Are you trying to decide between a condo-hotel and a conventional condo at Canyons Village in Park City? The choice affects how you use the property, what it may earn, and how simple your ownership feels day to day. You want a place that fits your lifestyle and your financial goals, without surprises. This guide breaks down the key differences so you can pick the right fit with confidence. Let’s dive in.
Canyons Village basics
Canyons Village sits at the base of Park City Mountain Resort and blends ski-in access, resort amenities, and a mix of lodging types. You will see condo-hotels, conventional condos, fractional offerings, and full-service hotels clustered around lifts and plazas. Proximity to the mountain and tourist demand can create a price premium, which also shapes rental potential, HOA fees, and buyer expectations.
Condo-hotel basics at Canyons
A condo-hotel is a privately owned unit inside a building that operates like a hotel. You can place your unit into the building’s rental program for turnkey bookings, housekeeping, and guest services. Expect centralized services such as a front desk, concierge, daily housekeeping, and on-site reservation systems. Owner use and furnishings often follow brand standards set by the hotel operator.
Condo basics at Canyons
A conventional condominium is governed by a homeowners association. You control how you use or rent the unit, subject to the HOA’s rules and any local short-term rental regulations. If you choose to rent short-term, you or a third-party manager handle marketing, bookings, and guest support. Services and amenities vary by building, which influences HOA dues and operating costs.
Comparison at a glance
| Factor | Condo-hotel | Conventional condo |
|---|---|---|
| Management | On-site hotel operator with centralized bookings and services | Owner-managed or third-party manager of your choice |
| Owner use | Often limited by rental program rules and calendars | Generally flexible, subject to HOA and local rules |
| Rental demand | Strong distribution can drive occupancy across seasons | Results depend on your marketing and manager |
| Fees | Higher HOA and program fees for hotel-level services | HOA dues vary; fees tied to chosen services |
| Financing | More restrictive lender options | Typically fits standard condo lending |
| Taxes | Operator often collects transient room taxes | Owner or manager must handle tax collection |
Ownership and governance
- Condo-hotel: You own your unit, and building operations are governed by a condo association plus a hotel operator under management or brand agreements. Those agreements can set furnishings standards, maintenance requirements, owner-use rules, and how reservations and revenue are handled.
- Conventional condo: Your rights are set by the HOA’s governing documents. There is no hotel operator imposing brand or service standards beyond the HOA’s rules.
Owner use and occupancy
- Condo-hotel: Owners often book their stays in advance and may be limited to certain weeks or subject to blackout periods. Many programs require that units remain rental-ready with specific housekeeping and linen standards.
- Conventional condo: Owner use is generally more flexible. If the HOA allows short-term rentals, you can choose the rental calendar and management approach that fits your plans.
Rental management and income
- Condo-hotel: The on-site rental program offers turnkey marketing, distribution across global channels, revenue management, and full guest services. This can support higher occupancy, especially in peak and shoulder seasons. In exchange, owners pay program fees and share revenue per the management agreement. Review the fee structure, owner payout timing, blackout rules, and termination conditions.
- Conventional condo: You control the strategy. You can self-manage to reduce fees or hire a local manager for a full-service approach. Revenue depends on your marketing, pricing, and guest experience. The upside can be strong, though results are less predictable and the workload is higher if you self-manage.
Costs and HOA fees
- Condo-hotel: Expect higher association dues that fund hotel-level operations such as a staffed front desk, daily housekeeping, security, and extensive amenity upkeep. Review reserve studies and capital plans closely, since hotel-grade finishes and mechanical systems can drive assessments.
- Conventional condo: Dues reflect the amenity package and service level. Residential HOAs without hotel services often have lower fees, though resort-focused buildings with amenities can be comparable to some condo-hotels.
Financing and insurance
Financing rules differ between the two property types.
- Condo-hotel: Some lenders restrict loans on hotel-condo projects, and government-backed options are often limited. Many buyers use lenders who specialize in condo-hotel financing and are prepared for higher down payments or tighter underwriting.
- Conventional condo: These typically qualify for standard residential financing if the association meets lender guidelines for reserves, owner-occupancy ratios, and legal structure.
Insurance can differ as well.
- Condo-hotel: Insurance requirements may be set by the hotel operator or association and can include coverage for liability and rental-related risks. Confirm what the master policy covers and what you must carry.
- Conventional condo: A typical HO-6 policy covers your interior finishes and personal property. Add landlord or rental endorsements if you plan to rent. Always check the HOA’s master policy to avoid gaps.
Taxes and short-term rental rules
If you short-term rent, you will encounter transient room taxes and sales tax.
- Condo-hotel: The operator usually collects and remits these taxes at the point of sale.
- Conventional condo: Owners or their managers are responsible for collecting and remitting applicable state and local taxes.
Local short-term rental rules vary by jurisdiction.
- Park City (city limits): Registration, licensing, and safety standards apply to short-term rentals. Rules evolve, so confirm current requirements before you buy or list.
- Summit County (unincorporated): The county has its own permit and operating standards for short-term rentals. Requirements differ from the city’s.
Important distinction: Three approvals must align for short-term renting to work as planned.
- Local permission: City or county regulations and licensing.
- HOA permission: Governing documents must allow your intended use.
- Lender and insurer acceptance: Your financing and insurance must match your rental plan.
Marketability and resale
- Condo-hotel: The buyer pool tends to be investors and buyers who understand hotel operations and accept owner-use limits. Resale values track brand reputation, the rental program’s financials, and documented historical performance.
- Conventional condo: A broader audience includes owner-occupants and long-term investors. Valuation is tied to comparable residential sales, HOA health, and the building’s location and amenities.
Which option fits your goals
Choose a condo-hotel if you want turnkey renting, hotel-level amenities, and minimal hands-on involvement. This can suit owners who plan shorter personal stays and value consistent guest services.
Choose a conventional condo if you want maximum use flexibility, the option for longer personal stays, and control over management and costs. This can suit buyers who prefer customization and are comfortable curating their own rental strategy.
Buyer due diligence checklist
Use this checklist to compare options and avoid surprises:
- Confirm unit type and permitted uses
- Verify whether the property is a condo-hotel or a conventional condo.
- Check HOA rules on short-term and long-term rentals and any owner-use limits.
- Review management and brand agreements
- For condo-hotels, review term length, termination rights, branding, fee structure, payout timing, owner blackout rules, and who controls reservations and revenue allocation.
- Examine HOA financials and reserves
- Review current dues, reserve levels, history of assessments, and upcoming capital projects. Look for hotel-grade line items in condo-hotels.
- Verify rental performance and fees
- Request historical rental statements and occupancy data. Clarify average rates, occupancy, and what is gross versus net to the owner.
- Clarify tax collection and remittance
- Confirm who collects and remits sales and transient room taxes. Ask for reporting history where applicable.
- Confirm financing and insurance
- Speak with lenders experienced in condo-hotel or resort condos. Match insurance coverage to your intended use and the master policy.
- Check local STR compliance
- Confirm licensing, safety requirements, occupancy limits, and any city or county permits needed.
- Evaluate location and resort access
- Compare ski access, parking, shuttle or walkability to lifts and restaurants, and proximity to high-demand amenities.
- Seek legal and tax advice
- Consult a local real estate attorney and CPA familiar with Utah short-term rental rules and taxation.
How we help you compare
You deserve clear answers, real numbers, and a smooth process. We help you source governing documents, rental histories, HOA budgets, and management agreements so you can see the full picture before you commit. If you plan to rent, we connect you with experienced lenders, insurance advisors, and local managers, then help you model the financials across seasons.
When you are ready to explore Canyons Village, we tailor options to your priorities, whether that is turnkey hotel access or a flexible, owner-forward condo. If you want a second home, an income-focused investment, or a mix of both, we align the property with your plan.
Ready to compare specific buildings and run scenarios? Reach out to Amelia Real Estate Co. for a concierge, data-forward consultation.
FAQs
What is the main difference between condo-hotel and condo use?
- Condo-hotels often limit owner stays and require rental-ready standards, while conventional condos usually offer more flexible personal use subject to HOA and local rules.
How are rentals handled in a condo-hotel at Canyons?
- The on-site operator manages bookings, housekeeping, and guest services, then distributes revenue to owners per the management agreement and fee structure.
Can I get standard financing on a condo-hotel unit?
- Some lenders restrict condo-hotel loans or require larger down payments, so it helps to pre-qualify with a lender experienced in hotel-condo projects.
Who collects transient room taxes for short-term rentals?
- In many condo-hotel programs the operator collects and remits taxes, while owners of conventional condos or their managers handle tax collection and remittance.
Are HOA dues higher in condo-hotels at Canyons?
- Dues are often higher because they fund hotel-level services like front desk, daily housekeeping, and security, though amounts vary by property and amenities.
Which option has better resale potential in Park City?
- Conventional condos tend to appeal to a broader buyer pool, while condo-hotels often target investors familiar with hotel operations and owner-use limits.
