Buying luxury real estate in Aspen starts with one question: is the property inside the City of Aspen or in unincorporated Pitkin County? That line decides whether you pay Aspen's two real estate transfer taxes — a 0.5% Wheeler tax on the full price and a 1.0% housing tax on the price above $100,000, both owed by the buyer — and which government issues a short-term rental permit. Colorado itself adds only a small state documentary fee at recording. After jurisdiction, the big questions are rental plans, closing paperwork and finding an agent who works the market.
At a glance
| Topic | What to know | Where to check |
|---|---|---|
| City or county? | City of Aspen rules (transfer taxes, STR permits) apply only inside city limits | City of Aspen; Pitkin County |
| Wheeler RETT | 0.5% of the full consideration; extended by voters through Dec. 31, 2039 | City of Aspen, Real Estate Transfer Taxes |
| Housing RETT | 1.0% of consideration after excluding the first $100,000; existing deed-restricted affordable units exempt | City of Aspen |
| Who pays | The buyer; unpaid tax can become a lien | City of Aspen |
| State fee | Colorado documentary fee: 1 cent per $100 of consideration over $500 | C.R.S. §39-13-102 |
| Declaration | A TD-1000 Real Property Transfer Declaration accompanies the deed | Colorado TD-1000 |
| Short-term rentals | City permit required; owner-occupied permits capped at 120 nights a year; some zones cap "classic" permits | City of Aspen STR program |
Inside city limits or in Pitkin County?
Aspen's transfer taxes and its short-term rental permits apply only to property inside the City of Aspen. The City says that if a home is inside city limits you need only a City STR permit, and if it's outside you need only a Pitkin County permit. Confirm jurisdiction on the City's map or with your title company; a mailing address isn't proof.
Aspen's two transfer taxes
- Wheeler RETT (0.5%). Approved by voters in 1978 for the Wheeler Opera House and the arts, first levied in 1979 and extended through Dec. 31, 2039. It applies to the full consideration.
- Housing RETT (1.0%). Effective July 1, 1989, to fund housing. The first $100,000 is excluded, and existing deed-restricted affordable units are exempt. Absent voter extension it expires after Dec. 31, 2060.
The City says the taxes are the purchasing party's responsibility and are submitted with a computation form before the deed is recorded with the Pitkin County Clerk and Recorder. Unpaid tax bears interest and becomes a lien on the property. The City code lists exemptions, which are claimed on the City's exemption form.
Colorado's recording fee and the TD-1000
Colorado charges a documentary fee of one cent for each $100 of consideration when it exceeds $500, collected by the county clerk and recorder. A TD-1000 declaration — confidential and not recorded — goes to the county assessor with the deed.
Planning to rent it out?
The City of Aspen requires an annual STR permit plus a business license. There are four permit types:
- Owner-Occupied (STR-OO): for owners whose Aspen home is their primary residence; limited to 120 rental nights a year.
- Classic (STR-C): for second homes and investment properties; no night cap, but limited in number in certain residential zones, with waitlists.
- Lodging Exempt (STR-LE): for qualifying lodges and condo-hotels.
- Temporary (STR-T): lets a new owner honor the prior owner's existing bookings for 90 days.
Permits are non-transferable, so a buyer can't simply take over the seller's permit. Since May 1, 2023, the City has charged an STR excise tax of 5% (owner-occupied and lodge-exempt) or 10% (classic) per night on top of sales and lodging taxes. Renewal applications for 2027 are accepted Nov. 15, 2026 through Jan. 14, 2027.
Buyer checklist
- Confirm city vs. county jurisdiction.
- Budget for the Wheeler and Housing RETTs if inside city limits.
- Check deed restrictions, HOA rules and zoning before relying on rental income.
- If renting, check the zone's STR-C cap and waitlist.
- Have your title company handle the RETT computation, TD-1000 and recording.
- Talk to a Colorado attorney and tax adviser about ownership structure.
Choosing an agent
Browse Find a Realtor on the Haute Real Estate Network.
Featured: The Richard Steinberg Team, affiliated with Compass, serves New York City, the Hamptons, South Florida and Aspen, Colorado.
Frequently asked questions
What is the transfer tax in Aspen, Colorado? Inside City of Aspen limits, buyers pay a 0.5% Wheeler RETT on the full price and a 1.0% Housing RETT on the price above $100,000.
Who pays Aspen's transfer tax, the buyer or seller? The City says the purchasing party is responsible.
Does Aspen's transfer tax apply in Pitkin County? No. It applies only to property inside City of Aspen limits.
Can I rent my Aspen home short-term? Inside the city you need a City STR permit and business license. Owner-occupied permits are capped at 120 nights a year, and classic permits are capped in some zones.
Does Colorado have a state transfer tax? Colorado charges a documentary fee of 1 cent per $100 of consideration over $500 when the deed is recorded.
Sources
- City of Aspen, Real Estate Transfer Taxes (aspen.gov/1428) and RETT Computation & Transmittal Report
- City of Aspen, Short-term Rentals (aspen.gov/1407) and Lodging and Short Term Rental Taxes (aspen.gov/1427)
- Colorado Revised Statutes §39-13-102 (documentary fee)
- Colorado Real Property Transfer Declaration (TD-1000), Colorado Division of Real Estate (All checked Nov. 10, 2026.)
General information, not legal, tax or investment advice.