Keystone and Unincorporated Summit County Short Term Rental Regulations Update

If you haven’t been following the recent updates and meetings, unincorporated Summit County is proposing some new regulations on Short Term Vacation Rentals and has been in this process for over 6 months now. Members of SummitCove Lodging have been present at all of the meetings and speaking up for our team and in the interest of our homeowners.  Some of the proposed short-term rental regulations include occupancy limits, point of contact requirements, fees, permits and licensing.


SummitCove Property Management represented our homeowners and employees at the continuation of the Board of County Commissioners Meeting in regards to the proposed rental regulations in unincorporated Summit County on November 13th, 2018 at the county courthouse in Breckenridge. During this meeting, the update from the Summit County Staff Member, Kate Berg said they went back to research some specific items the board had requested from the previous October 23rd meeting.  They had researched occupancy and could not find any exemptions for children.


From the viewpoint we have in the audience it seems very clear that the BOCC is planning on proceeding with implementation of these regulations in the near future. Our hopes are to help shape them enough to avoid having a major negative impact on the rentals in Keystone.  During the last meeting we provided alternative language for occupancy, an alternative timeline for the roll out and other very useful changes that will help make this a better set of regulations for everyone. We believe that our effort to completely prevent these regulations in Keystone will fail, but that we will at least be able to reduce the hassle and expense of the application and permitting process for our homeowners in Keystone. We also hope to reduce any negative impacts to rental revenues that will incur if the occupancy requirements pass as proposed.


New Information from this meeting:

– This Proposal was tabled until the December 18th, 2018 meeting at a time and location TBD.

– Delayed until after the 2018/2019 Ski Season. Nothing will be required this ski season, that was clear by the proposed timeline.

– Fee schedule proposed is $150 per year or $350 per year if a Conditional Use Permit (CUP) is required.

– Cost the county estimated: $300,000.00:
– $80,000.00 to a software vendor in Utah
– $220,000.00 a year in payroll and employee expenses for 2.25 employees


The sticking points of the current proposal from our point of view: 


The current proposed occupancy is more restrictive than what is in practice today in many resort condos.  Many Studios, 1 bed/  2 bath, 2 bed /3 bath properties, all properties over 6,000 sq feet and any that sleep more than 20 or properties with bunk rooms will likely exceed the current occupancy proposal requirements and will require a ‘CUP’ (Conditional Occupancy Permit) with no guarantee of permit approval. 



The original proposed timeline was to begin application process on January 15th and set the Filing Date of March 31st, with a proposed renewal date of September 1st.  This timeline was completely arbitrary and the county manager effectively told the commissioners that they can and should change this because it was just a bad plan. Obviously a permitting program for short term rentals should not start during the busiest 75 day period of the year we have. It appears this was just an oversight of the county and they seem to be open to changing the timeline to use mud seasons to our advantage, as well as buy some additional time to get all of the details worked out. 


Property Transitions

Currently the proposed regulations would not allow someone who is attempting to purchase a property to advertise their property for 30 days.  This is something that would hurt both real estate transactions and rental owners during the busy season when a large number of these properties turn over. 

During the BOCC meeting the county staff was not clear as to how a land use permit would act, it appeared the initial position is the land use permit would be for the homeowner specifically.  When a property sold or transferred ownership, a new land use permit would be required.  However, for timeshares, the county staff recommended that the land use permit could go with the property, and the property would allow different owners and fractional owners to use the permit.  If you have 52 weekly owners you would need 52 permits, or maybe just 1.  The issues that came to light during the last meeting regarding the unknown impacts of this regulation were in the spotlight.  The county staff did not have clear answers and the fractional ownership managers were clearly frustrated on how little time and attention went into the regulations without consulting the professionals who have been working on this for a while.



If you had a permit and then sold your property in the middle of the permitted time period for vacation rentals, why wouldn’t your permit travel to a new owner for the remainder of the permitted time period?  Would the county offer refunds to homeowners for the unused portion of the permitted timeline or prorate the costs??



The language that is used is complex and it appears that the permitting process will require a significant number of properties to attempt to obtain a ‘Conditional Use Permit (CUP) Administrative 2’ which will cause both an increased expense and workload for the homeowners, HOA Managers, and the county staff. The sheer volume of the number of CUP’s required for the county to process was far past the estimates the county was thinking would be required.


SummitCove Property Management will continue to work for our homeowners to represent the views we believe to be both good neighbors in our community as well as protect the rights of our homeowners.  For more information feel free to read up on this matter on the Summit County Blog.  We will continue to update you as we attend future meetings and hear of more information. 

SummitCove Property Management Joins VR Edge

During the course of business opening back in 2001, we have met some great property managers from across the country.  We have built long-lasting relationships with several of these property management companies and a small group of us have started meeting a number of times a year to discuss hot topics and business issues we all face.  During one of the early meetings we kicked around the idea of helping one of the members help kick off a new vacation rental manager association called VREdge. The purpose and mission of VREdge is to help housekeeping, maintenance, and laundry professionals as well as the managers, in the vacation rental businesses who share a common interest of bettering their business and services.  With that, VREdge was created. We seeded together some annual dues to get up and running and currently SummitCove Property Management holds 2 board seats, Peter Reeburgh and Tyson Horner actively participate with VREdge.

VR Edge Vacation Rental Property Manager Association


VREdge has a monthly newsletter and is preparing for its first seminar. The seminar is designed for folks who want to learn more about property care and all of the moving parts or what we call the ‘dirty work’ of property management. Taking reservations and bookings is the easier part; keeping a property very clean and in good renting condition is more challenging.


The founding member of VREdge, Steve Craig formerly of Pro Resorts and president of VRHP or Vacation Rental Housekeeping Professionals, has helped design the framework for this new association with the mission of delivering real information for our members to use.  Recommendations are shared on cleaning chemicals, products, processes and tools that we are not being paid to endorse but rather, those that actually work for our members. Our jobs are challenging and we wanted to create a place where people can learn from each other and share what works and what doesn’t work for them in their business.


Housekeeping, Laundry, and Maintenance departments across the country are some of the hardest working and least trained team members in the vacation rental market place, and they handle the most valuable and expensive items on a daily basis.  The purpose of this new association that we are proud to be members of is to help offer some safety, productivity, management, and general training to our members in an affordable and easy to access manner.


For our guests and owners we hope you understand how important keeping highly trained and highly skilled team members working on your second home or next vacation rental property is.  All of our housekeepers are employed in-house by SummitCove so we don’t rely on contractors. We require a full training program and testing of team members before they earn a spot on our housekeeping team and are allowed enter your home.  We treat our team members fairly so they take great care in caring for your home. If you are interested in learning more about our property management programs including our property care program, please let us know.


SummitCove Vacation Lodging Recognized in OUTSIDE’S Best Places to Work 2018

Keystone, CO (November 1, 2018) –SummitCove Vacation Lodging has been selected as one of OUTSIDE’s Best Places to Work 2018. Winning companies provide great workplaces for employees and encourage a balance between work and enjoying life in the great outdoors, while also respecting the environment.


SummitCove’s Marketing Manager, Alyssa Hubbard, states “SummitCove Lodging was so proud to hear that we earned a spot on OUTSIDE Magazine’s ‘Top 50 Best Places to Work 2018’ list.  This is our third year in a row receiving this honor and we are beyond thrilled that our employees feel that SummitCove is such a great place to work.  We strive to find that perfect balance between work and living our best lives in our wonderful Colorado mountain community.  As a company we provide some unique benefits to employees including (but not limited to) a season ski pass reimbursement program, PTO, health insurance options, flexible scheduling, stand-up desks and more. Recently we won a Health Links Colorado grant that allowed us to purchase 2 staff cruiser bicycles that employees can opt into using instead of a car or just take a spin on their lunch breaks during the summer months.  We also have an employee peer-recognition program and wellness program in place. We are really looking forward to another great season here at Keystone Ski Resort and are currently hiring new employees for the upcoming winter.”

SummitCove Property Management Lodging Team at a Training in October 2018
The SummitCove Vacation Lodging Team poses at a recent All-Staff training in October of 2018


“Companies from across the country entered a rigorous two-part survey process to make the winning list,” said Abigail Wise, online managing editor, OUTSIDE.  “Employees took part in a survey to measure personal experience, while The Best Companies Group evaluated each company’s workplace policies, practices, philosophy, systems and demographics.”


The winning companies are those that value productivity in combination with an active, eco-conscious lifestyle, for a fulfilling experience inside and outside the office. This is OUTSIDE’s eleventh year providing the Best Places to Work.

Outside Magazine Best Place to Work 2018

Best Places to Work 2018 Winners:

1Southwest Michigan FirstKalamazoo, MINon-Profit – Other
2Peak DesignSan Francisco, CAProduct Design
3WhippleWood CPAsLittleton, COAccounting
4Adaptive Sports CenterCrested Butte, CONon-Profit – Other
5ErgodyneSaint Paul, MNSafety Products
6BSW Wealth PartnersBoulder, COFinancial Services – Other
7Global Citizen YearOakland, CAEducation
8GroundFloor MediaDenver, COAdvertising/PR/Marketing
9ChoozleDenver, COTechnology
10Power Digital MarketingSan Diego, CAAdvertising/PR/Marketing
11Avid4 AdventureBoulder, COEducation
12J&A RacingVirginia Beach, VAServices – Other
13Hailey SaultDuluth, MNAdvertising/PR/Marketing
14Spawn Ideas, IncAnchorage, AKAdvertising/PR/Marketing
15ATJ (Asia Transpacific Journeys)Boulder, COHospitality/Travel/Tourism
16TDA_BoulderBoulder, COAdvertising/PR/Marketing
17SmartEtailingBoulder, COTechnology
18Mathys+PotestioPortland, ORStaffing
19The Garrett CompaniesGreenwood, INReal Estate
20Backbone MediaCarbondale, COAdvertising/PR/Marketing
21Development Counsellors International (DCI)New York, NYAdvertising/PR/Marketing
22Montana Wilderness AssociationHelena, MTNon-Profit – Other
23Foundant TechnologiesBozeman, MTTechnology
24SportRxSan Diego, CAEcommerce Prescription Eye Wear
25SalsifyBoston, MATechnology
26N2 PublishingWilmington, NCPublishing/Printing
27PAIRINDenver, COTechnology
28Sterling-Rice GroupBoulder, COAdvertising/PR/Marketing
29GeoExSan Francisco, CAHospitality/Travel/Tourism
31EverCheckJacksonville Beach, FLTechnology
32JRF OrthoCentennial, CONon-Profit – Other
33Young & LaramoreIndianapolis, INAdvertising/PR/Marketing
34TURNERDenver, COAdvertising/PR/Marketing
35Powder7Golden, CORetail
36CampMinderBoulder, COTechnology
37KoruCarbondale, COConstruction
38Geocaching HQSeattle, WATechnology
39Small GiantsScottsdale. AZAdvertising/PR/Marketing
40Beach Cities Health DistrictRedondo Beach, CAHealthcare – Provider
41BluetentCarbondale, COAdvertising/PR/Marketing
42Ascent360, Inc.Golden, COTechnology
43Camp + KingSan Francisco, CAAdvertising/PR/Marketing
44GoSpotCheckDenver, COTechnology
45HabermanMinneapolis, MNAdvertising/PR/Marketing
46Rustic PathwaysWilloughby Hills, OHExperiential Travel, Education and Philanthropy
47Mondo RobotBoulder, COAdvertising/PR/Marketing
48Infinite EnergyGainesville, FLEnergy
49BrainStorm, Inc.American Fork, UTTechnology
50SummitCove Vacation LodgingKeystone, COHospitality/Travel/Tourism

Honorable mentions:

Allagash Brewing CompanyFirst DescentsShine United
AptoForum Phi Architecture | Interiors | PlanningSlideBelts
Arapahoe Basin Ski AreaFuse, LLCStio
Baltimore Chesapeake Bay Outward Bound SchoolGrandesign Media ServicesStoneAge Tools
BG Buildingworks, Inc.Greater Yellowstone CoalitionTaptica
BroadreachHanson DodgeTeamSnap
Buzz Franchise BrandsIDX BrokerTendril
C1S Group, Inc.Namasté SolarThe Frontier Project
CamelBaknemo designThe Honest Kitchen
Carmichael LynchNew Belgium BrewingTrainingPeaks
CE BrokerNuun HydrationUproar PR
Charles Cunniffe ArchitectsOutward Bound CaliforniaVoyageur Outward Bound School
Colorado Outward Bound SchoolPolar Field ServicesWorkshop Digital
Creative AlignmentsProtectwise, Inc.Zen Planner
Digital OperativeRA Nelson
Eagle CreekRealeflow
Evoke at EntradaRoom 214
Finished Basement CompanyShambhala Publications


The complete list of OUTSIDE’s Best Places to Work 2018 is available at For a list of past winners and for more information on the selection process, visit


For more information on OUTSIDE’s Best Places to Work 2018 or to schedule an interview with an editor, please contact Kailey McGarvey at or 646.695.7046.


OUTSIDE is America’s leading active lifestyle brand. Since 1977, OUTSIDE has covered travel, sports, adventure, health, and fitness, as well as the personalities, the environment, and the style and culture of the world outside. The OUTSIDE family includes OUTSIDE magazine, the only magazine to win three consecutive National Magazine Awards for General Excellence, The Outside Buyer’s Guides, Outside Online, the Outside Podcast, Outside Television, Outside Events, Outside+ App (also available on Google Play), Outside Books, and Outside GO, a revolutionary, 21st-century adventure-travel company. Connect withOutside Online and Facebook, Twitter, Instagram and Pinterest.



Best Companies Group works with national and local partners around the country and internationally to establish and manage “Best Places to Work,” “Best Companies,” and “Best Employers” programs on a national, statewide, regional and industry basis. Through its thorough workplace assessment, utilizing employer questionnaires and employee-satisfaction surveys, BCG identifies and recognizes companies who have been successful in creating and maintaining workplace excellence.

We’re Growing! SummitCove Lodging Expands Offices at the Gateway Lodge in Keystone Resort

SummitCove Property Management in Keystone has recently expanded our offices!  We are located in an ideal spot for our guests and owners in the Gateway Mountain Lodge building in Keystone Resort.  Our Front Desk check in office and guest services office has always been in this location, however the opportunity arose to acquire the two spaces east of our check in office.


For the 2018 / 2019 ski season and beyond we have relocated our housekeeping, maintenance, purchasing and accounting offices into our new, expanded Gateway office space. Previously, our team was split up into multiple offices in Keystone. One of our three year goals, that our management team set in the Spring of 2018 was to try to get everyone under one roof. This will allow us to provide better services to our homeowners and our rental guests, as well as our own team.  


We have plans for a remodel to happen in the spring so we can open up all three offices into one flowing functional work space.  We have already moved in and have upgraded several of our offices to include a functioning sit and stand work spaces with electronic lifts that raise and lower heights, allowing team members to stand as desired during the work day.  This allows us to continue to focus on our team members long term health and wellness.


What does this move mean for our home owners?  For our owners in the Keystone you should expect to see faster responses regarding housekeeping and maintenance and accounting.  Now that we are all in the same office, we are able to more quickly interact and resolve any potential questions. We are able to brainstorm together more easily and offer better solutions on a daily basis.  Communication is now as easy as popping over to a colleagues desk instead of having to pick up the phone or head to another office.


What does this mean for our company as a whole?  We are able to reduce our overhead expenses on redundant utilities, as we no longer need to provide electric, water, and taxes in multiple offices.  We are able to reduce our Comcast bill which hosts our phone and internet services. We also have accomplished some of our long term goals focused on providing better service to our owners our guests and our teams.


For our team members, we are able to reduce the time spent communicating between offices.  We are also planning on a new break area to kick back, enjoy a meal, and recharge for helping our guests and owners.  The remodel will include improvements like a designated meeting and conference areas, as well as a guest luggage storage area and a larger front desk space.  


If you own a vacation rental property or second home in the Gateway Lodge, SummitCove Property Management is the ideal management choice! It’s so convenient for yourself and guests to check-in at the same building they are staying at.  Having an issue?  We are just steps away and open 24 hours a day, 7 days a week and 365 days a year.  Currently we manage over 10+ properties in the Gateway Lodge and are accepting applications for new homeowners at Gateway and throughout Keystone Resort.  If you are interested in learning more about SummitCove Property Management, please contact us to setup a phone call or in-person appointment.  We are happy to provide you with a free rental revenue project and information about our services.  We now offer Second-Home Non-Rental Management, Rental By Owner and Hot Tub Services as well.


We are beyond excited for this new office expansion here in the Gateway Lodge.  We hope this will make our team stronger than ever and only continue to improve the services we offer to our guests and homeowners in the Keystone Resort area.  We hope you will stop by soon to check out our new space!

Exciting New Condo Development is Underway at Keystone Ski Resort – The New Seasons

After a long hiatus of new condo development at Keystone Resort, a new complex is finally being built, The New Seasons! This is great news for the Keystone Ski Resort community and those looking to purchase a home, second home or vacation rental property at one of Colorado’s most loved ski resorts!  It is also great news for guests who enjoy coming to Keystone, as there will be a brand new property to stay at and enjoy for future vacations at the resort.

The New Seasons at Keystone Resort Colorado

The much-anticipated new development is already underway and the first phase is scheduled to be complete sometime next year, in mid to late 2019.  This new complex, located on the outskirts of Lakeside Village will consist of four buildings made up of a mix of one, two and three bedroom luxury condos in varying floor plans. There will be a total of 32 new condos, which are already available for advance purchase. The New Seasons Condos in Keystone are expected to sell quickly with the state of the current real estate market.  Prices start at $419,00 with options to customize finishes in addition to standard features like stainless steel appliances, Granite or Marble countertops and full-size stacked washers and dryers.  This complex is located on the free Keystone Resort shuttle route and is less than a mile from the ski lifts at the Mountain House Base Area.

Keystone Resort's Newest Development, The New Seasons
The New Seasons at Keystone Resort


SummitCove Lodging is one of the premier property managers for this upcoming development and can offer rental projections and statistics for those who are researching a potential purchase at The New Seasons.  SummitCove Property Management offers one of the most competitive management rates at Keystone Resort and some great perks for their homeowners.


SummitCove currently manages a handful of properties at the current Seasons Townhomes in Lakeside Village.  If you are looking to do a ‘test-drive’ at the Seasons, why not stay at one of our current Seasons properties and see what you think?  We are sure you will love the proximity to the Snake River and Keystone bike path, its setting amongst the tall pine trees, the easy access to the ski slopes and that you’re able to walk to the shops, restaurants, and activities at Lakeside Village.  The Seasons also has an outdoor hot tub, steam room and common area grill for guests.


We are so thrilled to be a part of this new development at Keystone Resort.  If you have any questions or are interested in buying a vacation rental at The New Seasons, please get in touch with one of SummitCove Lodging’s Homeowner Services Representatives by calling (970) 368-5888.  We can provide you with realtor contact information and vacation rental revenue projections for the New Seasons Properties.  Don’t hesitate because these new properties won’t be available for long!

Renting or Not, Let Us Take Care of Your Hot Tub in Keystone

Even if your home in Keystone isn’t a vacation rental, SummitCove Property Management can take care of your hot tub. We have a new hot tub program available to all Keystone homeowners, renting or not.


Hot Tub Service Plans with SummitCove Property Management at Keystone Resort Colorado

All of our hot tub techs are CPO Certified, meaning they are certified pool operators. They go through re-training annually to refresh their practices and so we can continue to offer the newest and best services to our customers.  SummitCove offers a number of different hot tub service packages to suit your  needs.  You do not have to have a vacation rental property in order to sign up for our hot tub services, you just have to own a home or condo in the Keystone Resort area.  The service plan for non-rental properties offers once a week service that includes chemical balancing, adding and refreshing water, snow removal, cleaning and vacuuming of the tub as well as cleaning the filters as needed. If a drain and fill is deemed necessary, there will be an additional charge.


For our short-term vacation rental properties, homeowners may choose from a basic service package or the premium service package. Both plans offer regular service that is based around reservations, with services every 4 days during a reservation, service after every checkout or at least once a week if the property is vacant.  The plans include balancing chemical levels, adding and refreshing water, snow removal, cleaning and vacuuming of the tub as well as cleaning the filters as needed. The basic plan includes 6 services a month, with a charge for any additional services needed after the initial 6.  The premium program follows the same schedule, but includes drain and fills at no extra cost.


We focus on providing superior service at Keystone Resort.  We go above and beyond, including shoveling the whole patio area, not just the path to the tub.  We will rake away leaves and clean up trash or recycling. The hot tub cover will get cleaned and scrubbed regularly.  Our CPOs will keep the filters cleaned and rinsed and vacuum debris when needed.  Water levels are constantly monitored as well as water quality.  Detailed service logs are kept of our work to keep you informed and aware of the servicing. Our team also works 7 days a week and on every holiday, so you will never have to worry about us not being available or paying more on weekends or holidays.  You’ll know what to expect from us and won’t have to worry about being overcharged.


If you’d like to give us a try, call us today and we can set up your first hot tub service appointment and see how we do! We are confident that you will be pleased with SummitCove and want to continue working with us.  Call SummitCove Property Managment today at (970) 368-7023 to get started on our hot tub service program or just to ask us a a few ‘bubbling’ questions!


Make the Switch to SummitCove Property Management Today

You have been putting it off for awhile now. You aren’t really happy with your current property manager, but it’s just another thing on your to-do list. You will probably be surprised how easy it is to make the switch to SummitCove Property Management in Keystone! Typically, we can have your property up and running in our system and taking reservations within just a few short days. Once we have a signed contract, the marketing can start. We will take temporary photos of your property and start taking future reservations! Spring is a great time to make the switch, so you can be up and running for the summer season.


In the meantime, we will have our in-house housekeepers go in and perform a full deep clean of your property, bringing it up to our standard property appearance standards and getting it guest ready.  We will complete an inventory check of supplies and replace anything that might be missing, such as a spatula or fan. Our maintenance team then goes in a performs a complimentary quality assurance check, making sure everything is in working order inside the property. They check everything with an on / off switch, as well as things like tightening cabinets and hinges and ensuring that the bathroom fans are running smoothly and quietly.


After the property has been cleaned, we send in our professional, in-house photographer to take photos and create a video tour of the property.  Our guests can pick the property they want to stay at for their stay in Keystone, so we know that having high-quality photos, as well as a video tour will put your property in the best light possible. We write detailed descriptions of your home, explaining in depth what each room offers, including sleeping arrangements and amenities. Your property will be marketed across a host of outlets including Hotels. com, Air B n B, Homeaway, VRBO and more. We also have a very high return guest rate, so the chances are that once you earn a guest, they will be coming back to stay at your property again! We encourage guests to leave reviews, which are visible on our website. Our guests enjoy a local check-in office and exclusive guest discounts on things like their rental cars, airport transportation, ski rentals, dining and more. Our owners enjoy all these perks too, along with 7-day-a-week access to our  owner services support team. 


Once you sign up, all you have to do is to sit back and relax, knowing that you property is being well-cared for as revenue starts to roll in. You can check your owner’s portal for real-time reservations to see when the calendar is open for your last-minute weekend getaway or next year’s family ski trip. There is no limit on when or how much you can use your property. Work with our maintenance team to help you with that kitchen remodeling or tile job you’ve been dreaming up. It’s all possible and closer than you think!  Just give us a call today or fill out our quick contact form to see how easy change can be.  Call SummitCove at (970) 368-7023.



Hot Tub Services Now Available for Rental & Non-Rental Properties in Keystone with SummitCove

If you own a private home or townhome in the Keystone Resort area, chances are that you may have a private hot tub at your property.  Whether the property is your main residence, a second home or a vacation rental property, SummitCove Property Management is happy to now offer monthly hot tub service maintenance plans for all properties in the Keystone Resort area.




All of our maintenance technicians are CPO certified (certified pool operators) and are re-trained annually to refresh their practice and get up to date on the newest trends and procedures. One thing you’ll notice that really sets our services is apart is that we take extra care of the area surrounding your hot tub, not just the water. Many companies tend to focus on the hot tub and forget about the rest. We pride ourselves on being customer-service oriented and want to make sure our guests have the best experience. This means we will shovel snow and make a nice path for guest use, rake away leaves and make sure there is no trash or debris surrounding your hot tub, leaving the area clean and accessible for you or your guests. Your hot tub cover will be meticulously scrubbed, the filter will be rinsed thoroughly and any debris will be vacuumed out of the tub. The water levels will always be kept at the appropriate height and the water quality will be ideal for every guest. If we find that it is not suitable, we will drain and fill your tub as soon as possible, especially if you have another guest arriving. We also keep a detailed service log of every visit, giving you peace of mind and keeping you up to date on the servicing. Our team works 7 days a week and on every holiday, so there will be no gaps in your service or paying more for holiday or after hours time.  You’ll know what to expect each month and will enjoy our direct communication style.




We offer both vacation rental or non-vacation rental property plans, with varying levels of servicing. If you own a non-rental property, the plan offers once a week service that includes balancing chemical levels, adding water, snow removal, cleaning, vacuuming and rinsing the filters as needed.  If a drain and fill is required, there is an additional charge.  For short-term vacation rental properties, we have a basic or premium package to choose from. Both plans include service after every check-out or every 4 days during longer reservations and a minimum of once a week if the property has been vacant.  These plans also include balancing the chemical levels, adding water, snow removal, cleaning, vacuuming and rinsing the filters as needed.  The basic plan offers a maximum of 6 services a month, with a charge for each additional service after the initial 6. Drain and fills are also billed as necessary per occurrence.  The premium option follows the same program, but also includes any drain and fills in the monthly service fee without additional charges.


SummitCove Vacation Lodging and Property Management in Keystone is now accepting new properties for hot tub service maintenance plans as well as our short-term vacation rental program.  View our current hot tub service plans at Keystone Resort here.  Want to sign up? Call us at (970)368-7023 to speak with one of our homeowner services representatives!


What You Gain As a Homeowner When You Hire a Vacation Rental Management Company

In today’s “sharing economy”, the barriers to buying a vacation rental and self-managing are much easier than ever before.  The biggest headaches that used to be barriers such as advertising, payments and lockouts are now easily solved by keyless locks and third-party booking websites.


However, it all takes time to manage date inquiries and the booking calendar, lock codes, and to make sure that your advertising as is effective as possible.  A recent study stated that it take vacation property owners an estimated 400 hours per year to manage their vacation rental to its maximum potential including maintenance, inquiries and being available 24/7.  There are also other things that these kinds of websites and technology still won’t be able to assist you with.


What happens when your upstairs neighbor’s dishwasher leaks into your condo while a guest is staying? What do you do when the smoke alarm on the vaulted ceiling is chirping at 2am? What happens when the main boiler of the building goes down and your guest has no hot water?


You could hire expensive plumbers and other people locally, but will they answer the phone in the middle of the night?  If they do, what kind of charges will you incur? Where do you draw the line?


A professional LOCAL property manager can put all these questions behind you and allow you to rest easily without midnight calls or refund demands from guests.  A local property manager such as SummitCove Property Management is equipped to handle emergencies at all hours of the night year-round and without surprise pricing either.  It’s not just maintenance issues that a professional management company can help you with!

Immediate Response

SummitCove Lodging has the ability to respond immediately to maintenance calls 24/7, but we also respond to guest booking inquiries typically within minutes. When guests are searching online and they aren’t getting immediate responses, you chances of capturing that booking go down dramatically. After 3 minutes pass without the guest receiving a response, the chances of you getting that booking are down to 60%. After 5 minutes of not reaching you, it’s less than a 30% chance. With the new sharing economy, impatient customers demand responses extremely fast and if they don’t hear back in a timely manner, they will keep searching and move on to the next property, to someone who does respond.  The result when you work with SummitCove Property Management?  Higher revenues! We understand that time costs serious money if you aren’t paying attention and we have a team of vacation planners who respond to guests for you!  We also have 24/7 guest services and a local Front Desk for your guests. We have found that exceptional service brings guests back year after year, and often to the same property!


Save Your Time for Fun

A typical homeowner spends 400 hours per year managing their vacation rental.  Maintenance, upgrades, inquiries… all adds up.  What else can you do with 400 hours per year?  Is YOUR time worth money?  SummitCove has a maintenance staff with over 50 years of combined experience that can help with purchasing new furniture, remodels, basic maintenance and all those things “you meant to do on your trip, but ran out of time”.  When you are busy getting your kids out the door to school, how do you get to that inquiry within 5 minutes so you don’t lose your chance to gain a booking for your property?  We can help.


Trusted, Trained and Certified

Why trust your vacation property that cost you hundreds of thousands of dollars to somebody unknown?  SummitCove Lodging runs a background check on every employee before they are hired.  Our maintenance technicians are sent to classes so they are certified to treat your hot tub or pool.  Our housekeepers are highly trained and internally certified before they are allowed to clean your property.  Our Housemen are IICRC certified so they are not guessing when they try to remove a stain and will not ruin your carpet.  Making sure you have the best, most trusted people in your property is a no-brainer.


If you are thinking of self-managing, think again about the hidden costs and consider how much your time is worth as well.  SummitCove Lodging in Keystone Colorado is the largest independant company in the area.  We are local and always have been.  Think again before you hire a national brand that claims to be local to manage your property.  Just because they are national does not mean they know exactly where the water shutoff is for your vacation rental! Call us now or signup online for a free consultation with us regarding your vacation rental home at Keystone Resort.


Help! Keystone’s Mountain House or River Run Village?

If you have never been to Keystone Resort, you may be wondering what the differences are between the two villages at Keystone Resort, Mountain House or River Run. Personally, we think they are both great! Use this guide to help you sort through the options and help you decide what you are looking for in your ski vacation.  Do you want peace and quiet or do you enjoy being in the heart of everything?  Is convenience the most important thing or do you need to stick within a budget? How far are you willing to walk to the lifts? These are all questions you need to think about as you do a search for the perfect vacation rental!


River Run Village
River Run is known as the ‘main’ village at Keystone Resort.  When you picture the perfect little ski town village, River Run is just that.  It is fairly small in area, adjacent to the Snake River and the Ski Slopes of course.  The main village area is for pedestrians only and is great for walking around and window shopping. There are plenty of different shops here, whether you want to find a fun souvenir for your loved ones at home, purchase a new outfit or just pickup a forgotten ski essential that you left at home such as your hat or goggles.  There is also a small market in the village where you can pickup the essentials, although we typically recommend buying most of your groceries on the way into Keystone to save money and find a better selection. Some of the best restaurants in Keystone are located here in River Run including the New Moon Cafe, Kickapoo Tavern, Zuma Roadhouse and the Inxpot Coffee Shop.


As far as skier services go, you’ll have the option to take the River Run Gondola or the Summit Express Chair Lift which both take you to the very top of Dercum Mountain, the first of three peaks at Keystone Resort. The ticket office is located right across from the gondola, along with a ski storage area and lockers.  This is also one of the main locations of the Keystone Ski and Ride School, taking the gondola up to a learning area.

Views of the pool and slopes at The Springs Keystone in River Run


The River Run condos include almost 15 different complexes including The Springs, Red Hawk, Jack Pine, Buffalo, Expedition and Silver Mill just to name a few.  Lone Eagle and the Timbers are also part of this group, but they are located on the ski slope itself, and the only true ski in/out properties in Keystone.  These properties are some of the newer complexes in Keystone but most of them tend to be on the smaller size as far as square footage goes and most range from 1 – 3 bedrooms, with a few 4 bedrooms in the mix.  Common amenities of these vacation rental properties include balconies, gas fireplaces, heated parking garages, pool and hot tub access, fitness centers and more.  These properties are literally in the heart of it all with the slopes, gondola, shops, rentals, restaurants, and more just outside your door. There is also the Dercum Square Ice Rink and Keystone Kidtopia headquarters to entertain the kiddos on a day off the slopes or free afternoon.


Mountain House Village
The Mountain House Village expands further out from its base area and although a good majority of the properties here will be within walking distance to the slopes, some aren’t or some will just be a longer walk than you may enjoy.

Views of Mountain House from a balcony at the Gateway Lodge


Although you don’t have gondola access at Mountain House, you will have access to the Peru Chair Lift which goes about halfway up the mountain and from there you can hop on the Montezuma chair to get to the top or ski to the bottom of River Run.  There are the same skier services with a season pass and ticket office, ski school and learning area at the base with both the Discovery and Poma lifts. There are fewer restaurants, but you can still find the Mountain House cafeteria, Last Lift Bar and the new Three Peaks restaurant. There isn’t much nightlife here, but River Run is a quick bus ride or about a 10 minute walk if you do want to go somewhere. Mountain House is certainly a ‘quieter’ scene if that’s what you are looking for. There are some restaurants in this area away from the base, off of Highway 6 including our favorite pizza establishment, Pizza 101, the Snake River Saloon, Subway and Dos Locos. The Snake Saloon has great nightlife with bands playing live music every weekend during ski season and much of the summer months too.


Since Mountain House was the ‘original’ base area of Keystone Resort, these were obviously the first properties built in Keystone, meaning they are a bit older, but that doesn’t mean not as nice! Many of these properties feature great views of the ski slopes and more space inside of the condos.  The rates also tend to be a bit lower versus River Run.  Some of the buildings such as Chateaux DuMont and Slopeside Condos are literally just steps from the ski slopes. Most Chateaux DuMont condos have private hot tubs as well!  Other great options include Hidden River Lodge, Tenderfoot, Frostfire, Snake River Townhomes and the Gateway Lodge. All of these properties have hot tubs, but just a few include pool access.


If you still can’t decide which area is best for your upcoming Keystone Ski Trip, give one of our vacation planners a call.  We can help you sort through the options and find that perfect place in Keystone.