski In Ski Out Real Estate: Things to Consider
Here are a few things to keep in mind when shopping for the perfect slopeside property in Keystone.
* Which village or base area do you prefer?River Run is a bustling center with many summer festivals and larger crowds, in both the summer and the winter. The Mountain House base area is a little quieter. See Keystone’s Event Guide, and read my Keystone community Guide for details. Keystone also has a number of beautiful properties around the lake, and these have a charm all their own. All of Keystone is connected via a reliable and frequent shuttle service.
* HOA Dues. When considering a ski in, ski out condo, it’s important to keep in mind that nearly all of these condos will have HOA dues upwards of $300+ per month. Association fees vary widely with the complex and the amenities provided. At the time of this writing, HOA dues for available ski in ski out Keystone condos range from $462 per month for a small ski in ski out studio condo, to more than $1200 per month for a luxury 3-bedroom condo with premiere amenities. Contact me to learn more about the HOA fees for individual properties.
* Pets. Some condo complexes in Keystone allow pets. Some do not. Others allow pets only for owners and not for owners’ guests or renters. If you have definite needs when it comes to pets, let me know, and I’ll figure this into the search for you.
Note that, when looking for a pet-friendly condo in the Keystone area, many of the buildings around River Run are not pet-friendly, with the exception of Mill Creek Condos and River Bank Lodge Condos. Other areas of Keystone – outside of River Run Village – have a greater number of pet-friendly options.
* Parking & Storage. Some of the condos available in Keystone offer heated underground parking and additional storage for your Keystone toys beyond skis (bikes, etc). Other units offer just surface parking. Again, this is something we can discuss on an individual basis. If you have particular needs or strong preferences when it comes to parking and storage, let me know.
* Rental numbers. Some of these ski in ski out condos rent remarkably well. (If you’re interested in renting your condo, read my article “Summit County Real Estate and Vacation Rentals” or download my “Summit County Real Estate Buyer’s Handbook.”) Some of these condos for sale will have historic rental numbers available. If no rental data is available for the particular unit you are interested in, I can easily request projections from one of our local vacation rental management companies.
Purchase a unit in Lone Eagle Above River Run, and you can ski downhill to the ski lift and gondola. Plus, you’ll be a short walk to Keystone’s famous River Run Village, home to year-round festivals, plus shopping, dining, and nightlife. (Read my Keystone community guide to learn what makes this place so special.)
Constructed in 2000, Lone Eagle condos for sale feature luxury amenities, including private ski lockers, heated sidewalks, a luxury fitness center, steam sauna, and an outdoor pool and hot tub, positioned right at the base of Keystone Resort. Lone Eagle also features an outdoor common area with propane grill and luxurious outdoor furniture for summertime entertaining. Parking at Lone Eagle Condos for Sale is underground and heated.
In the summertime, Lone Eagle’s location affords easy access to hiking and biking trails, plus all of the summertime fun in River Run.
There are just over 50 properties in Lone Eagle, ranging in size from one to four bedrooms. The majority of the units are either two- or three-bedrooms.
Interiors feature classic mountain elegance. See the listings below for the furnishings and high-end finishes of individual Lone Eagle condos for sale.
The beautifully designed lobby/reception area at Lone Eagle offers a variety of intimate seating areas, as well as a cozy fireplace. Have a seat at the baby grand piano or play at a variety of game tables. There is a wet bar, and wine chiller here, as well. Or, if you are in a quieter mood, there is a library adjacent to the main lobby. Peruse the shelves to find something new to read, and then nestle into a comfortable chair near the fire.
HOA fees at Lone Eagle Above River Run are inclusive: Cable Tv, Common Area Maintenance, Common Taxes, Electric, Gas, Heat, Insurance, Internet / Wi-Fi, Management, Security, Snow Removal, Trash Pickup, and Water / Sewer.
When there are any units available, Lone Eagle Condos currently for sale appear below. If you have particular interest in these condos, please give me a call or send me an email, so I can be on the lookout for new listings on your behalf.
The Timbers on River Run Condos for Sale offer a unique opportunity to own prime ski in, ski out property in Keystone, all with the ultimate in luxury and convenience.
Scroll down to view all listings for The Timbers on River Run Condos for Sale.
Built in 1999 at the base of Keystone Ski Resort, The Timbers is alpine ski in, ski out, and is within easy walking distance – across a pedestrian footbridge over the Snake River — to all the shopping and dining available in the River Run Village of Keystone. Keystone also has a reliable shuttle system that connects you to the Mountain Base area and other condos and attractions nearby. (Read my Keystone community guide for details.)
Built in 1999, there are 29 Timbers on River Run condominiums, ranging in size from 1 bedroom to 6 bedrooms, with the majority of condos 2- and 3-bedrooms. Interiors feature classic mountain elegance, with rich stone and wood accents. See the listings below for the furnishings and finishes of individual Timbers condos for sale.
Keystone’s Summit Express chairlift and the River Run Gondola are both nearby to whisk you up the mountain, without hassle.
The amenities at The Timbers are world-class and include a luxurious indoor/outdoor swimming pool, plus hot tub sauna, and private ski lockers, as well as an impressive fitness center, an outdoor fire pit, and barbeque area. Parking is underground and heated. If you don’t have private laundry facilities in your condo, The Timbers has a common coin-operated laundry facility, located near the fitness center.
Owners and guests also enjoy one of the most luxuriously designed lobby areas in Summit County. Relax by the baby grand piano or play at a variety of game tables.
Association fees at The Timbers include everything but electricity: Gas, heat, internet/wi-fi, cable TV, snow removal, trash pickup, and water/sewer.
Timbers on River Run and the Keystone Short Term Rental Market
As you might imagine with the convenience and proximity to all things Keystone, plus all the plush amenities, The Timbers condos tend to do quite well in the short term rental market. Learn more about renting your Summit County condo when you aren’t in town to enjoy it yourself. And contact me for historic or projected income for any Timbers on River Run condo that you might be interested in.
Just at the base of Peak 8 are some of the most conveniently located ski in ski out condos in town. Since 1971, owners and guests at Skiwatch Condos have enjoyed the ultimate in convenience to not just world-class skiing but also premiere access to all that the Peak 8 base area has to offer, from the occasional live music during Breckenridge ski area festivals to ski and mountaineering races to all the fun of the Peak 8 Fun Park in the summertime. (Read more in my Breckenridge Community Guide.)
Skiwatch Condos for Sale feature slopeside, ski in, ski out living with underground parking.
Skiwatch is true Alpine Ski In, Alpine Ski Out as well as Nordic Ski In, Nordic Ski Out. The condos are adjacent to National Forest and on the bus route, as well.
There are 38 SkiWatch units in all, the majority of which are 2 bedrooms, ranging in size from approximately 900 to 1500 square feet. Skiwatch also features a handful of three bedroom units.
The floor plans at Skiwatch are well-designed. Many of the units have been updated with new appliances and granite countertops. See individual property listings for photos of the units currently available, as the finishes and furnishings can vary greatly.
The exterior of Skiwatch recently enjoyed a full scale and beautifully designed renovation, with new siding and heavy timber accents.
Ski Watch has an outdoor hot tub area, right on the slopes, as well as ample unassigned parking, either underground or surface.
Of course, in the wintertime, SkiWatch gives you prime exposure to everything you love Breckenridge Ski Mountain for. But the summer is just as nice. Hike and mountain bike right out the door. And the popular Peaks Trail isn’t far away. This 8.5 mile point-to-point trail takes you all the way to Frisco with breathtaking scenery all along the way. Make a day of it and follow the trail to our neighboring town, or hike just a mile or two and return to Ski Watch for a relaxing dip in the hot tub.
SkiWatch is just uphill from the BreckConnect Gondola Station on Peak 8, so it’s easy to hop on and take a scenic ride into town for shopping or dining.
As you can imagine with all of its numerous amenities and its ski in, ski out location, Skiwatch condos do very well in the short term rental market. Learn more about renting out your vacation home when you aren’t here, and send me a quick note if you have interest in purchasing a Skiwatch condo for the purpose of offering it in the short term rental market. I can get rental numbers, either historic or projected, for available properties.
True Ski in, Ski Out Condos with Heated Garage Parking, Great Amenities, and Strong Rental Numbers.
Also known as simply Riverbend Lodge, Tyra IV is (you guessed it), the fourth and newest phase of the Tyra development.
Scroll down for the latest Tyra IV Riverbend Lodge Condos for Sale.
Like Tyra Summit Condos, Tyra IV Riverbend Lodge condos are true ski in, ski out condos in Breckenridge. The Snowflake lift is located right here and will take you above Peaks 8 and 9 so you can explore the entire mountain just moments from setting foot out your door. At the end of the day, make your way home via Breckenridge’s Four O’Clock ski run.
Tyra IV at Riverbend was completed in 1999, and these 48 well-constructed units are popular in the Breckenridge real estate market as well as the short-term rental market.
Riverbend condos range in size from 428 square feet to 2014 square feet – from cozy studios to sprawling three-bedrooms.
Interiors at Tyra Riverbend Lodge are modern and intelligently designed. You’ll find granite countertops, modern appliances and in-floor radiant heat. Some units come equipped with a washer/dryer. There are also laundry facilities on site.
When you aren’t skiing, enjoy Riverbend’s fitness center, outdoor hot tub, sauna, and steam room. The complex also features a beautifully designed and well-maintained lobby, meeting rooms, private heated parking garage, spacious elevators, ski lockers and valet service.
When it’s time to partake of all that the town of Breckenridge has to offer, historic Main Street is just a few blocks down Four O’Clock Road. The area is served by Breckenridge’s free bus system, as well.
Here are the latest listings for Tyra Riverbend Lodge Condos for Sale. Reach out to me today. I’d be happy to arrange a private showing for these and any other Breckenridge properties you might be interested in. And if you have particular interest in Tyva IV Riverbend Lodge, please give me a call or send me an email, so I can be on the lookout for new listings on your behalf as soon as they come on the market.
Tyra Summit Condos offer true ski in/ski out in the heart of Breckenridge.
Tyra Summit Condos are located on the Four O’Clock ski run.
Scroll down to see today’s Tyra Summit Condos for Sale.
Allow the Snowflake Lift to whisk you to Peaks 8 and 9, where the mountain is yours to explore. At the end of the day, ski in via the Four O’Clock ski run.
Tyra Summit Condos were built in phases, so your condo will have been built in either 1980, 1983, 1990 or 1993. The 112 units at Tyra Summit range in size from 400 square foot studio condos to four-bedroom, 2200 square foot townhomes, though the majority of Tyra Summit Condos are two- and three-bedroom units.
Tyra Summit Condos are comprised of several different buildings:
Tyra Summit I is located above the second Tyra Summit complex on Four O’Clock Road (and Four O’Clock Run). Its amenities include an indoor pool, indoor hot tub, and outdoor hot tub near the ski run. The exterior of Tyra Summit I Condos recently enjoyed a remodel, as well, and now has a rich cedar exterior. Walkways are covered. Depending on your Tyra unit, parking is either underground, surface or in your own garage. Condos here range in size from two-bedroom to three bedroom + loft.
Tyra II is the Tyra Summit complex just down Four O’Clock Road, across the street from the Snowflake Chairlift and consists of several buildings, which share indoor hot tubs and a large outdoor hot tub. There is a clubhouse area, as well with a large deck featuring a gas grill and plenty of space to entertain your friends and guests. The condos in Tyra II range in size from studios to four bedroom units. The buildings in this Tyra Summit Complex include:
Tyra Lookout, the highest of the buildings in this second Tyra Summit complex. It is the first you’ll come across in Tyra II as you head for home down Four O’Clock run.
Tyra Stream, the building closest to Sawmill Creek.
Tyra Aspen is located nearest Tyra Summit’s common area.
Tyra Mountaineer was the final Tyra Summit building to be built. It is located on the south side of Four O’Clock Road, across the road from the main Tyra Summit complex. (And don’t forget about the more luxurious Tyra IV Riverbend, which you can read about here.)
In addition to Tyra Summit Condos, there are Tyra Summit Townhomes, built in 1980 and 1993, . Tyra Summit townhomes come with private one-car garages and private entryways. You’ll enjoy spacious decks and windows that stretch floor to ceiling to frame the magnificent alpine views. Each Tyra Summit Townhome features a full kitchen, washer-dryer and wireless Internet. Depending on the townhome, you may also have a jetted tub in the master bath, a gas or wood-burning fireplace and a private hot tub.
Tyra Summit is located just a few blocks from Breckenridge’s historic Main Street, so you can walk or take advantage of the town’s free bus service to enjoy all that Breckenridge has to offer. In the summertime, hiking trails aren’t far away. Hike to 4 O’Clock Reservoir along Sawmill Creek from the trailhead across the street at the Snowflake Lift. Or hike up 4 O’Clock trail from behind the Tyra Summit buildings. This will take you to the summit of Peak 8.
Here are the latest listings for Tyra Summit Condos for Sale. Reach out to me today. I’d be happy to arrange a private showing for these and any other Breckenridge properties you might be interested in.
Located directly adjacent to Breckenridge’s Snowflake ski run, Saddlewood townhomes offer true ski in, ski out convenience.
Scroll down for the latest listings of Saddlewood ski in, ski out townhomes for sale.
Soaring lodgepole pines preserve the secluded and private feel of the Saddlewood neighborhood, even alongside its premiere location. And location doesn’t get much better than this: Most Saddlewood townhomes are served by a separate ski run that comes right to your door. For the few Saddlewood units that don’t have this feature, the walk to the run is quick and easy
In the summertime, you’ll enjoy convenient access to all that Breckenridge has to offer, including premiere hiking and mountain biking just out your door. And Main Street Breckenridge is just about six blocks away (downhill). Breckenridge’s free bus system also stops nearby.
Saddlewood was constructed in 1999. Of the 36 units, the vast majority are 3 bedroom (many with a second living area downstairs) with a couple of 1-bedroom units (808 square feet), and 4-bedroom units. Saddlewood units range in size from 808 square feet to 2233 square feet.
Inside, each Saddlewood townhome feels luxurious and spacious. You’ll enjoy a gourmet kitchen with granite and stainless steel, separate living room and family rooms as well as gas fireplaces. Each Saddlewood townhome comes equipped with a washer and dryer and many have private hot tubs on wooded decks. There is a common hot tub area, as well.
Most of the Saddlewood units (except for the one-bedrooms units) also have a heated one-car garage.
When there are properties available in Saddlewood, they will appear below. If you have particular interest in this community, please give me a call or send me an email, so I can be on the lookout for new listings on your behalf.
Download Susie’s 13,500-word PDF, The Summit County Real Estate Handbook (Buyers Edition) for essential knowledge of real estate in Breckenridge and Summit County, written exclusively for buyers.
So you’ve fallen in love with Summit County, and you’re sure it’s a condo you want. The time has come to find the perfect property…. the one with the right amenities, price, dues, and location…
When we get together to talk about your dream condo, I’ll ask you lots of questions. But, here, let’s first look at what not to do when you start the search.
Here are 12 mistakes buyers (and potential buyers) make when they start looking at ski condos.
1. Not getting to know the area before they settle on a location. One of the nice things about condos is this: if you want one smack dab in the middle of all the action, you can generally find one. Map out your favorite attractions in the county and look for condos nearby. What’s your favorite ski resort, ski lift, or, just generally, your favorite part of the ski mountain or the ski town itself?
You can generally save money by purchasing a condo in outlying areas, but before you consider this, look into the ease of parking at the resort as well as the reliability of the town’s public transportation system or the resort shuttle service. (A good agent will be able to give you the low-down.)
Or maybe you don’t care about the resort at all and prefer instead to be near the Nordic Center, or some open space or Forest Service land that’s loaded with cross country skiing and mountain biking trails.
It’s a good idea to spend some time in town until you get a feel for the location you would prefer, and what kind of a premium you would be willing to pay (or not pay) for the convenience.
Find statistics on ski condo sales, and other market statistics by clicking “How’s the Market?” at the top of this page.
2. Neglecting to consider market statistics, pricing trends, and potential rental income. A good real estate professional will be able to provide you with pricing trends and statistics, so you can get a pulse on the market and where it’s headed. Depending on the property, she may provide you with average list-to-sale price ratios and, if the unit was offered as a short term rental, the gross rental numbers. You can use this data to compare other condos you may have your eye on, as well.
And don’t assume there’s no such thing as an affordable ski condo. While it’s true that you won’t find a budget condo in a premiere ski-in, ski-out location, if your budget is limited and owning a ski condo is important to you, there are affordable properties. At the time of this writing, for example, there are ski-in, ski-out studio condos available in Breckenridge from the low $200s.
You’ll have to sacrifice on space if you want convenience. But you can always start small and move up, gradually moving into larger and/or more conveniently located properties. Plus, in many condo developments, you can rent the property out on a short term basis when you aren’t there to help defray the costs. Your ski country real estate agent can give you a better idea of the possibilities.
3. Neglecting to consider future resale value. As you search for your condo, you always want to keep in mind the resale value of the property. If the condo you are considering is a studio, for example, but a one-bedroom would be easier to sell down the line in your real estate market, ask yourself whether the extra investment might be worth it.
When it comes time to sell, properties with certain attributes tend to be universally attractive to buyers: a southern exposure, for example, or great views. Even if these attributes aren’t so important to you, they could make a difference to you down the road (with your pool of potential renters or potential buyers.)
4. Not getting the amenities you want in your ski condo.
What type of amenities are most important to you? The condos in many ski area markets tend to be rich with amenities – everything from hot tubs and saunas to private movie theaters and bowling alleys. Of course, you’ll pay more in HOA dues at these types of properties (more on that in a minute.)
If a pool or hot tub is important to you, make sure to tell your agent before you go looking. And, if you plan to rent the unit on a short term basis, you’ll want to make sure that the unit does have at least a hot tub. These tend to be very attractive to renters in ski areas.
5. Being blind to undesirable attributes. The ski condo you’ve got your eye on is cozy. It’s convenient. It’s got all the amenities you love. But is there anything nearby that could affect your enjoyment of the property, your rental potential, or your future resale? Among the considerations: on the inside, close proximity to the elevator or the trash dumpster, or, perhaps, windows that get blasted by headlights from cars at night. On the outside, consider the location of power lines or busy streets. A good agent will help you take note of any of these undesirables.
Noise levels. Before you write a purchase offer on your condominium, visit the property at a variety of different times of day…early in the morning and later in the evening, for example. Particularly in resort areas, some condo complexes can get (and stay) rather loud, especially during the peak times of the year, when you are more likely to use your condo – or when you’re most likely to rent it out to others. Your real estate professional might be able to tell you which complexes tend to be noisier, as well.
It’s not just parties and loud neighbors you want to be listening for. You’ll also want to visit with an ear out for traffic and flight patterns. And, while you’re at it, look for any bright light or heavy traffic that may interfere with your peaceful enjoyment of the condo.
During your visit to the neighborhood, strike up a conversation with people you see walking about. Ask your potential new neighbors about what they like and don’t like about the condominium and the neighborhood. This is your chance to ask them about noise levels, if you have some concerns, and anything else they might wish they had known before they purchased a condo here.
6. Not asking, “Can I get connected here?”
What’s the internet service and cell coverage in the area you want to buy? When you are looking for homes in mountain towns, it’s always a good idea to check the quality of connection and the area of your coverage.
If you don’t have good cell coverage in the home you want, it doesn’t have to be a deal-breaker. You can always check to see if another provider can give you better service, for example, but it’s definitely something to check before you write an offer. Especially if you need to be connected with your office while you’re visiting your ski condo, you don’t want second rate internet service.
7. Not considering how you are going to get around. Ski towns can be difficult to drive around in, but many condos offer supreme walkability. Fortunately, these days, it’s easier than ever to determine the “Walk Score” of a potential neighborhood. Each property page on this website has a “Walk Score” tab, in fact, that gives the property a score on a scale from 1 to 100, as well as the precise distance to the nearest restaurant, coffee shop, bar, grocery store, park, shopping, entertainment venue, and more.
The best way to determine the Walk Score of a condo you’re looking at, in my opinion, is to visit the property with some good shoes on and walk the neighborhood. If you would prefer to bike (and the weather permits), hop on two wheels and see how bike-friendly the surrounding roads really are.
Because condos tend to be located in more central locations, if you aren’t much for walking and you aren’t much for biking, spend some time looking into the public transportation options you may have. Or, if you love having your own wheels, see how ample parking is in the areas around your condo. Your agent will be able to help you with this, as well.
8. Forgetting how much you might need storage space at your ski condo.
Do you need additional storage space for skis, bikes or other recreational equipment? Each condo complex is going to have different amenities available to you. Some ski condos have private lockers and ski valets with boot-warmers at the ready. Others don’t. Some condos have additional storage spaces in heated underground garages for all of your toys. Again, others don’t. Make sure to tell your real estate professional what you need.
9. Not looking at the potential changes to the surrounding area.
Before you buy a ski condo, it’s important to at least ask some questions about how the neighborhood might change in the years to come and how a future land development might affect you. If your condo has a magnificent view of the ski resort, but there’s a large tract of vacant land between you and the peaks, it’s worth looking into what might be built there.
If the land is privately owned, there’s a chance the land could be built on at any time, subject to the master plan of the neighborhood, town, or county. If the land is designated “open space,” it has been set aside by the city or the county (or, in some cases, by an HOA), typically for parks or other open areas. It’s important to note that the “open space” designation can be changed, but it’s typically going to take a process of public hearings and, many times, some form of voter involvement.
In the mountain communities, especially, there is land managed by the federal land management agencies, especially the United States Forest Service and the Bureau of Land Management (BLM.) BLM land could conceivably be traded or sold and then be available on the market for development, but there are detailed guidelines on what kinds of tracts would be susceptible to this. If you’re interested in the details, read more here: http://www.blm.gov/wo/st/en/prog/more/lands/selling_public_land.print.html
The bottom line is this: if you are purchasing property near open land, talk to your real estate professional about obtaining the master plan of the area and researching potential future changes to the neighboring land and how it might affect your surrounding views.
10. Not reading the rules of the ski condo ahead of time. When neighbors live in close proximity to one another, and share the ownership of common elements, rules become pretty important.
Before you write an offer on a condo, it’s important to take a very close look at the HOA Coventants, Conditions, and Restrictions (the CC&Rs.) The HOA may have rules governing your outdoor space – for example, what kind of furniture you can have outside, as well as the plants and containers you are allowed to have. It may have rules regarding whether you have can have pets, what kind of pets, and how many pets. It may have rules about whether you can add a satellite dish, what time you can make noise, and whether you’re allowed to rent out the unit – on a short or long term basis – as well as separate rules that your renters will need to abide by.
And this may be just the beginning. Read the rules before you fall too head over heels for a ski condo.
In addition to the HOA’s specific rules for owners and renters, it’s important for you to know about rules the town or city may have that can affect you. For example, the town of Breckenridge requires a permit for vacation rentals. There may also be additional stipulations that you work with a property manager or that you post and enforce guidelines about trash and guest parking.
11. Failing to factor in the ski condo’s HOA fees.
Each condominium will be different in terms of the fees charged, as well as the services those fees pay for. In Summit County, it’s typical to see HOA fees upwards of $400 per month. These fees might pay for snow removal, trash pickup, and cable TV – even heat and gas — as well as on-site amenities such as hot tubs, pools, and sauna. Then again, they might not. It’s important to always be sure before you write an offer.
If the association fees sound high, make sure to consider, item by item, what it would cost you to provide these services yourself. Then, put a price on the convenience of having these things taken care of on your behalf…especially if you plan to lock and leave your unit for weeks or months at a time.
Keep in mind, also, that your HOA fees, whether a townhome, a condo or a single family home, will be included in your debt-to-income ratio, which your lender will use to determine whether you qualify for a loan. And, unlike property tax and mortgage interest, HOA fees are not tax deductible.
Future fees and special assessments. Before you purchase a condo, you want to get a reasonable assurance of what HOA fees will be in the future. Individual condo owners sometimes don’t have a lot of say when HOA fees are raised.
You’ll also want to consider the likelihood of special assessments. These are fees that are shared by all owners in the complex to pay for things such as putting on a new roof or repaving the parking lot. These can be major expenses that every condo owner is responsible for, and they are in addition to the monthly fees.
Reserve funds. Make sure the condo has sufficient reserve funds for future maintenance needs. A reserve is the amount of money that goes to repairs that will be needed by all properties over time.
Find out how much is in the complex’s reserve fund and how it is funded. These days, it’s not unusual for a townhome or condo HOA to collect reserve funds or “working capital” from each homeowner at closing (say, 3 or 6 months of HOA fees), which may then be refunded to you when you sell the unit. Avoid surprises as your closing date approaches by knowing about these fees upfront.
Many condos built fewer than 10 years ago, for example, will have a reserve or repair fund equal to 10 percent of the HOA’s annual budget. If the condos are older than 10 years old, you may want higher reserves, depending on the condition of the complex.
Again, it’s super important to look at your association documents and financials before you close on your condo or townhome. Make sure there are reserves budgeted and in place for those long-term maintenance and repair issues. It’s also a good idea to find out who manages the HOA, whether professionally or through a board of the owners. Get the contact information and give them a call. See how well (and how quickly) they respond to any questions you may have.
Of course it’s not just condo associations that need reserve funds. Every property owner needs a reserve. Regardless of whether the condo association budgets this amount or you do, as a homeowner, it’s important for every property owner to have money budgeted for ongoing repair and maintenance to their individual units.
12. Neglecting to budget for other fees, common in resort markets. Some areas, particularly in resort towns, charge real estate transfer taxes, due at closing. In my county, these real estate transfer taxes are typically paid by the buyer and due at closing – and they can range from 0% to 2%, depending on the town where the property is located, and, in some cases, the developer of the condominium. Read my explanation of Summit County Real Estate Transfer Taxes.
Many people are pleasantly surprised by how low our Colorado property taxes are, especially if you are coming from another state with comparatively higher property taxes. Taxes are paid in arrears in Colorado, so, for example, 2014’s taxes will be paid in 2015. The property tax bill is prorated accordingly at closing. I’ll help you work out all the numbers on that so you understand what portion of the year you’re paying for, and what portion the seller will be paying for.
Work with a REALTOR who Knows Ski Condos
When you’re looking for a ski condo, you want someone who knows the area, as well as the intricacies of condo purchasing.
An online home search will give you general ideas on what you are looking at, but there’s truly no substitute for a knowledgeable Realtor when it comes to researching and fully understanding your options.
A real estate agent will know and will help you navigate the fine print of a condominium complex. She’ll alert you to any potential hidden costs, as well as additional funds that may be required at closing, as well.
As a real estate agent in Summit County, Colorado – convenient to six world-class ski resorts – I start by asking you lots of questions, to make sure I know exactly what you want and need in a property.
I then empower you with the market knowledge, data, and information you need. Together, we’ll use the latest technology and market analysis tools to gather up-to-the-minute pricing data and market statistics – all to help guide your decisions.
If you are considering a ski condo outside the Breckenridge or Summit County area, I’d be happy to refer you to a knowledgeable agent in your chosen locale. Contact me here.
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On the south side of the historic town of Breckenridge, and at the base of Peak 9, Village at Breckenridge condos bring you everything you love Breckenridge for and puts it right at your front door: Main Street, forested trails, the picturesque Maggie Pond, and the Breckenridge Ski Resort’s Quicksillver Super 6 chairlift.
The Village’s location makes it a very popular condo complex and the units are highly popular short-term rentals. Like Beaver Run Condos for Sale, The Village at Breckenridge is a resort with a hotel feel, complete with bell service, on site management, elevators, and a dedicated private shuttle.
The Park Avenue Pub, popular with visitors and locals alike, is located inside the Village and is a stone’s throw from the fine cuisine and nightlife of downtown Breckenridge. The Village at Breckenridge complex also features a small medical center, a childcare center (winter only), and a ski school. Parking at The Village is underground and heated.
The Village at Breckenridge is comprised of three plazas – located at 555 South Park Avenue, 645 South Park Avenue, and 655 South Park Avenue. The complex was built starting in 1979, with completion of the final Plaza in 1983. A full exterior renovation was completed in 2012, including the Village’s new signature clock tower.
Village at Breckenridge is an ideal family getaway, as well, with an arcade room and an indoor/outdoor pool. Adults enjoy six hot tubs, a sauna and steam room.
Amenities at The Village at Breckenridge condos for sale include:
Six hot tubs
Concierge and activities desk
Pets allowed (for owners)
Heated underground parking garage
On-site ski and board rental at Breck Sports
Park Avenue Pub
Breckenridge Ski & Ride School (winter)
Village Childcare Center (winter)
Breckenridge Medical Center
Getting to Village at Breckenridge condos for sale: Heading south on Main Street Breckenridge, turn left onto South Park avenue. Turn left into The Village’s round circular drive. Guest registration and parking are accessible through this main entrance.
The Village at Breckenridge Condos for Sale
Here are the Village at Breckenridge properties currently on the market. I’m always happy to answer any questions or arrange a showing for any of these condos.
These ski-in, ski-out condos are half a block from Main Street and offer exceptional amenities.