Last Tuesday I sat in on the Archuleta Board of County Commissioners meeting via Zoom along with over 130 other attendees. The vast majority of these people were tuned in to discuss and object to the proposed regulations on Vacation Rentals being presented for a vote by the County Commissioners. These attendees were mostly local realtors and out-of-town owners that currently rent their homes as vacation rentals (Short-Term Rentals; STRs).
The two main topics for discussion and objections centered around:
(1) an identifying sign to be posted on each STR and
(2) restricting STRs in a community/neighborhood to a maximum of 5% of the residences.
When the Commissioners opened the floor for comments, the negative comments on both issues were overwhelming, but the bulk of the objections centered on the proposed 5% restriction. Realtors and out-of-town owners vehemently objected to the 5% restriction — or, in fact, any restriction on STRs. The common thread among the out-of-town owners was that they bought this residence as a future retirement home (how many of us have heard that before?) and that they can’t afford it unless they rent the residence as an STR. If (big IF) they are successful and do retire to the mountains in 5 – 10 – 20 years, they may find that their “dream” home is worn out from years of rental usage and that their “dream” home is in a neighborhood with 50% to 70% STRs.
Try to enjoy that retirement!
The realtors who participated in the discussion basically wanted to object to everything. They brought up the positive impact that vacation renters have on the economy… they spend money. The question has to be asked: “Don’t full-time residents and full-time renters spend money?” It would seem more beneficial to the economy to have a 365 day a year resident spending money vs. a part-time short term renter.
Putting the economy aside, why are these realtors against any STR restrictions? These realtors even formed a protest march complete with signs and placards and gathered in front of the County Administration Building prior to the meeting. What is the threat to them? It a known fact that the available inventory of houses for sale in Archuleta County is at an all-time low. The realtors have sold almost everything and their commissions are in their pockets. What are they going to sell? How about all the houses that will be on the market when the actual full-time residents get fed up with vacation rentals everywhere and move from Pagosa? Oh, and they’ll need a realtor to sell their house… more commission dollars for the realtors.
The objectors to the 5% seemed to be oblivious of what is going on in other cities and counties. Durango, Telluride, Salida, Denver and a host of other Colorado towns have implemented STR restrictions… most are more restrictive than what is being proposed for Archuleta County. Vacation rentals are being restricted across the country from Florida to California, with some communities banning them completely. Why? Vacation rentals destroy residential neighborhoods and create unneeded challenges for law enforcement, utility companies and full-time residents.
As I sat through 4 hours of the BoCC Meeting, I grew more and more disappointed and embarrassed by the real estate community that was at the meeting and their shills. For those not familiar with Zoom, there is a “Chat” button on the computer screen that can be “clicked” which allows written comments to be made to all attendees. The content of these remarks was very indicative of the attitude of the real estate agents in attendance. To paraphrase the comments:
“These Commissioners are trying to railroad this regulation.”
“These Commissioners don’t represent what we want.”
“Let’s call for a special election and vote them out of office and elect someone that agrees with us.”
“The Commissioners are overstepping their authority…too much government control of our stuff.”
“Remember what they are doing to us at election time.”
The presenter and author of the regulation changes, Pamela Flowers, Development Director, was also criticized:
“Who is she to tell us what to do?”
“What are her credentials?”
“If the Commissioners put her in that position, we’ll get rid of them and her too.”
These types of comments went on for most of the discussion time… almost two hours. It reminded me of a lynch mob in an old western movie. It was totally uncalled for. And just think, these are your neighbors badmouthing elected public officials and appointed county employees that have a job to do… looking out for the best interest of ALL county residents.
Another hot button was pushed on the 5% restriction when some realtor in attendance made the “Chat” comment that townhomes and condos should have a much higher allowed percentage of STRs or better yet, no restrictions. If there was ever a need for a 5% STR restriction, it is in townhome and condo communities. The close proximity of these dwellings already creates a motel-like atmosphere. Imagine the impact if there are no restrictions, a situation that exists today. Vacation renters would not be just “next door” but literally in the next room just like a motel. Parking problems, excessive noise and mountains of trash are just a few of the constant headaches that become intensified in a townhome or condo community. STRs don’t work in this environment! I own a unit in a townhome community that is approaching 40% vacation rentals, so I know first-hand. I can guarantee that the comments were made by individuals who do not live in these types of communities.
Now, due to a meeting notification technicality, nothing was actually approved or disapproved at this meeting… four hours of arguments that get to be rehashed on May 18 at the next BOCC meeting.
If you feel strongly about preserving the life that we all enjoy in Pagosa Country and don’t wish to be overrun by vacation renters in our neighborhoods, then let your voice be heard. Write a letter to the Commissioners, send an email, plan to attend the meeting… vacation rentals should not dominate our neighborhoods.
Don’t let a handful of realtors and non-voting, out-of-town “investors” dictate the future of Archuleta County… our county.
Ron Barnum
Pagosa Springs, CO
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