A Balanced Approach For A Balanced Community

January 18 Trustees Meeting Packet:
- Memorandum to Trustees
- Salida, Ridgeway & Pagosa Springs STR Ordinances

Carbondale Forward is a grassroots organization of local community members in favor of establishing STR (Short Term Rentals, <30 days) regulations with Carbondale’s future in mind. We are business owners, landlords, renters, travelers, artists, neighbors, and concerned citizens. We formed in response to Community First Carbondale’s assessment that short term rentals have been the driving force behind the housing shortage and, instead, would like to propose an actual solution, rather than strict regulations that would have a negative ripple effect across our community.

Our Mission

First and foremost, our group recognizes the long term housing shortage within our community. We empathize with those unable to attain stable housing. As long term residents of Carbondale, we have seen the effects of the long term housing shortage first hand. However, we disagree with Community First Carbondale’s assessment that short term rentals have been the driving force behind the housing shortage. Their initial statement being “Every room rented on sites like AirBNB and VRBO is a room that could be rented to a local.” is misleading and fundamentally wrong. A second home, frequently used by the owner, will never be a long term rental. Large, expensive homes will never contribute to the affordable housing pool. Their argument also has no supportive statistics on their claims and Community First Carbondale fails to recognize the potential negative impact that their proposed regulation could have on the town’s economy.

Supportive Data

Through the town’s own assessment, and Community First Carbondale’s comments in the December 21st meeting, the number of short term rentals in Carbondale proper does not appear to have significantly grown in the previous two years. In fact, independent third party data and analytics firm AirDNA shows a 6% decrease in short term rentals within Carbondale over the last 12 months. We approximate that there are now 35-40 active short term rentals within the town. The town itself has 2,245 residences, meaning only 1.64% of the housing stock is currently being utilized as short term rentals. At the same time, 382 units are either built or being built and will be completed in the next two years, expanding the housing stock by 17%.

It is our assessment that short term rentals are being used as a scapegoat for the larger and much more complex issue surrounding the nationwide housing shortage. A restrictive short term rental regulation may be beneficial for political cover, and to show the appearance of action on the housing crisis. However it is shortsighted, unlikely to impact the larger housing crisis, and potentially economically disastrous for some long term residents and local businesses.

The Benefits of STRs in Carbondale

  • Contribution to the community through Carbondale Lodging Tax as well as the 1% RFTA tax.

  • Tourist dollars spent at our restaurants, bars, and shops is critical to the small businesses located in our town. Rent has not only increased for residential renters, but for businesses as well. Tourists help support these soaring costs.

  • Filling the gap of lodging options in Carbondale, specifically in the Downtown Core. There are a total of 7 hotel rooms in the Downtown Core of Carbondale, and two hotels (Comfort Inn and Days Inn) that are located on the outskirts of town.

  • Bringing purpose to empty second homes, thus reducing the “Ghost Town Effect”.

    • Second homes will never contribute to the long term housing pool, let’s make these homes useful and generate revenue for our town.

  • Providing lodging options for larger groups such as people that are coming to Carbondale for weddings, family reunions, or events.

  • Keeping the dollars in the pockets of locals and providing valuable income to hosts. From our research, we do not see any “Outside Investors” that own STRs in Carbondale. The only investors are community members.

Contact us.

We welcome all community comments. We are all part of this beautiful place in the world and want to make it a better place for all!