Thinking about writing an offer on a Silverthorne condo or townhome and want to be sure the numbers pencil? In a mountain market like Summit County, small details can swing cash flow from positive to negative fast. You deserve a clear, local, data-driven review that shows how a specific property is likely to perform across ski season highs and shoulder-season lows. This guide explains exactly what you get when you request a Silverthorne investment property ROI review and how it helps you move forward with confidence. Let’s dive in.
What a Silverthorne ROI review delivers
You receive a layered financial and operational snapshot tailored to Silverthorne. It is built to help you validate your offer, compare scenarios, and understand risk.
Executive summary at a glance
- Base case snapshot with projected Net Operating Income, cap rate, cash-on-cash return, and break-even occupancy.
- Debt Service Coverage Ratio and a simple multi-year IRR view for a typical hold period.
- Key risks and opportunities specific to the property and location.
Detailed inputs you can trust
- Property summary: address, unit type, square footage, beds and baths, parking, and HOA details.
- Assumptions sheet: purchase price, closing costs, financing terms, management and cleaning fees, capex reserve, and tax rate assumptions.
- Source checklist: MLS listing, HOA documents, tax record, and any rent rolls or short-term rental booking history you provide.
Revenue analysis built for Silverthorne
Revenue modeling in Silverthorne must reflect strong winter demand, a vibrant summer season, and slower shoulder months. Your review includes comps and a month-by-month revenue curve.
Local comps and seasonality
- Short-term and long-term comps filtered by bedroom count, property type, and proximity to demand drivers like Keystone, Breckenridge, Copper Mountain, Arapahoe Basin, Dillon Reservoir, I-70, the Silverthorne Outlets, and the Blue River Trail.
- Month-by-month occupancy and pricing assumptions that align with typical peaks in December through March and June through August.
- Weekend and holiday spikes versus slower weekday patterns accounted for in the mix.
Pricing strategy and fee adjustments
- ADR strategy by month, with realistic length-of-stay and platform mix assumptions.
- Adjustments for booking platform fees, cleaning and linen costs, and transient lodging taxes where applicable.
- A revenue waterfall that shows gross income down to net rental revenue after fees and pass-throughs.
STR vs. long-term use tradeoffs
- Short-term rental upside during peak periods and flexibility for holiday pricing.
- Short-term rental cost and volatility considerations, including higher turnover and management expenses.
- Long-term lease stability and lower operating costs, often with higher year-round occupancy.
- A mixed-use scenario where permitted, such as peak-season short-term rentals combined with longer leases in slower months.
Expense schedule that reflects mountain costs
The expense model is itemized monthly and annualized so you can see both steady costs and peak-season variations.
- HOA dues and special assessments, with notes on what the HOA covers like snow removal, master insurance, and reserves.
- Utilities including electricity, gas or heating, water and sewer, and trash, with emphasis on winter heating and potential freeze mitigation.
- Property taxes and assessments, anchored to county records for the specific parcel.
- Insurance considerations for homeowners or condo policies and landlord or STR coverage, with attention to wildfire or flood exposure.
- Repairs and maintenance reserves for common mountain wear items such as roofing, HVAC, appliances, and exterior decks.
- Snow removal and winter maintenance, including de-icing and access management.
- Management and operations, including property management fees, per-turn cleaning, guest supplies, marketing, and utilities during vacancy.
- Compliance costs like permits, safety devices, inspections, and STR registration if required.
Financing, taxes, and structure
Your review compares financing scenarios and outlines how structure impacts returns.
- Mortgage scenarios including fixed versus adjustable rates and down payment options, with monthly debt service shown.
- Leverage effects on cash-on-cash returns and the risk to cash flow in off-season months.
- Tax considerations such as depreciation timelines, rental income taxation, potential short-term rental classification questions, and state or local filing needs. You are encouraged to consult a Colorado-licensed CPA for specific guidance.
Stress tests and scenario planning
Mountain markets change quickly. Your model shows how sensitive performance is to shifts in revenue, occupancy, expenses, and financing.
- Sensitivity tables for plus or minus ranges on ADR, occupancy, and operating expenses.
- Financing rate changes and their effect on cash flow and DSCR.
- Best case, base case, and downside cases with transparent assumptions.
- Break-even occupancy so you know the occupancy band needed to cover costs under different conditions.
Local rules and HOA checks that matter
Regulatory and HOA rules can influence your strategy and returns more than a small change in nightly rates. Your review summarizes the landscape so you can plan ahead.
- Town and county licensing requirements, transient lodging tax obligations, and registration or permit steps that may apply to short-term rentals.
- HOA covenants that can limit rental nights, set minimum stays, or cap the number of rentable units.
- Deed-restricted and workforce housing considerations that affect supply and policy direction in Summit County.
- A reminder to re-verify rules near closing, since policy can evolve in resort communities.
Environmental and access risks to price in
Operating in the high country comes with unique risks that must be reflected in your plan.
- Winter weather exposure, higher heating costs, and freeze mitigation, along with guest safety and liability considerations.
- Wildfire and, in some areas, flood or debris flow exposure that can affect insurance pricing and availability.
- I-70 weather or incident closures that can disrupt arrivals and reduce occupancy during outages.
- Peak-season labor constraints for cleaning and maintenance that can influence costs and scheduling.
What we need to start your review
Provide a few key documents and we will get to work on your Silverthorne model.
- MLS link or property address with unit details, including square footage, beds and baths, and parking.
- HOA name and the most recent bylaws, covenants, budget, and any reserve study if available.
- Any seller rent roll or short-term rental booking history you can share.
- Recent utility bills, the latest property tax statement, and insurance declarations if available.
- Any existing management contracts or maintenance agreements.
- Your intended financing terms, target hold period, and desired return metrics.
Typical timeline
- Data collection and purchase info review: about 1 to 3 business days after receiving documents.
- Comp research and short-term rental analysis: about 2 to 4 business days.
- Model build and sensitivity testing: about 2 to 3 business days.
- Final report delivery: typically within about 5 to 10 business days total, depending on access to HOA documents and booking history.
How we build your model
Your review blends on-the-ground local context with credible sources and a straightforward methodology.
- Filtered comps: matched by bedroom count, square footage, building age, amenities, parking, views, proximity to ski access or shuttle, and HOA rules.
- Monthly revenue curve: a 12-month projection that captures Silverthorne’s winter peaks, summer demand, and shoulder-season slowdowns, rather than averaging a single yearly rate.
- Expense schedule: fixed and variable costs itemized by month, including a capex reserve suited to the property’s age and condition.
- Break-even math: a clear formula that shows occupancy needed to cover expenses and debt service.
- Sensitivity tables: plus or minus ranges on revenue and expenses so you can see the path of returns under different assumptions.
- Data sources: MLS for sales and long-term comps, short-term rental analytics for ADR and occupancy, Summit County public records for parcel and tax data, Town of Silverthorne pages for licensing and code, as well as local managers and hospitality operators for on-the-ground cost and turnover insights.
When to request an ROI review
- You are validating an offer on a Silverthorne condo, townhome, or single-family property.
- You want to compare short-term rental, long-term lease, and mixed-use strategies.
- You need clarity on how HOA rules or potential special assessments could change returns.
- You want a documented model you can discuss with your lender, CPA, or partners.
Red flags and nuances we will flag
- HOA rental restrictions or caps that materially limit short-term revenue potential.
- Low HOA reserves or active special assessments that could create unexpected costs.
- High variability in utilities or winter heating that requires conservative budgeting.
- Insurance market volatility related to wildfire risk, warranting early quotes and sensitivity testing.
- I-70 closures and seasonal traffic patterns that can reduce occupancy and complicate arrivals.
- Peak-season labor shortages for cleaning and maintenance that affect operating costs.
Ready to validate your Silverthorne deal?
If you want a clear, local, month-by-month view of how a Silverthorne investment is likely to perform, request your custom ROI review. You will get a concise executive summary, detailed comps and assumptions, an itemized expense schedule, stress-tested scenarios, and a practical compliance and operations checklist so you can move forward with confidence. When you are ready, reach out to the local team at Breckenridge Mountain Brokers to get started.
FAQs
What is included in a Silverthorne ROI review?
- A base case pro forma with NOI, cap rate, cash-on-cash return, DSCR, break-even occupancy, and a simple IRR, plus comps, detailed expenses, and sensitivity scenarios.
How do you account for seasonality in Silverthorne?
- The model uses a month-by-month ADR and occupancy curve that reflects winter peaks, a strong summer, and shoulder-season declines, rather than a single annual average.
Do you compare short-term and long-term rental strategies?
- Yes, you receive side-by-side scenarios for short-term, long-term, and a mixed strategy where permitted, including differences in cost structure and occupancy.
What documents should I provide for the most accurate results?
- The MLS link or address, HOA documents, booking history or rent rolls, recent utility and tax information, insurance details, and your planned financing terms and target returns.
How do HOA rules and local permits impact returns?
- Rental caps, minimum stays, licensing, and lodging taxes can change both occupancy and costs, so the review summarizes current rules and advises re-verification before closing.
How are financing and taxes reflected in the model?
- The review shows debt service under realistic mortgage scenarios and includes a high-level taxation and depreciation outline, with a recommendation to consult a Colorado-licensed CPA.
