If you own or plan to buy a Keystone short-term rental, you know the season can make or break your numbers. One week can outperform an entire month if you set the right rates and minimum stays. You want a simple plan that respects Keystone’s rhythm while helping you hit your revenue goals without extra headaches.
In this guide, you will learn how to shape your calendar by season, price premium holiday weeks, compare River Run and Mountain House performance, and track the metrics that matter. You will also find a practical checklist to apply right away. Let’s dive in.
Keystone seasons at a glance
Keystone’s demand follows the lifts and the school calendar. Winter is the primary revenue engine, with holiday weeks and school breaks driving the highest rates and strictest minimums. Summer brings steady family travel and events at lower prices than winter peak. Spring and fall are softer and need flexible tactics.
Peak winter holidays
Holiday weeks around Christmas and New Year carry the strongest demand and highest ADR. Treat them as a distinct premium window, separate from the rest of winter. Consider whole-week bookings to reduce turnover and protect peak revenue.
Mid-winter peaks
MLK and Presidents’ week, plus February and March weekends, perform well. Families plan ahead, and Spring Break weeks vary by school district. Keep higher weekend rates and set longer minimums for long weekends.
Early and late winter ramp
Late November and early December can be variable. Snow coverage and lift operations drive booking pace. Price firmly but stay ready to adjust as conditions develop.
Shoulder spring
Late March into April and early May typically softens as lift operations wind down. Lower minimums and targeted discounts help fill midweek. Weekly pricing can attract value seekers.
Summer season
Late June through August brings moderate demand for biking, hiking, and family trips. Occupancy can be strong with the right pricing and minimum stays, but ADR is usually below winter peak.
Fall shoulder
September through November is the quietest stretch outside of fall color weekends. Use flexible minimums, weekday promos, and longer-stay discounts to keep your calendar working.
Exact dates change each year. Verify Keystone Resort lift schedules and school calendars when building your plan.
Rate and minimum-stay playbook
The goal is to balance ADR, occupancy, and turnover costs. Use dynamic pricing tools for baseline rates, then layer local overrides for holidays, events, and your building rules.
Holiday weeks
- Highest ADR of the year.
- Minimum stay: often 5 to 7 nights for Christmas to New Year. Consider whole-week blocks.
- Enforce firm arrival and departure patterns to reduce gaps.
Mid-winter weekends
- Premium ADR on Friday and Saturday.
- Minimum stay: 2 to 4 nights, with 3 nights for long weekends.
- Keep weekday rates competitive to encourage extended stays.
Shoulder seasons
- Reduce ADR relative to winter peak.
- Minimum stay: 1 to 2 nights to capture spontaneous trips and midweek demand.
- Offer weekly and monthly discounts to attract longer stays and reduce turnover.
Summer tactics
- Moderate ADR with strong family appeal.
- Minimum stay: 2 to 3 nights, with weekday promotions to balance occupancy.
- Build weekly pricing for families and remote workers.
Last-minute inventory
- Use targeted discounts inside 7 days of arrival to fill gaps.
- Relax minimums near arrival, but avoid deep cuts on premium weekends and holidays.
- Monitor booking pace weekly and adjust.
Minimum-stay economics
- Longer minimums reduce cleaning frequency and wear but can block high-value short bookings.
- Align your minimums with housekeeping capacity and historical lead time.
- Disclose cleaning fees and deposits clearly to minimize booking friction.
River Run vs Mountain House
Choosing your strategy starts with location. Both areas can perform well, but each attracts different guest priorities.
River Run highlights
- Village core with walkable access to gondolas, dining, and activities.
- Often higher ADR and strong occupancy in peak ski weeks.
- Guests may book both early and last minute due to convenience.
- Some buildings carry stricter HOA rules and higher guest expectations for amenities and service.
Mountain House highlights
- Quieter, more residential feel with appeal to families seeking space.
- Often larger floor plans at a lower ADR than River Run, depending on lift access.
- Bookings may skew toward longer stays and multi-family groups.
- Performance varies by building based on walking distance and shuttle convenience.
Unit type strategy
- Studios and 1-bedrooms: High occupancy potential at accessible price points. Compete on convenience, storage, and shuttle access. Turnover is higher, so factor cleaning cost.
- 2-bedrooms and larger: Higher total ADR and ideal for families and groups during school breaks and summer. Longer minimums work well and midweek can fill with the right discounts.
- Slope-facing and ski-in/ski-out units: Justify premium ADRs and firmer minimums during holiday weeks.
- Amenities matter: Private hot tubs, in-unit laundry, reliable Wi-Fi, parking, and secure ski storage improve guest satisfaction and support stronger rates.
Build your pricing calendar
Create a calendar that anticipates demand and removes guesswork. Start broad, then refine monthly.
- Benchmark comps within 0.5 to 1 mile by bedroom count, slope access, and amenities.
- Mark holiday weeks, MLK, Presidents’ week, and likely Spring Break periods for the current year.
- Layer minimum-night rules: 5 to 7 nights for Christmas to New Year, 3 nights for peak weekends, 2 nights for standard weekends, and 1 to 2 nights during shoulders.
- Add weekly-stay pricing for summer and shoulder periods.
- Set early-booking incentives 90+ days out for prime dates, and last-minute rules inside 7 days.
- Align housekeeping capacity with planned turnover around holidays and back-to-back weekends.
- Review performance monthly and adjust for snow, events, and booking pace.
Metrics that drive results
You get better by tracking a few core numbers and acting on them.
ADR, occupancy, RevPAR
- ADR: Your average nightly rate before fees and taxes.
- Occupancy: Nights booked divided by nights available.
- RevPAR: ADR multiplied by occupancy. Use this to compare performance across seasons and unit types.
Booking lead time
- Days between booking and arrival. Holidays and peak weeks book far in advance. Shoulders book later.
- Use this to time price increases or last-minute discounts.
Length of stay and cancellations
- Average LOS influences cleaning costs and revenue per booking.
- Watch your cancellation rate and consider stricter policies for premium periods.
Channel mix and net revenue
- Track platform fees and any management fees.
- Focus on net take-home after taxes, fees, cleaning, and utilities, not just top-line ADR.
Break-even occupancy
- Simple model: Total monthly costs divided by ADR equals nights needed to break even.
- Translate nights to occupancy by dividing by available nights. Use this to sanity-check minimum rates.
Compliance and operations
Keystone STRs are subject to county, state, and HOA rules. Requirements can change, so verify current standards before you list.
Registration and taxes
- Plan to register and collect applicable state sales and local lodging taxes.
- Some platforms collect certain taxes, but you are responsible for full compliance and remittance.
HOA and building rules
- Many buildings require check-in procedures, guest registration, parking permits, and may set minimum stays or occupancy limits.
- Review your HOA documents and front-desk requirements before setting policies.
Neighborhood care
- Be proactive with quiet hours, parking guidance, and trash rules.
- Consider noise monitoring devices where permitted and provide a local contact for issues.
Insurance and liability
- Confirm your policy covers short-term rentals, including liability and guest injury.
- Evaluate whether platform protections are sufficient for your needs.
Staffing and turnover
- Peak winter requires strong housekeeping capacity and backup coverage.
- Schedule maintenance checks between high-demand periods to prevent last-minute issues.
Owner-use strategy
Blocking your calendar for personal time is part of the plan. The key is to protect your highest-value weeks.
- Consider keeping holiday weeks open for bookings unless personal use value outweighs expected revenue.
- Rotate personal weeks year to year to capture peak value while still enjoying your place.
- Set owner blocks well in advance to avoid conflicts with early bookings.
Quick action checklist
- Gather comps for River Run and Mountain House by bedroom count and amenities.
- Mark holiday windows, long weekends, and likely Spring Break weeks.
- Confirm current STR registration and tax requirements, plus HOA rules.
- Set layered minimum-stay rules and align housekeeping capacity.
- Build rate bands: holiday premium, peak weekend rates, weekday value, shoulder discounts.
- Add weekly-stay pricing and clear cleaning and deposit policies.
- Track ADR, occupancy, RevPAR, lead time, and net revenue monthly.
Ready to tailor this framework to your unit and building rules? Reach out for a local, data-informed plan that fits your goals.
If you want hands-on help with pricing, calendar setup, or a buy-versus-hold decision, connect with Tanya Delahoz for a concierge-level consultation.
FAQs
How should I set holiday week minimums in Keystone?
- Many owners use 5 to 7-night minimums and favor whole-week bookings for Christmas to New Year to maximize revenue and reduce turnover.
What is the difference between River Run and Mountain House for STRs?
- River Run usually earns a convenience premium near lifts and dining, while Mountain House often suits larger, quieter family stays with potentially longer bookings.
How do I price mid-winter weekends versus weekdays?
- Keep Friday and Saturday at premium ADRs with 2 to 4-night minimums and use competitive weekday rates to encourage extended stays.
What should I track to improve STR performance in Keystone?
- Focus on ADR, occupancy, RevPAR, booking lead time, length of stay, cancellation rate, channel mix, and net revenue after taxes and fees.
How do I handle taxes for a Keystone short-term rental?
- Plan to register and collect applicable state and local lodging taxes and verify current rates and remittance rules with the appropriate agencies.
Should I block personal use during peak ski weeks?
- Generally keep the highest-value weeks open for bookings unless personal use value surpasses expected revenue, then rotate personal weeks over time.
