While tourism is an integral factor in sustaining the economies of many Colorado mountain communities, “there is no industry without the locals running it,” says Tyler Mosher, an employee at Copper Mountain for the past three years. The affordable housing crisis in the Colorado highlands has posed a dilemma between community and commodity. Though the two are interdependent, it seems that a current focus on the local community’s needs is necessary for the perpetuation of tourism and recreation in these areas.
In Summit County, two primary factors have led to both labor shortages and a lack of affordable housing opportunities for the local population. The first is promotional tourism, and the second is the increased migration of newcomers and part-time residents spurred by the pandemic. The annual Mountain Migration Report found that most part-time residents and newcomers in the western highlands had incomes exceeding $150,000 in 2021. The income of locals was estimated to be between $60,000 and $100,000, roughly 60% less than the non-local average.
While plenty of available housing exists in Colorado’s mountain communities, census data shows that 34 to 71 percent of housing across 15 western counties is currently vacant. The median home cost in Colorado is $488,600, a figure significantly higher than the nationwide median home cost of $291,700. Much of the vacant housing likely represents vacation rentals or second homes, regardless this housing is inaccessible to locals.
Without being able to find housing close to their jobs, many locals and seasonal workers have been forced to relocate. A lack of filled positions has led to many other inconveniences within mountain communities such as longer waits for public transportation and shorter operating hours of essential businesses.
Mosher has both seen and been impacted by these crises.
“I only go into Frisco or Silverthorne when I can get a ride,” he said. “The last time I tried to take the bus [Summit Stage] I was waiting for almost 45 minutes.”
Mosher feels fortunate that he has been able to attain subsidized housing through Copper during his time at the resort.
“I don’t think I would be able to be out here otherwise,” he said.
While he is confident that he could find another job in Colorado due to the fact that “everyone is hiring,” he does not feel as though he’d be able to afford to live anywhere else.
Historically, lower-wage jobs have been the most difficult to fill in Summit County, however, middle-wage and higher-wage positions have become equally difficult to fill amidst the housing crisis.
The construction of more affordable or subsidized housing in Summit County may seem like an excellent mitigation strategy, however, construction costs and a lack of buildable land make this proposal difficult to carry out.
It would seem that converting vacant short-term rentals into long-term rentals with an emphasis on local tenants may be the most constructive approach. The Summit County Housing Department is looking into this option, though action has yet to be taken.
Incentive programs such as Lease to Locals are an excellent start, providing homeowners and property managers cash incentives to convert their short-term rentals into long-term rentals for the local population.
Creating opportunity zones in areas that may not be less desirable to visitors and newcomers with higher incomes such as Dillon may also be an effective strategy. Opportunity zones are areas in which new investments may be subject to preferential tax treatment.
Prioritizing the needs of the local population is essential in addressing Colorado’s affordable housing and labor shortages. While tourism largely drives the economies of locations such as Summit County, there will be no available workers in the industry unless they are able to secure housing. Without the tourism industry, it is possible that fewer newcomers and part-time residents will be drawn to these areas, which could lead to a total economic collapse.
