INTRODUCTION An analysis of the number and type of rental units and pillows available for short-term rental in Aspen and Snowmass, Colorado as of May 31, 2015 was conducted on behalf of Stay Aspen Snowmass.by DestiMetrics, LLC. This is the third such survey conducted for Stay Aspen Snowmass by DestiMetrics, who conducted the first two as MTRiP, LLC, and is in-part intended to convey the evolution of inventory in the subject communities. To that end, the empirical data, first reported in 2009 and 2012, are included in the body of this report s tabular and graphical charts. In short, this iteration of Transient Inventory shows: Aspen and Snowmass short-term transient bed base is comprised of 3,898 units, which can accommodate up to 17,739 persons at their total theoretical capacity. This is a slight decline in units from 3,955 in 2009, but a slight increase in pillows from 17,450 in 2009. Further details and a breakdown by location are provided in the accompanying report. 49 unique participating property management companies, representing a variety of property types, are included in the study including 1 Bed and Breakfast, 25 Hotel/Lodge, 83 Condominium Properties and 102 Private Homes (based on a subjective interpretation of the naming conventions used by the respondents). In cases where property management companies represent both Condominium and Private Home units, the management company was asked to self-describe based on their primary business and marketing efforts. Included in this study but not in the inventory counts are: An analysis of rent-by-owner (RBO) units/properties. RBO units/properties are units that are sold through non-conventional means by the unit owner directly, usually through such portals as AirBnB, VRBO.com and HomeAway.com. More information on RBO units in this study can be found below. Fractional ownership units and pillows are also included in the unit and pillows counts and have been analyzed separately and are included in the overall unit and pillow counts. Based on feedback from timeshare property managers in Aspen and Snowmass, timeshare ownership occupancy ranges from 25% - 35% annually. This study has been created as a benchmark, from which periodic updates can be provided, the results of which would show the evolution of transient bed base inventory, going forward. I. METHODOLOGY Participation: The data were obtained by soliciting information from properties and property management companies that manage and rent units to transient guests for periods of time less then 30 consecutive nights. A list of potential participants was provided by Aspen and Snowmass. Research was conducted to determine viable participants from which a master list was created, along with sufficient contact information to be useful both now and in the future. See Attachment B for a list of participants and their contact information. Data Collection: Participants were sent the Aspen and Snowmass Bed Base Data Collection Form (see Attachment C) via email and asked to include their property name, property management company, property type, corridor/segment, quality rating, timeshare/fractional ownership, date property was constructed, most recent renovation, unit count, maximum occupancy and submitter information. Follow up calls were made as appropriate 1
in order to accomplish full participation. When there was no participation from a property/property management company an estimate, where data were extracted from their website was included (see Attachment D). Locations: Participants were given the choice of 2 corridor/segment locations; Aspen or Snowmass Village. Properties/units that are located outside the Aspen and Snowmass Village limits were not included in the study. Ratings: The property quality rating was also obtained, based on AAA ratings or the subjective opinion of the property manager if an AAA rating was not available. The participants were asked to indicate how their property was rated using the following categories, AAA 5 Diamond/Luxury or similar, AAA 4 Diamond/Deluxe or similar, AAA 3 Diamond/Moderate or similar and AAA 2 or 1 Diamond/Economy or similar. Unit Inclusions/Exclusions: Data were collected on units that are available for rental in increments of less than 30 days. Units that are only available for the duration of one season, winter or summer, were included. Fractional Ownership units/pillows were included, not just units/pillows that are available for short-term rental. Metrics and Definitions: Data on the number of short-term units and their maximum occupancies in each property type category, location and quality rating were collected. The following terms are defined in the Glossary of Terms (see Attachment A) in order to provide consistency in reporting: Property Management Company, Property Name, Property Type, Rating, Ownership (wholly owned or fractional ownership), Corridor/Region and Maximum Occupancy. Other terms were addressed and defined to accommodate all types of rental situations including Timeshare/Fractional Ownership and Lock-offs. Prior to the commencement of the study, Property Types were categorized and defined into the following: Bed & Breakfast, Hotel/Lodge, Condominium and Private Home. Rent by Owner (RBO): RBO units are defined as short-term rental units that are sold to transient guests directly by the owner through one of several direct channels, but where no professional lodging or property management company is involved in the rental process. This market segment was measured by counting the number of rental units and pillows available on www.homeaway.com (HomeAway), the most prevalent avenue for owner-direct rentals. While by no means a complete sampling, it does provide some indication of the transient inventory that is not otherwise evident, but should be considered with the following caveats: HomeAway site is included. AirBnB individual rooms are not included. The analysis of these data does account for the duplication of units/pillows where a unit may be listed for rental by both the owner and by a property management company. Fractional ownership units that were available for short-term rental directly through the owner were not included in this portion of the study because unit and pillow data was obtained from the property directly. While no historical data is available, it is believed that this represents a significant increase over each of the last two years. In comparing RBO units and pillows to all transient short-term inventory, Fractional Ownership units and pillows were not included. Practical Capacity: Data were collected and reported based on a unit s theoretical capacity (or maximum occupancy), also known as total pillows, but it is understood that theoretical capacity at the destination level is never achieved. For those wishing to extrapolate a practical capacity we suggest: Peak Times including holidays and family based high-season : 90%* of theoretical capacity other times: 80%* of theoretical capacity *Practical capacity figures are estimates (based on educated but informal calculations) pending further/better substantiated data. 2
RESULTS as of May 31, 2015 Study Results are provided in brief narrative, with charts and tables. Supporting documents are provided in the Appendices. A. Units/Pillows by Region: There are a total of 3,898 units, which can accommodate up to 17,739 persons at their theoretical capacity. Units and pillows were designated into Aspen and Snowmass Village corridors/regions. Aspen accounts for 2,120 units (54%) and 9,193 pillows (52%). Snowmass accounts for 1,778 units (46%) and 8,546 pillows (48%). The following tables and graphs represent the total number of units and pillows in Aspen and Snowmass including, the combined total of each. Overall the transient inventory in Aspen and Snowmass decreased in available units by -5.27% (217) and in pillows by -5.93% (1,118) from 2012 to 2015. The greatest shift in units and pillow decline was seen in Aspen with an -7.54% (173) decline in units and -8.84% (892) in pillows. Unit and Pillows by Location Aspen Snowmass Units by Location 2,120 1,778 3,898 Pillows by Location 9,193 8,546 17,739 Combined Unit and Pillows 2009 2012 2015 % Change '12 v '09 % Change '15 v '12 Units 3,955 4,115 3,898 4.05% -5.27% Pillows 17,450 18,857 17,739 8.06% -5.93% % Change Trend Absolute Trend Aspen Unit and Pillows 2009 2012 2015 % Change % Change '12 v '09 '15 v '12 Units 2,304 2,293 2,120-0.48% -7.54% Pillows 9,385 10,085 9,193 7.46% -8.84% Snowmass Unit and Pillows 2009 2012 2015 % Change % Change '12 v '09 '15 v '12 Units 1,651 1,882 1,778 13.99% -4.35% Pillows 8,091 8,772 8,546 8.42% -2.58% % Change Trend % Change Trend Absolute Trend Absolute Trend 3
B. Units & Pillows by Property Type: Units and pillows were classified into one of four categories: Hotel/Lodge, Condominium, Private Homes and Bed & Breakfast. It was found that Hotel/Lodge units were the most prevalent property type in Aspen and Snowmass combined and account for 1,985 units (51%) and 6,615 pillows (37%), while Condominiums account for 1,752 units (45%) and 9,448 pillows (53%). Individually, Hotel/Lodge units were the dominant property type in Aspen (1,161), followed by condominiums (863), while this was reversed in Snowmass, where there are 889 condominium units and 824 Hotel / Lodge units. Aspen and Snowmass can accommodate significantly more guests in the Condominium category and can also accommodate approximately 5.4 guests per Condominium room. The migration on Condominiums and Private Homes from traditional property management companies to online RBO outlets is reflected in the decline of 94 units (4.94%) and 64 Private Home units (29.11%) since 2012. The greatest impact was seen in Aspen with a loss of 69 Condominium units (7.40%) and 45 Private Home units (34.35%). The following tables and graphs represent the total number of pillows in each property type category. Units by Location and Type Hotel/Lodge Condominium Private Home Bed & Breakfast Aspen 1,161 863 86 10 2,120 Snowmass 824 889 65 0 1,778 Total 1,985 1,752 151 10 3,898 4
Combined - Units by Type Hotel/Lodge Condominium Private Home Bed & Breakfast 2009 1,781 1,942 164 68 3,955 2012 1,984 1,846 213 72 4,115 2015 1,985 1,752 151 10 3,898 % Change '12 v '09 11.40% -4.94% 29.88% 5.88% 4.05% % change '15 v '12 0.05% -5.09% -29.11% -86.11% -5.27% Aspen - Units by Private Bed & Hotel/Lodge Condominium Type Home Breakfast 2009 1,160 976 100 68 2,304 2012 1,158 932 131 72 2,293 2015 1,161 863 86 10 2,120 % Change '12 v '09-0.17% -4.51% 31.00% 5.88% -0.48% % change '15 v '12 0.26% -7.40% -34.35% -86.11% -7.54% Snowmass - Units by Type Hotel/Lodge Condominium Private Home Bed & Breakfast 2009 621 966 64 0 1,651 2012 826 914 82 0 1,822 2015 824 889 65 0 1,778 % Change '12 v '09 33.01% -5.38% 28.13% 0.00% 10.36% % change '15 v '12-0.24% -2.74% -20.73% 0.00% -2.41% C. Pillows by Property Type and Location: Condominium Properties in Aspen / Snowmass when combined account for 9,448, or 53%, of all pillows. When broken down, the condominium pillow is the dominant pillow-type in both Aspen and Snowmass individually. Hotel/Lodge pillows are the next-dominant pillow type in Aspen / Snowmass combined and account for 6,615 (37%) of total pillows, Since 2012, condominium pillows have declined -5.93%, while Hotel/Lodge pillows have increased 3.29% during that same period. Some of the increase is due to the shift of some previous Bed & Breakfast properties to traditional Hotel/Lodge Properties. With the addition of Hotel/Lodge pillows in Aspen and Snowmass, the variety of available accommodations in Aspen and Snowmass has also increased. The following tables and graphs represent the total number of pillows in each Property Type category in each location and their overall totals as well as a comparison to the benchmark study. 5
Pillows by Location/Type 2015 Hotel/Lodge Condominium Private Home Bed & Breakfast Aspen 3,713 4,598 856 26 9,193 Snowmass 2,902 4,850 794 0 8,546 Total 6,615 9,448 1,650 26 17,739 Combined - Pillows by Type Hotel/Lodge Condominium Private Home Bed & Breakfast 2009 5,162 10,476 1,637 175 17,450 2012 6,404 10,044 2,211 198 18,857 2015 6,615 9,448 1,650 26 17,739 % Change '12 v '09 24.06% -4.12% 35.06% 13.14% 8.06% % change '15 v '12 3.29% -5.93% -25.37% -86.87% -5.93% Aspen - Pillows by Hotel/Lodge Condominium Private Bed & Type Home Breakfast 2009 3,308 4,991 911 175 9,385 2012 3,506 5,077 1,304 198 10,085 2015 3,713 4,598 856 26 9,193 % Change '12 v '09 5.99% 1.72% 43.14% 13.14% 7.46% % change '15 v '12 5.90% -9.43% -34.36% -86.87% -8.84% 6
Snowmass - Pillows by Type Hotel/Lodge Condominium Private Home Bed & Breakfast 2009 1,854 5,485 726 0 8,065 2012 2,898 4,967 907 0 8,772 2015 2,902 4,850 794 0 8,537 % Change '12 v '09 56.31% -9.44% 24.93% 0.00% 8.77% % change '15 v '12 0.14% -2.36% -12.46% 0.00% -2.68% D. Units/Pillows by Rating and Location: It was found that the majority of the properties in Aspen and Snowmass 2,004 units (51%) are rated Deluxe. Both Aspen and Snowmass continue to have a similar distribution of Deluxe, Moderate and Economy units and pillows. There has been a shift in rating categories since the 2012 transient study in both Aspen and Snowmass destinations, with both the Deluxe and Economy rated properties declining in their respective categories in each destination, while the Moderate category has increased in both Aspen and Snowmass. The following tables and graphs represent the units by location and property quality rating as well as a comparison to the benchmark study. Units by Rating and Location 2015 Deluxe Moderate Economy Aspen 1,086 926 108 2,120 Snowmass 918 796 64 1,778 Totals 2,004 1,722 172 3,898 7
Combined - Units by Rating Deluxe Moderate Economy 2009 2,277 1,407 271 3,955 2012 2,487 1,261 367 4,115 2015 2,004 1,722 172 3,898 % Change '12 v '09 9.22% -10.38% 35.42% 4.05% % change '15 v '12-19.42% 36.56% -53.13% -5.27% Aspen - Units by Rating Deluxe Moderate Economy 2009 1,320 896 88 2,304 2012 1,423 654 216 2,293 2015 1,086 926 108 2,120 % Change '12 v '09 7.80% -27.01% 145.45% -0.48% % change '15 v '12-23.68% 41.59% -50.00% -7.54% Snowmass - Units by Rating Deluxe Moderate Economy 2009 957 511 183 1,651 2012 1,064 607 151 1,822 2015 918 796 64 1,778 % Change '12 v '09 11.18% 18.79% -17.49% 10.36% % change '15 v '12-13.72% 31.14% -57.62% -2.41% The following tables and graphs represent the pillows by location and property quality rating as well as a comparison to the benchmark study. As should be expected, pillow quality ratings in both Aspen and Snowmass shifted similarly to the unit shift cited above. Pillows by Rating and Location 2015 Deluxe Moderate Economy Aspen 5,034 3,773 386 9,193 Snowmass 4,627 3,669 250 8,546 Totals 9,661 7,442 636 17,739 8
Combined - Pillows by Rating Deluxe Moderate Economy 2009 10,547 5,901 1,002 17,450 2012 12,151 5,152 1,554 18,857 2015 9,661 7,442 636 17,739 % Change '12 v '09 15.21% -12.69% 55.09% 8.06% % change '15 v '12-20.49% 44.45% -59.07% -5.93% Aspen - Pillows by Rating Deluxe Moderate Economy 2009 5,804 3,213 368 9,385 2012 6,876 2,407 802 10,085 2015 5,034 3,773 386 9,193 % Change '12 v '09 18.47% -25.09% 117.93% 7.46% % change '15 v '12-26.79% 56.75% -51.87% -8.84% 9
Snowmass - Pillows by Rating Deluxe Moderate Economy 2009 4,743 2,688 634 8,065 2012 5,275 2,745 752 8,772 2015 4,627 3,669 250 8,546 % Change '12 v '09 11.22% 2.12% 18.61% 8.77% % change '15 v '12-12.28% 33.66% -66.76% -2.58% E. Units/Pillows by Location Rating and Property Type: The below tables provide a breakdown of each Property Type and Rating by Location. Aspen Units by Type and Rating Deluxe Moderate Economy Hotel/Motel/Resort 462 598 101 1,161 Condominium 554 302 7 863 Private Home 70 16 0 86 Bed & Breakfast 0 10 0 10 Total 1,086 926 108 2,120 Aspen Pillows by Type and Rating Deluxe Moderate Economy Hotel/Motel/Resort 1,313 2,046 354 3,713 Condominium 3,000 1,566 32 4,598 Private Home 721 135 0 856 Bed & Breakfast 0 26 0 26 Total 5,034 3,773 386 9,193 Snowmass Units by Type and Rating Deluxe Moderate Economy Hotel/Motel/Resort 427 333 64 824 Condominium 434 455 0 889 Private Home 57 8 0 65 Bed & Breakfast 0 0 0 0 Total 918 796 64 1,778 10
Snowmass Pilows by Type and Rating Deluxe Moderate Economy Hotel/Motel/Resort 1,458 1,194 250 2,902 Condominium 2,466 2,384 0 4,850 Private Home 703 91 0 794 Bed & Breakfast 0 0 0 0 Total 4,627 3,669 250 8,546 F. Timeshare/Fractional Owner and Wholly Owned Units and Pillows: 517 units (13%) and 2,670 pillows (15%) are fractionally owned, while 3,381 units (87%) and 15,069 pillows (85%) are wholly (conventionally) owned. The timeshare / fractional unit numbers have shifted dramatically over the course of the three comparative studies, reflecting changes in real-estate and economic marketplaces, with a moderate decline in units and pillows between 2009 and 2012, and a sharp increase in both categories from 2012 to 2015. The following tables and graphs represent the total number fractional ownership units and pillows in comparison to wholly owned units and pillows. Based on feedback from timeshare property managers in Aspen and Snowmass, timeshare ownership occupancy ranges from 25% - 35% annually. Fractional Ownership Units and Pillows Units Pillows Fractional Ownership 517 2,670 Wholly Owned 3,381 15,069 Fractional Ownership Units Pillows 2009 357 2,009 2012 340 2,000 2015 517 2,670 % Change '12 v '09-4.76% -0.45% % change '15 v '12 52.06% 33.50% 11
G. Construction Years by Units and Location: Property construction years were available for 3,599 (92%) of the current units in Aspen and Snowmass. Construction year was unknown on 299 (8%) units in Aspen and Snowmass. Construction periods were measured using 10-year increments, excepting a 12 year period from 1954 to 1965. The majority of units in both Aspen and Snowmass were built between 1966 and 1975 (32%), with a small construction bubble between 1996 and 2005 adding an additional 17% to the inventory. There are no units older than 1966 in Snowmass. The below tables provide a breakdown of property construction years and Location. Units by Renovations and Location Aspen Snowmass 1954-1965 231 0 231 1966-1975 487 646 1,133 1976-1985 431 198 629 1986-1995 256 182 438 1996-2005 228 517 745 2006-2015 249 174 423 12
H. Most Recent Renovation by Units and Location: Properties most recent renovation information was available for 3,573 (92%) of the units in Aspen and Snowmass. Properties most recent renovation information was unavailable for 325 (8%) of the units in Aspen and Snowmass. The below tables provide a breakdown of property most recent renovation time frame and Location. Units by Renovations and Location Aspen Snowmass 1-3 Year 993 446 1,439 4-6 Years 735 811 1,546 7+ Years 154 434 588 I. Rent by Owner (RBO) Units and Pillows by Location through www.homeaway.com ( HomeAway ): RBO units available for rent in Aspen and Snowmass through the HomeAway web portal are geographically classified as Aspen and Snowmass Village. The data below organize the HomeAway units and pillows using such geographic information as was available through the web portal. The majority of the total units in the HomeAway Market are located in Aspen with 414 units (52%) and 1,972 pillows (52%). The following tables represent the total number of HomeAway units and pillows by Location. 13
Grey Market - Homeaway Aspen Snowmass Locations Aspen Snowmass Units by Location 414 376 790 Pillows by Location 1,972 1,789 3,761 J. Rent by Owner vs. Traditionally Managed Market: It was found that the Rent by Owner makes up a small amount of the overall inventory in Aspen and Snowmass. 790 Units (17%) and 3,761 pillows (18%) in Aspen Snowmass are being sold owner-direct whereas 3,898 units (83%) and 17,739 pillows (82%) are being sold traditionally. The following tables and graphs represent the total number of Grey Market and Non Grey Market units and pillows. RBO Market vs. Traditional Market HomeAway Aspen Snowmass Traditional Market Units 790 3,898 Pillows 3,761 17,739 III. APPENDIX Attachment A Glossary of Terms Attachment B Aspen Snowmass Data Collection Form Attachment C Raw Data 14