What It’s Like To Own In Mountain Village

What if your daily “commute” was a quiet, 12-minute gondola ride over spruce forests and ski runs? If you are considering Mountain Village, that picture is close to reality. You want the ease of ski access, a lively summer season, and clear answers about costs and logistics before you buy. This guide gives you a grounded look at daily life, common ownership types, and the key expenses you should plan for so you can choose with confidence. Let’s dive in.

Mountain Village, in context

Mountain Village sits at roughly 9,545 feet on the shoulder above historic Telluride. It is a planned, pedestrian-oriented resort town with a compact village core and a mix of neighborhoods that extend along the slopes and ridge lines. The village was developed from a 1980s PUD and incorporated in 1995, designed to complement Telluride with mid-mountain access and open plazas. You will find a small full-time resident base, a steady visitor flow in peak seasons, and services clustered near the plazas. For history and orientation, explore the town’s overview of how Mountain Village was planned and built.

Daily life on the gondola

The free gondola connects Mountain Village with the Town of Telluride. It runs in regular service windows in summer and winter, with scheduled closures in the shoulder seasons for maintenance. Typical ride time is about 12 to 13 minutes, cabins are wheelchair accessible, and many support pets and bikes depending on the season. When service pauses for inspections, a bus replacement operates. If you plan to dine, work, or attend events in town, your schedule will often align with the gondola’s operating rhythms.

Property types you will see

Mountain Village offers a wide range of ownership options. What you choose comes down to how you plan to use the property, your desired service level, and your budget.

• Full-service resort residences. Think on-site concierge, housekeeping, spa and pool access, and ski valet. Notable examples include residences at The Peaks Resort & Spa. These buildings often support turnkey rental programs, which can be attractive for part-time owners.
• Condominium communities. Some are owner-focused with standard HOA services like maintenance and snow removal. Others operate more like lodges with front-desk services. The municipal code recognizes distinct unit types such as condominium, hotel, lodge, and efficiency units, which can affect how a building is run and rented. You can review dwelling-type definitions in the Mountain Village Municipal Code.
• Townhomes and single-family homes. These appear across neighborhoods that frame the village and golf course. Many offer trail or lift proximity and wider views, with more classic homeownership responsibilities.
• Fractional and deeded weeks. If you want consistent time without full ownership, branded fractional products are available. A local example is Fairmont Heritage Place at the Franz Klammer Lodge, which pairs deeded interests with resort services.

How ownership models differ

Service level is the main split. Full-service buildings handle staffing, housekeeping, and amenities on site, and many provide streamlined rental management. Private condos and townhomes rely on their HOAs, which vary by building. Some include snow removal, trash, and parts of building insurance, while others keep fees lean and put more responsibility on you. Town services and the owners association also support the community fabric with events and transportation.

Before you buy, review the building’s governing documents, budgets, and reserve studies so you know what is included, what is not, and how capital projects are funded.

Costs to plan for

Owning in Mountain Village comes with a few unique line items. None are complicated if you plan ahead.

RETA at closing

Mountain Village properties can be subject to a Real Estate Transfer Assessment, known locally as RETA, that funds community services including gondola operations. The current rate is 3 percent on eligible transfers. Confirm whether a property is subject to RETA early in escrow. You can read the association’s overview here: TMVOA RETA information.

Monthly TMVOA assessments

In addition to your building’s HOA, many owners pay a monthly Telluride Mountain Village Owners Association assessment. Rates vary by unit class. TMVOA adopts rates annually, and the resolution shows the per-unit schedules. Review the current assessment schedule so you know your category and monthly cost. See the adopted assessment rates.

Property taxes and mill levy

San Miguel County calculates property tax by applying the local mill levy to your assessed value. For Mountain Village tax districts, recent county reporting shows a combined levy in the mid-50s mills. Your actual bill depends on your parcel’s assessed value and tax area. For an estimate tied to a specific property, use the county’s Property Information Online portal or ask your title team.

Utilities and infrastructure basics

Electric service is provided by the regional cooperative, and many buildings use a mix of electric and gas systems. If you plan to explore solar or energy upgrades, review the town’s solar energy information and confirm your building’s metering and approvals process in advance.

Parking, vehicles and shuttles

Expect managed parking and a permit culture. The town operates paid and permit lots with seasonal rules, and many buildings have limited assigned stalls. If you plan to keep a car on site, review local policies and your unit’s parking assignments. Start with the town’s parking overview. Even if you rely on the gondola, a winter-capable vehicle is helpful for airport trips, grocery runs, and off-season closures.

Short-term rentals and licensing

Vacation rentals are regulated. Owners must obtain a business license and ensure lodging taxes are remitted. Some online platforms collect certain taxes, but you are still responsible for licensing and any taxes on direct bookings. Review your building’s rental rules and the town’s sales and lodging tax FAQs.

Workforce housing and deed restrictions

The town supports a significant deed-restricted housing program through the Mountain Village Housing Authority. If you are considering a deed-restricted property, understand the eligibility rules and resale requirements. Even if you are not, it is useful context for staffing, services, and the local rental landscape.

Snow, design and access logistics

At altitude, snow management is part of daily life. Town code and plats include recorded easements for snow storage and emergency access, which can affect driveway design and site work. Review the municipal code for baseline development standards and confirm HOA snow-removal plans.

Insurance and reserves

Roof loads, freeze-thaw cycles, and mechanical systems all need attention. In condos and townhomes, confirm what the master HOA policy covers versus your individual policy, and review the reserve study and special assessment history. Detached homes need larger systems budgets and winter-prep plans.

Seasonal rhythm and year-round living

Winter delivers lift access and a true ski village feel. Many homes are ski-in or very near mid-mountain lifts by design. Summer brings hiking, biking, golf, and a full calendar of regional festivals. Expect visitor surges around peak events. Trails and outdoor access are a planning priority, and the town continues to invest in a connected trail network.

If you plan to host friends or rent seasonally, set expectations about noise and crowding during festival windows and about shoulder-season calm. The gondola and plaza programming shape that flow.

Buyer checklist for any Mountain Village listing

Use this short list to get organized early in due diligence:

• Confirm if the property is subject to the 3 percent RETA. See TMVOA’s RETA overview.
• Obtain building and HOA documents, recent financials, and the latest reserve study.
• Verify the TMVOA monthly assessment rate category for your unit using the current assessment schedule.
• Check short-term rental rules for your building and review the town’s licensing and tax guidance.
• Ask title or use the county’s Property Information Online to estimate annual property taxes.
• Verify parking assignments, guest parking options, and any overnight or seasonal permit rules in the town’s parking overview.
• Confirm utilities: electric meter setup, heating type, and any building-level infrastructure projects.
• Walk the site plan for snow storage, driveway slope, plow access, and garage clearances.

Choosing your fit: a few practical examples

• You want turnkey ease and spa access. A residence in a full-service resort like The Peaks Resort & Spa makes sense if you plan short, frequent visits and value housekeeping, ski valet, and on-site dining. Expect a defined rental program option, clear owner calendars, and robust amenity fees balanced by convenience.
• You want personal use with some rental flexibility. A standard condo in a well-run HOA can deliver good proximity to lifts with manageable dues. Your focus will be the HOA’s budget, reserve plan, and short-term rental rules.
• You want room to stretch and plan longer stays. A townhome or single-family home offers more privacy and storage for gear. You will budget for snow removal, mechanical servicing, and more personal involvement in maintenance.
• You want time, not the full carry. A fractional interest at a branded lodge like Franz Klammer Lodge gives you predictable weeks and resort services with a lower buy-in and simpler scheduling.

If you are undecided, start with your calendar. How many weeks will you realistically be here in winter and summer. Then match service level to lifestyle. Finally, model the carrying costs with RETA, TMVOA, HOA, utilities, and property taxes included so there are no surprises.

Work with a calm local navigator

Mountain Village is a special place to own, and the details matter. A clear plan for service levels, parking, rental strategy, and assessments will make your purchase smooth and your time here easy. If you want discreet, high-touch guidance from a long-tenured local broker, connect with Allison Templin to map your options and move at your pace.

FAQs

What is RETA in Mountain Village and who pays it?

• RETA is the Real Estate Transfer Assessment that helps fund community services, including gondola operations. Many Mountain Village properties are subject to a 3 percent assessment at closing. Confirm applicability for your specific parcel early in escrow using TMVOA’s RETA information.

How do short-term rental rules work in Mountain Village?

• You need a business license to operate a vacation rental and must ensure lodging taxes are remitted. Some platforms collect certain taxes, but owners remain responsible for licensing and any taxes on direct bookings. Review your building’s policies and the town’s sales and lodging tax FAQs.

How reliable is the gondola for daily transportation?

• The free gondola runs on set seasonal schedules with maintenance closures in the spring and fall, and a bus service operates during closures. Plan your routines around the gondola’s operating details and keep a winter-ready vehicle for errands and travel.

How can I estimate my property taxes before I buy?

• Property taxes depend on assessed value and your tax area. Use the county’s Property Information Online portal or ask your title officer for an estimate tied to the parcel ID.

What should I know about parking as an owner?

• Many buildings have limited assigned stalls and guest parking is regulated. The town manages paid and permit lots with seasonal rules, and there are restrictions on overnight street parking. Review the town’s parking overview and confirm your unit’s assignments with the HOA.