The Park City and Deer Valley short-term rental market spent 2024 absorbing a regulatory shift that didn’t make national news but materially changed inventory. Several of the largest condo associations — particularly those in the Empire Pass and Silver Lake areas — moved from “limited STR” to “owner-only or 30-night minimum” under their CC&Rs. The legal mechanism was an HOA bylaws amendment, not a city ordinance, which means it landed faster and bound operators tighter than a typical municipal change would have.
The net effect on the visible market:
- Inventory in the ski-in/ski-out tier shrank an estimated 18-22% between Q1 2024 and Q1 2026. Some operators converted to long-term tenancy; some sold; some are paying CC&R fines and continuing to operate (cohost’s HOA enforcement product is partially built around exactly this dynamic).
- Nightly rates held flat in nominal dollars + rose in real terms — fewer units chasing the same skier demand.
- Booking windows shortened as the supply contraction propagated through repeat-guest channels.
If you’re planning a trip rather than a purchase, the practical implications:
- Book 90+ days out for January–March peaks. Last-minute availability has largely evaporated in the top tier.
- Look at non-Empire-Pass alternatives — Canyons Village, Old Town Park City, and the Pinebrook neighborhoods are where inventory still exists at sub-$800/night points.
- For groups: rentals 30+ nights are negotiable in most HOAs even where short-term is restricted. Worth asking.
Cohost’s data: ~120 active short-term rentals in Park City, median nightly $640. Use the marketplace below to filter by bed count + price ceiling, or read the HOA enforcement section if you’re a board member trying to figure out who’s still operating short-term in violation of your bylaws.