Thinking about selling your lodge or cabin in Chaffee County? You want to protect your revenue, support your team, and hand over a solid operation to the next owner. The good news is that a thoughtful plan can raise your sale price and speed up closing. This guide walks you through what buyers in 81201 expect, how to prepare your numbers and permits, and how to market discreetly without rattling guests or staff. Let’s dive in.
Seasonality and timing in 81201
Chaffee County runs on year-round outdoor recreation, with peak demand in late spring through early fall and steady winter traffic from snow sports. That means buyers will study your seasonal patterns closely. You should be ready to show how rates and occupancy change month by month and even day by day.
Show demand cycles clearly
- Provide at least 12 to 24 months of daily booking data showing unit, rate, and source.
- Break out key metrics by month: ADR, occupancy, RevPAR, average length of stay, lead time, and cancellations.
- Highlight events or seasonal drivers that impact spikes and dips.
Smooth out the story
- Present a clean trailing 12 months and 3-year history to show resilience.
- Explain one-time anomalies like major repairs or unusual events.
- Call out owner use and related-party bookings so buyers can normalize the numbers.
Build your financial package
Buyers pay for verified income and stable operations. Your job is to make verification easy.
Core financials to include
- Tax returns for the last 3 to 5 years for the business entity.
- Monthly and annual P&L and balance sheets for at least 3 years plus a trailing 12 months.
- A normalized NOI schedule with clear adjustments for discretionary or one-time items.
- A detailed operating expense ledger: utilities, taxes, insurance, payroll, repairs, supplies, marketing, OTA fees, and management costs.
Booking and channel detail
- PMS or ledger exports for the last 12 to 24 months with dates, units, rates, channel, and cancellations.
- Channel mix reports and commission schedules for direct, Airbnb, Vrbo, and other OTAs.
- Guest deposit and receivables history with policies.
CAPEX and reserves
- A line-by-line capital expenditure list with invoices and warranties.
- A reserve plan for replacements like roofs, HVAC, septic, and major systems.
Confirm permits, taxes, and compliance
Rules vary between the county and the towns of Buena Vista and Salida, so confirm requirements for each parcel. Buyers will verify everything.
Licensing and tax records
- Current short-term rental or lodging licenses with any conditions or renewal dates.
- Sales and lodging tax registration and remittance history, including any audits.
- Any franchise, management, or branding agreements, if applicable.
Health, safety, and utilities
- Health department approvals if you offer breakfast or operate a café.
- Fire and building inspection certificates and occupancy documents.
- Smoke and CO detector compliance, emergency lighting, and egress confirmations.
- Well and septic reports or municipal utility connection details. Include water rights if relevant.
Accessibility and environmental items
- Note public-space accessibility considerations so buyers can assess risk.
- Provide any environmental reports, such as asbestos or lead paint disclosures for older buildings.
Document property condition
Smart buyers will walk the site and then comb through reports. Make it easy for them to say yes.
Inspections and maintenance
- Recent inspection reports for roof, foundation, HVAC, electrical, plumbing, chimney, septic, and pest.
- A deferred maintenance list with your plan or bids to address items.
Operating costs
- Utility bills for 12 to 36 months to support expense claims.
- Service contracts for landscaping, snow removal, trash, internet, and linens.
Plan staffing and transition
Continuity protects your guest ratings and your price. Show that your team and playbooks can transfer smoothly.
Employee records and payroll
- A staff roster with roles, hire dates, status, wage history, and benefits.
- Payroll registers and payroll tax filings, plus W-2s and 1099s for contractors.
- Workers’ compensation and unemployment account information and any claims history.
- Copies of employment or confidentiality agreements and job descriptions.
Retention and handover
- Consider transitional bonuses or guaranteed schedules to retain key people.
- Provide standard operating procedures, checklists, vendor contacts, and emergency protocols.
- Share housekeeping schedules, turnover standards, and guest communication templates.
Market discreetly to protect revenue
If you operate while selling, confidentiality matters. You can reach qualified buyers without broadcasting your numbers to the world.
Teaser and NDA process
- Prepare an anonymized one-page teaser with unit count, general location, and an earnings range.
- Require NDAs before sharing P&Ls, guest data, and the property identity.
Vet buyers before full access
- Ask for proof of funds and hospitality experience or references.
- Provide staged access to a secure data room, starting with high-level financials and moving to sensitive items after qualification.
Limit public exposure
- Avoid posting detailed revenue metrics in public ads.
- Lean on a broker network and targeted outreach to hospitality operators and investor groups.
Pre-assemble due diligence items
Speed and confidence increase when you deliver a complete package up front.
Legal and title
- Property deeds, a recent title report or ALTA commitment, and any easements.
- Leases for land, cabins on leased land, or vendor and management agreements.
- Insurance policies with loss runs for 5 to 10 years.
Unit performance and reputation
- Unit-level P&L and occupancy calendars.
- A digest of guest review themes and platform performance history.
Vendor stack and automations
- Contracts for cleaning, linen, landscaping, and maintenance.
- Channel manager integrations and any rate rules or promotions that carry over.
Valuation and negotiation levers
Buyers generally use three approaches and then adjust for risk. Prepare your story around them.
How buyers value lodges and cabins
- Income and cap rate based on a stabilized NOI.
- Comparable sales of regional lodging and STR assets.
- Gross booking or revenue multiples for smaller portfolios.
Common value hits and how to avoid them
- Missing permits or expired licenses can narrow the buyer pool.
- Deferred maintenance invites price reductions or escrow demands.
- Owner use and related-party bookings will be normalized, so be transparent.
- Staff turnover near closing can spook buyers. Plan retention early.
Pricing sensitivity and projections
- Provide a simple sensitivity view that shows how NOI changes with 10 to 20 percent swings in ADR or occupancy.
- Present seasonally adjusted projections that align with your historicals.
A realistic timeline
- Pre-market preparation: 4 to 8 weeks to assemble documents, address small repairs, and schedule inspections.
- Marketing: 4 to 12 weeks depending on asset size, price, and confidentiality needs.
- Due diligence after an accepted offer: 30 to 60 days for financial, legal, and property review.
- Closing: 30 to 60 days post-due diligence for title work and financing.
How The Kersting Team helps
You want a local advisor who understands boutique hospitality and the rhythms of Buena Vista and Salida. With deep roots in the Arkansas River Valley and a track record on hospitality and investment sales, Julie brings the right mix of discretion, data, and reach. You get high-touch guidance on pricing, presentation, and buyer qualification, plus premium marketing that can be public or off-market depending on your goals.
If you are considering a 1031 exchange, we can coordinate timelines within your sale plan. We also connect you with trusted local specialists like CPAs, attorneys, inspectors, and well or septic pros so your deal moves smoothly from offer to closing.
Ready to start? Connect with Julie Kersting for a confidential conversation about your lodge or cabin exit in 81201.
FAQs
What financial documents do buyers expect when selling a Chaffee County lodge?
- Buyers typically ask for 3 to 5 years of tax returns, 3 years of monthly P&L and balance sheets, a trailing 12 months, and 12 to 24 months of detailed booking data with ADR and occupancy.
How do short-term rental permits affect a sale in 81201?
- Active, compliant STR or lodging licenses with clean tax remittance history help preserve value and expand your buyer pool, while missing or non-transferable permits can delay or discount a deal.
What staffing records should you prepare before listing a cabin business?
- Provide a staff roster with roles and wages, payroll registers, tax filings, workers’ comp details, employment agreements, and SOPs so a buyer can retain key people and maintain standards.
How long does it take to sell a boutique lodge in Chaffee County?
- A typical path is 4 to 8 weeks of prep, 4 to 12 weeks of marketing, 30 to 60 days of due diligence once under contract, and 30 to 60 days to close.
What impacts valuation the most for cabins and lodges in Buena Vista and Salida?
- Verified income, seasonality stability, clean permits, solid property condition, and a reliable team drive value, while deferred maintenance and compliance gaps reduce it.
How can you market a lodge discreetly without hurting bookings?
- Use an anonymized teaser, require NDAs, vet buyers for funds and experience, and share sensitive data in stages through a secure process to limit disruption and protect revenue.
