Frisco Real Estate / Short-Term Rental Guide
2026 Frisco Short-Term Rental Rules & Real Estate Guide
Frisco caps STR licenses at 25% of its housing stock and operates a waitlist for new buyers. The wait right now is roughly 9 to 10 months. That is a real timeline you can plan around, and buyers who do tend to feel good about the outcome. Here is everything you need to know before you start your search.
Written by Tucker Zimmerman, Associate Broker, Slifer Smith & Frampton, based in Frisco, Summit County, Colorado
303-907-9129 | TZimmerman@SliferSummit.com
Updated October 2026 Verified against Town of Frisco official sources
|
License Cap
900 licenses
25% of 3,600 residential units. Cap reached February 2023.
|
Current Waitlist
59 applicants
As of August 21, 2026. Recent wait time: 9-10 months.
|
Annual License Fee
$250/year
Expires April 30. No proration. Total STR tax rate: 15.725%.
|
Can you buy in Frisco now and short-term rent right away?
Not immediately. Frisco is past its short-term rental license cap, so new buyers join a waitlist that has been running around a year. One of the biggest mistakes I see is a buyer assuming they can close in Frisco and start booking guests the next week. The license does not transfer with the sale, and there is no new license to issue on the day you close.
That does not make Frisco a bad purchase. Plenty of buyers still buy here and wait, because they want the location and they are comfortable using the place themselves until a license opens. The key is deciding that on purpose, with the timeline in front of you, rather than finding out after closing.
If renting from day one is the priority, the markets where a license is available now are Copper Mountain, Keystone, and the Town of Dillon, all with no cap.
Want me to check where you stand on the Frisco waitlist, or weigh it against a no-cap market? 303-907-9129 or TZimmerman@SliferSummit.com.
The Short Answer
Yes, you can Airbnb a Frisco property. But not right away. The cap is full, the waitlist has 57 people on it, and recent buyers have waited 9 to 10 months for a license. That is a workable situation if you go in knowing it and plan around it.
The mistake I see most often is buyers projecting income from the seller's rental history without realizing that history ends at closing. The license disappears when the property sells. Every new buyer starts over.
Also worth confirming before you go further: not every property with a Frisco address is inside the Town of Frisco. Some nearby properties fall under unincorporated Summit County, which has completely different rules. Use the Summit County GIS tool to confirm jurisdiction before assuming anything. For the full countywide picture, see my Summit County STR regulations guide.
Already have a specific property in mind? I can confirm whether it is inside town limits, walk through the current waitlist, and help you build a realistic licensing timeline before you go under contract. 303-907-9129 or TZimmerman@SliferSummit.com
How Frisco Ended Up Here
Frisco has had vacation rentals in the mix for over 40 years. The town only has about 500 traditional hotel and motel rooms, so short-term rentals have always been a real part of the local visitor economy. What changed was the scale. Airbnb and VRBO accelerated things dramatically, and by the early 2020s the workforce housing pressure every Summit County town was feeling had reached a tipping point.
Unlike Breckenridge, which built a complicated four-zone system with lines that raised a lot of questions about who benefited, Frisco took a simpler approach. Town Council adopted Ordinance 22-10 in October 2022: one license type, one cap at 25% of residential housing stock, no zones, no tiers. Clean and straightforward.
At the time the ordinance passed, Frisco had already issued 825 licenses. Only 75 spots remained. What followed was predictable: people who had been sitting on the fence rushed to get licensed before the window closed. The cap hit in February 2023, just four months after the rule passed.
Some of those last-minute licenses belong to owners who do not rent seriously. They got the license as a hedge. Those licenses still count against the cap, and they tend to be the ones that eventually do not renew, which is what drives waitlist movement over time.
Source: Town of Frisco: STR License Application and Waitlist
The Waitlist: What the Timeline Actually Looks Like
The waitlist is real and it is manageable. Here is the current picture, verified against the Town of Frisco's official data:
| Total license cap |
900 (25% of 3,600 residential units) |
| Cap reached |
February 2023 |
| Applicants on waitlist (August 2026) |
59 |
| Current wait time |
9 to 10 months based on recent applicants |
| Waitlist application fee |
$25 non-refundable |
| When you can apply |
After closing only. Proof of ownership required. |
| Response window once called |
14 days to submit complete application or lose your spot |
| Waitlist updated |
Monthly by the Town of Frisco |
| Annual license fee once issued |
$250, expires April 30 each year |
The April 30 renewal deadline matters: All Frisco STR licenses expire April 30. Owners who do not renew by that date lose their license, which frees up slots and moves the waitlist. April and May tend to see the most movement of the year. If you are timing a purchase with licensing in mind, that calendar rhythm is worth paying attention to.
View current Frisco STR waitlist (Town of Frisco, updated monthly)
Frisco STR waitlist registration (Town of Frisco)
The License Does Not Come With the Property
This is the most common misunderstanding I run into with Frisco STR buyers. When a property sells, the seller's license is gone. Full stop. The new owner cannot apply until after closing, then joins the waitlist behind everyone already on it.
A listing can reference years of strong Airbnb income. That tells you what the current owner earned with an active license. It does not tell you what you will earn during the 12 to 14 months before you get your own. Run your numbers with that gap accounted for.
What You Can Do While You Wait for a License
The waitlist period does not have to be dead time. There are real income options while your application works through the queue.
|
Long-term rentals (30+ days)
No STR license required for rentals of 30 consecutive days or more. Renting monthly is fully legal, generates income, and keeps the property occupied and maintained while you wait. Lower nightly rate than STR but zero licensing exposure.
|
Medium-term rentals (30 to 90 days)
This is a bigger opportunity than most buyers realize, especially in summer. Retirees from Texas, Arizona, and the South have been coming to Summit County for decades to escape triple-digit heat. A fully furnished two or three-month stay in Frisco at 9,000 feet is genuinely appealing when it is 105 degrees in Dallas. Platforms like Furnished Finder, Airbnb's extended stays feature, and direct word-of-mouth fill this niche well. Revenue is meaningfully better than traditional long-term rental, no STR license is required, and summer bookings from climate-motivated travelers can cover a real chunk of your carrying costs while the waitlist works itself out.
|
Neither option replaces STR income entirely, but both are legitimate and meaningful during the wait. The buyers who plan for this period upfront are the ones who feel fine about the waitlist instead of anxious about it.
What It Actually Costs to License and Operate a Frisco STR
Frisco's fee structure is refreshingly simple compared to Breckenridge. No per-bedroom regulatory fee. One flat annual license cost and a clearly defined tax rate.
Annual License Fee: $250
Expires April 30 every year. The town does not prorate. If you get licensed in November, you still pay $250 and renew the following April 30.
Total STR Tax Rate: 15.725%
This is the total tax collected on every booking. Here is the full breakdown:
| Tax Component |
Rate |
| Colorado state sales tax |
2.9% |
| Summit County sales tax |
2.0% |
| Special district tax |
1.475% |
| Town of Frisco sales tax |
2.0% |
| Town of Frisco lodging tax |
2.35% |
| STR excise tax (voter-approved 2022) |
5.0% |
| Total |
15.725% |
Tax platform warning: Airbnb and VRBO do not automatically collect and remit all Frisco taxes. Verify exactly which taxes each platform handles and remit the rest yourself through the Town's MuniRevs/GovOS portal. Getting this wrong creates tax liability.
Source: Town of Frisco: STR Taxes and Payments | Town of Frisco: Sales and Lodging Tax Breakdown
Operating Requirements Once Licensed
- Occupancy limit: 2 persons per bedroom plus 4 additional occupants. A two-bedroom maxes at 8 guests.
- No night cap: Frisco does not limit the number of nights you can rent per year. Once licensed, rent as much as demand allows.
- Responsible Agent: Required. Must be available 24/7 to respond to complaints. Can be you or a property management company. If you are not local, budget for management.
- Parking plan: Required at application. The property must have adequate parking for the number of guests it accommodates.
- Life safety affidavit: Required. You certify the property meets safety standards including smoke detectors, CO detectors, and fire extinguishers.
- License number in all advertising: Required on every listing on every platform.
- Guest information notice: Must be posted inside the rental covering emergency contacts, occupancy limits, parking, trash, and snow removal.
Source: Town of Frisco: STR Guide and FAQs
Want to run the actual numbers on a specific Frisco property? I can help you model the waitlist gap, medium-term rental income during the wait, and what the full STR picture looks like once licensed. It is a more interesting conversation than most buyers expect. 303-907-9129 or TZimmerman@SliferSummit.com
What I Go Through Before Recommending a Frisco STR Purchase
When rental income is part of the plan, here is my actual checklist before an offer goes in:
- Is this property inside the Town of Frisco, or does it just have a Frisco mailing address?
- Where does the current waitlist stand, and how does April renewal timing affect your specific situation?
- What are realistic income options during the 9 to 10 month wait, long-term, medium-term, personal use?
- Can you cover carrying costs for 9 to 10 months without STR income if the timeline stretches?
- Does the HOA allow short-term rentals? Most do in Frisco, but deed-restricted affordable housing units are an exception worth confirming during due diligence.
- Does the parking situation support the required parking plan?
- Does the layout, access, and sleeping configuration actually work for rental guests?
- Does the property still make sense if the waitlist stretches or STR rules change again?
I am based in Frisco. This is my market. I know which buildings have long-standing rental histories, which HOAs are getting more restrictive, and where waitlist movement tends to happen fastest. That is worth a conversation before you go under contract.
Build a Realistic Model Before You Buy
The buyers who feel best about their Frisco purchases are the ones who modeled the numbers honestly upfront. That means accounting for the full cost picture, not just peak nightly rates. Here is what to build into your pro forma:
- Waitlist gap: Plan for 10 to 12 months without STR income after closing. Medium-term and long-term rentals can bridge a meaningful portion of this.
- Vacancy: Even strong markets have shoulder-season gaps. Budget realistically.
- Platform fees: Airbnb and VRBO both take a percentage of each booking.
- Property management: If you are not local, budget 20 to 30% of gross revenue for management. A good manager earns it.
- Cleaning and supplies: Turnover costs add up with frequent short stays. Factor them per booking, not annually.
- HOA dues and assessments: Monthly dues plus a reserve for special assessments.
- Utilities: STR properties typically run higher than owner-occupied due to guest use patterns.
- Maintenance and capital reserves: High guest turnover accelerates wear. Budget accordingly.
- Insurance: STR-specific policies cost more than standard homeowner's coverage. Get a quote before closing.
- Taxes: 15.725% comes off gross revenue on every booking.
Buyers who run these numbers clearly tend to be confident in their decision. The property should make sense as a real estate hold and lifestyle asset alongside the rental income, not solely dependent on it. When those things align, Frisco is a very solid long-term ownership story.
Best Types of Frisco Properties for STR Potential
Because the cap is full and the waitlist is real, the best Frisco STR purchase is not always the one with the most bedrooms or the flashiest nightly rate projection. Focus on properties that work well regardless of rental status. You can browse current Frisco listings here.
Main Street and Walkable Frisco Condos
Walkability is a genuine advantage. Condos within walking distance of Main Street appeal to owners who want coffee shops, restaurants, and events on foot, and to guests who want the same. That dual appeal supports both personal use and rental demand. These also tend to have the tightest resale depth because the location stays relevant year-round.
Lake Dillon and Marina-Area Properties
Properties near Lake Dillon and the Frisco Bay Marina carry strong summer appeal that extends the viable rental season beyond ski season. Paddleboarding, sailing, the rec path, and lake views draw a different guest than the pure ski-trip buyer. That broader demand base can mean stronger year-round occupancy once licensed.
Townhomes With Garages and Functional Layouts
In a mountain rental market, practical beats impressive. A townhome with a garage, good storage, multiple sleeping areas, and a layout that works for families beats a flashier property that is difficult for guests to use. The garage also matters operationally: guests with ski gear, bikes, and outdoor equipment need somewhere to put it. That directly affects reviews and return visits.
Single-Family Homes
Single-family homes offer privacy and outdoor space that condos cannot match, and they can serve larger groups commanding higher nightly rates. But the HOA and neighbor considerations are more complex. Parking, noise, occupancy, and neighborhood character all need more attention with single-family STRs than with condo buildings designed for high turnover.
Why Frisco's Approach Is Simpler and Fairer Than Breckenridge's
Frisco did something Breckenridge did not: they set the cap above the actual license count at the time the rule passed. When the ordinance was adopted in October 2022, Frisco had 825 licenses against a 900 cap. Seventy-five spots remained. There was still room to grow.
Compare that to Breckenridge Zone 3, where the cap was set at 390 but 1,058 licenses were already issued. New buyers in Zone 3 have zero path to a license until massive attrition occurs, which at current rates takes 8 to 15+ years.
Frisco's system is cleaner. One license type. One waitlist. No zone-line politics, no tiers, no questions about who drew the map. You buy, you close, you join the list, you wait your turn. Twelve to fourteen months later you are licensed. That is a real timeline you can build a plan around. Not perfect, but honest.
Selling a Frisco Property With an Active STR License
If you own a licensed Frisco STR, that history is part of the value story but it needs to be handled carefully in how the property is marketed. Buyers will want to know whether the license is active, what the income history looks like, what the HOA allows, and what the licensing process looks like for them after closing.
The one thing to be clear about: the license does not transfer. A buyer who is planning on renting short-term from day one will be disappointed. The right buyer for a licensed Frisco STR is someone who can plan around a 12 to 14 month ramp-up period or who wants the property primarily for personal use with rental potential down the road.
A good listing strategy should present the rental history accurately, explain the licensing reality plainly, and position the property's lifestyle appeal and location alongside the income story. Overselling rental potential to the wrong buyer creates problems in due diligence and at closing.
Is Frisco Still a Good Airbnb and Vacation Rental Market?
Yes, for buyers who understand what they are buying into. Frisco sits at the geographic center of Summit County. Breckenridge, Copper Mountain, Keystone, and Arapahoe Basin are all within 20 minutes. Main Street and the lake and the rec path stay busy year-round. That demand does not disappear because licensing got more complicated. The waitlist is the variable. Plan for it and Frisco is still a strong market. Ignore it and you are setting yourself up for a frustrating first year of ownership.
Frisco makes sense if:
- You can cover holding costs for 9 to 10 months without STR income
- You plan to use the property personally or rent long-term in the interim
- You want central Summit County location with year-round demand
- You would own the property regardless of the rental income
- No limit on rental nights once licensed is important to you
|
Worth thinking through if:
- You need STR income from closing day to make the numbers work
- Your underwriting is based on the seller's rental history
- You have not fully reviewed HOA documents for rental restrictions
- The purchase only works at best-case nightly rates with no vacancy
- You need immediate licensing with no wait
|
Comparing Frisco against Breckenridge, Keystone, Dillon, Silverthorne, Blue River, or Copper Mountain? Start with the full comparison: Summit County Short-Term Rental Regulations Guide.
Common Questions
Can I Airbnb or VRBO a property in Frisco?
Yes, but not right away. Frisco's 900-license cap has been full since February 2023. New buyers join the waitlist after closing. As of July 17, 2026 there are 48 applicants ahead of you, and recent experience puts the wait at 9 to 10 months.
Can I join the Frisco STR waitlist before I buy?
No. Frisco requires proof of ownership. You close first, then submit your waitlist application. The position is tied to your name and that specific property address and cannot be transferred or pre-reserved.
Does the STR license transfer when a property sells?
No. The seller's license is extinguished at closing. Every new owner starts fresh on the waitlist, regardless of how long the property has been rented or how strong the rental history is.
How long is the Frisco STR waitlist right now?
57 applicants as of May 28, 2026. Recent applicants have waited 9 to 10 months. The town updates the list monthly. The most movement tends to happen around the April 30 annual renewal deadline when non-renewing owners free up slots.
Can I rent my property while I wait for a license?
Yes, but only for stays of 30 consecutive days or more. Anything under 30 days requires an active STR license. Long-term rentals are one option. Medium-term furnished rentals of 30 to 90 days are another, and summer demand from retirees escaping the Texas and Southern heat has made this a more interesting market than it used to be. A two-month summer stay at 9,000 feet is an easy sell when it is 105 in Dallas.
What is the total tax rate for Frisco short-term rentals?
15.725%, including a 5% STR excise tax approved by Frisco voters in 2022. Airbnb and VRBO do not automatically collect and remit all of it. Verify which taxes each platform handles and remit the rest through the town's MuniRevs/GovOS portal.
Is there a limit on rental nights once I have a Frisco STR license?
No. Once licensed, you can rent as many nights as demand supports. Frisco does not cap annual rental nights, which is better than some neighboring jurisdictions that limit bookings to 35 per year.
Do HOA rules restrict short-term rentals in Frisco?
Rarely. The vast majority of Frisco properties that are eligible for an STR license under town rules are also permitted to rent by their HOA. The main exception is deed-restricted affordable housing units, which typically prohibit short-term rentals by design. If you are buying a market-rate condo or townhome, HOA restrictions are unlikely to be an issue, but it is worth a quick review of the CC&Rs during the inspection period to confirm.
Are Frisco STR rules the same as Summit County STR rules?
No. Frisco is an incorporated town with its own licensing framework. Summit County's STR regulations apply to unincorporated areas outside of Frisco's town limits. If a property has a Frisco mailing address but sits outside the town boundary, Summit County rules apply instead.
What are the occupancy limits for Frisco STRs?
2 persons per bedroom plus 4 additional occupants. A two-bedroom unit allows up to 8 guests total.
Thinking About Buying or Selling in Frisco?
If short-term rental income is any part of your plan, the waitlist timeline, the HOA picture, and the income modeling during the wait period are all things worth sorting out before you write an offer, not after.
I am based in Frisco and have worked this market for years across buyers, sellers, and investment-oriented purchases. I know which buildings have strong long-term rental histories, which HOAs are tightening restrictions, and how to build a realistic plan around the licensing timeline.
If you are comparing Frisco against other Summit County towns, I can walk through the licensing and income picture across Breckenridge, Dillon, Keystone, Silverthorne, Blue River, and Copper Mountain based on what you actually want to accomplish.
Tucker Zimmerman
Associate Broker, Slifer Smith & Frampton
303-907-9129 (call or text)
TZimmerman@SliferSummit.com
SoldInSummit.com
Disclaimer: Short-term rental rules, license availability, waitlist status, HOA restrictions, fees, taxes, and enforcement policies change. This page is for general informational purposes only and is not legal, tax, or financial advice. Always verify current rules directly with the Town of Frisco, the applicable HOA, and qualified legal and tax professionals before making a purchase decision. Waitlist figures are updated monthly by the Town of Frisco and may not reflect real-time changes. Tucker Zimmerman is a licensed Colorado real estate broker with Slifer Smith & Frampton.
