Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals are explicitly allowed in Pagosa Springs, CO and Archuleta County, but with specific regulations, permit requirements, and restrictions that vary by jurisdiction. Short-term rentals are defined as properties rented for less than 30 consecutive days.

Key Distinction: The regulatory framework differs significantly between the Town of Pagosa Springs (within city limits) and Archuleta County (outside city limits). Over 80% of STRs in the area operate outside municipal boundaries under county regulations.

How to Start a Short-Term Rental Business

Step 1: Determine Your Jurisdiction

• Town of Pagosa Springs: Properties within city limits follow town regulations
• Archuleta County: Properties outside city limits follow county regulations
• PLPOA Properties: Additional requirements apply if your property is within Pagosa Lakes Property Owners Association boundaries

Step 2: Complete Required Permits and Applications

For Town of Pagosa Springs Properties:

1. Vacation Rental License: Required for all STRs within town limits
2. State Sales Tax License: Required in addition to lodging tax account
3. Registration: Complete online through the town's municipal revenue system

For Archuleta County Properties:

1. Land Use Permit: Required per Section 5.5.6.2 Development Standards
2. Annual STR Notification: Required for PLPOA properties (if applicable)
3. County Vacation Rental Registration: Contact county for current process

For PLPOA Properties:

1. Annual STR Notification to PLPOA: Complete electronic form before county application
2. PLPOA STR Assessment Fee: Additional annual fee applies
3. STR Packet: Must be provided to all renters with QR codes for amenity access

Required Documents, Permits, Licenses, and Guidelines

Town of Pagosa Springs Requirements:

• Vacation Rental License Application
• State Sales Tax License Number
• Lodgers Tax Account Setup
• Compliance with Business Regulations Chapter 6, Article 7
• Safety and habitability standards compliance
• Noise regulation compliance
• Occupancy limit documentation
• Local contact information
• Parking compliance verification

Archuleta County Requirements:

• Land Use Permit Application (Section 5.5.6.2)
• Property owner notification to PLPOA (if applicable)
• County vacation rental registration
• Compliance with county zoning restrictions
• Safety inspection documentation

PLPOA-Specific Requirements:

• Annual STR Notification Form
• PLPOA STR Packet placement in rental unit
• QR code access system for amenity purchases
• Guest amenity access documentation (address + receipt for rec center)

Specific Regulations

Town of Pagosa Springs Regulations:

• License Required: All STRs must obtain vacation rental license
• Zoning-Based Restrictions: Regulations vary by residential zone
• Permit Caps: Town has implemented caps on number of allowed STRs in certain residential zones
• Safety Standards: Minimum safety and habitability requirements
• Operational Compliance: Must operate consistent with surrounding residential uses
• Tax Collection: Required to collect, report, and remit lodgers tax
• Contact Requirements: Local contact must be available

Archuleta County Regulations:

• Land Use Permit: Required before property can be used as vacation rental
• Density Restrictions: County limits STRs in specific zoning areas
• Compliance Enforcement: County tracks permitted vs. non-permitted properties
• Task Force Oversight: STR Task Force monitors policy effectiveness
• Complaint System: 24-hour vacation rental complaint line available

PLPOA Community Standards:

• Annual Assessment Fee: Special fee structure for STR properties (see Resolution 2022-15)
• Amenity Access: Guests can purchase access using QR codes from STR packet
• Notification Requirement: Must notify PLPOA before applying for county permit
• Community Standards: Must comply with PLPOA governing documents

State-Level Colorado Regulations:

• Sales Tax Collection: Required to collect and remit state sales tax
• Lodging Tax: Additional lodging taxes apply
• Business License: May require state business registration

Tax Obligations

Required Tax Collection and Remittance:

• State Sales Tax: Must obtain state sales tax license number
• Lodgers Tax: Separate lodging tax collection and remittance required
• Local Taxes: Additional local taxes may apply
• Reporting Requirements: Regular filing and remittance deadlines

Contact Information

Town of Pagosa Springs:

• Website: Pagosa Springs Vacation Rental License
• Registration Portal: Town Municipal Revenue System
• Lodging Tax Information: Town Lodging Tax FAQ
• Phone: Contact town offices for direct assistance

Archuleta County:

• Website: Archuleta County Vacation Rentals
• 24-Hour Complaint Line: (970) 713-9714
• Online Complaint Form: Available through county website "REPORT COMPLAINT ONLINE" option

Pagosa Lakes Property Owners Association (PLPOA):

• Phone: (970) 731-5635
• Address: 230 Port Ave, Pagosa Springs, CO 81147
• Website: PLPOA STR Information
• Annual STR Notification Form: Electronic Form
• STR Packet Download: PLPOA STR Packet
• Resolution 2022-15: STR Fee Structure

Important Considerations for Investors

Permit Availability:

• Town Limits: Permit availability varies by zoning and existing caps
• County: Availability depends on zoning designations and density restrictions
• PLPOA: Additional community-specific restrictions may apply

Market Dynamics:

• High Demand Area: Tourism and household industries support STR market
• Regulatory Evolution: Ongoing policy updates through STR Task Force
• Compliance Importance: Non-permitted operations face enforcement action

Operational Requirements:

• Guest Communication: Local contact availability required
• Amenity Access: Special systems for PLPOA guest access
• Safety Compliance: Regular inspections and standards adherence
• Tax Administration: Proper collection and remittance systems

Links to Source Pages

• PLPOA Short-Term Rentals Information
• Town of Pagosa Springs Vacation Rental License
• Archuleta County Vacation Rentals
• PLPOA Annual STR Notification Form
• PLPOA STR Packet
• PLPOA Resolution 2022-15 STR Fees
• Town Registration Portal
• Town Lodging Tax Requirements

Disclaimer: This guide is based on publicly available information as of the content provided. Regulations may change, and investors should verify current requirements with local authorities before making investment decisions or commencing operations.