The Sundance Effect: Rental Rules, Licensing & Pricing in Boulder

Should You Rent Your Home for Sundance?  

If you’re wondering whether renting your home during Sundance is the right move, I recently shared a decision guide that walks through that first step.

This post is about what comes next:

How it actually works.

Because right now, there’s a lot of information—and a lot of confusion—around rental rules, licensing, and pricing in Boulder.

Here’s a clear, grounded breakdown of what we know.

A New Framework Is Taking Shape

One of the most important updates is that Boulder is moving toward a dual licensing structure.

This means:

• You may be able to hold a long-term rental license and a festival lodging license at the same time

• Homes that were previously excluded (like ADUs or leased properties) may now have a path to participate

• The goal is to expand access without losing control

This is a meaningful shift—and it opens the door for more thoughtful participation across the community.

Understanding Your Options

There isn’t just one way to participate.

Depending on your property and situation, you may fall into one of these categories:

Owner-Occupied Homes

• Can apply for a standard Short-Term Rental (STR) license

• Or a Festival Lodging License for the event period

Non-Owner Occupied Homes

• May apply for a Festival Lodging License

• No longer need to convert fully into STR use

Long-Term Rental Properties

• Can now potentially participate without giving up existing leases or licenses

• Creates flexibility for both owners and tenants

Multifamily + Apartments

• New pathways are being developed to allow participation

• Both vacant units and tenant-occupied units may be included (with proper approvals)

Important Note on HOAs

Even if the City allows participation:

HOA rules still apply—and often override everything.

Before moving forward:

• Review your governing documents

• Confirm restrictions

• Get written approval if needed

Licensing Is Not Optional

This part is simple—but critical.

If you plan to participate:

• You must have the correct City license

• You must follow:

  • Occupancy limits

  • Safety requirements

  • Tax obligations

Do not list your home without proper authorization.

Pricing: Where Expectations Need a Reset

This is where we’re seeing the biggest disconnect.

There’s a perception that Sundance will bring unlimited, high-end demand.

The reality is more nuanced.

Most attendees are:

• Regional (driving in from Colorado and nearby states)

• Budget-aware

• Staying for a limited number of days

A Smarter Pricing Approach

A simple framework that’s been consistently recommended:

• Start with your typical January rental rate

• Increase no more than ~50%

Pricing too high can:

• Leave your property vacant

• Push visitors outside Boulder

• Impact the overall festival experience

The homes that perform best will be the ones that are:
Well-prepared
Well-priced
Well-positioned

How to List Your Property

If you move forward, there are a few ways to approach it:

Work with a Property Manager

• Full-service support

• Handles logistics, communication, and compliance

• Higher cost, less hands-on

List on Airbnb or VRBO

• More control

• Lower cost

• Requires more involvement

Some platforms will also integrate with local tourism systems, increasing visibility during the Festival.

The Bigger Picture

This isn’t just about individual homes.

It’s about how Boulder manages:

• Accessibility

• Traffic

• Community impact

• The overall Sundance experience

The goal is not to maximize short-term gain.

It’s to create something that works—for:

• Homeowners

• Visitors

• The city as a whole

A Thoughtful Approach Wins

The homeowners who will benefit most from this are not the ones chasing the highest price.

They are the ones who:

• Understand the rules

• Price realistically

• Prepare their home intentionally

• Think about the experience they’re offering

Final Thought

There is real opportunity here.

But it’s not unlimited—and it’s not one-size-fits-all.

The more informed and intentional you are, the better your outcome will be.

Let’s Talk It Through

If you’re trying to understand:

• Whether your property qualifies

• What type of licensing applies

• Or how to approach pricing strategically

I’m always happy to walk through it with you.

Kiki Kidder

Principal Real Estate Advisor | Compass
Kiki Kidder & Brad Thomas — Boulder Real Estate Advisors

Local. Strategic. Connected.