Thinking about a Mt. Washington ski condo but not sure if owning beats renting? You are not alone. The mountain’s strong winter season, slower shoulder months, and strata rules make this a numbers decision as much as a lifestyle choice. In this guide, you’ll see how to compare real carrying costs with realistic rental income, plus simple break-even math you can run on any unit. Let’s dive in.
Mt. Washington rental demand
Mt. Washington Alpine Resort draws regional skiers and destination visitors, which creates strong winter demand for condos and vacation rentals. High season typically runs from December through March, with peak weeks in December and February holidays. Spring long weekends often help close out the season.
Outside of winter, bookings are more modest. Late fall and April are classic shoulder periods, and summer demand is limited compared with ski season. Check the resort’s opening dates, events, and peak periods on the Mount Washington Alpine Resort site when you set pricing or plan owner stays.
Own vs rent framework
Here is a simple way to frame the decision.
- Gross rental revenue = average nightly rate × nights booked
- Net rental income = gross revenue − platform fees − management fees − cleaning and booking costs
- Annual ownership carrying cost = mortgage payments + strata fees + property tax + insurance + utilities + maintenance reserve + other owner costs − net rental income
- Equivalent cost to rent only = average nightly rate × nights you plan to use
- Break-even nights to own = annual ownership net cost ÷ average net nightly revenue after fees
Use these to compare your likely cash outlay to the cost of simply renting when you want to ski.
Ownership costs to budget
Owning a Mt. Washington condo comes with recurring and variable costs. Build your estimate with real quotes for the exact unit you are considering.
Recurring annual costs:
- Mortgage payments
- Strata fees
- Property taxes
- Condo insurance with short-term rental coverage if applicable
- Utilities and internet
- Repairs and maintenance reserve
- Property management, platform, and cleaning fees for rentals
- Vacancy buffer for unbooked nights
One-time or transaction costs:
- Legal and closing costs, including property transfer tax if applicable
- Furnishings and equipment for guest-ready use
- Possible GST/HST considerations for short-term accommodations
Where to pull real numbers:
- Listings and strata fees: browse current inventory and disclosures on Realtor.ca
- Property taxes and assessment: confirm via BC Assessment and the Comox Valley Regional District
- Insurance: get quotes that include short-term rental endorsements
- Management and cleaning: request quotes from local property managers and cleaners
Illustrative break-even example
The figures below are templates to show the math. Replace them with current quotes for your unit.
Assumptions for an example unit (illustrative only):
- Purchase price: CAD 450,000
- Down payment: 20 percent, mortgage principal CAD 360,000
- Mortgage rate: 5.0 percent, 25-year amortization, annual payments about CAD 25,260
- Strata fees: CAD 7,200 per year
- Property tax: CAD 2,250 per year
- Insurance: CAD 1,200 per year
- Utilities and internet: CAD 2,400 per year
- Maintenance reserve: CAD 1,200 per year
- Total pre-rental operating cost: CAD 39,510 per year
Rental performance assumptions (illustrative only):
- Average gross nightly rate across seasons: CAD 300
- Fees on bookings and management: about 30 percent of gross
Scenario A: Frequent skier who rents aggressively
- Owner use: 30 nights
- Nights rented: 120
- Gross rental revenue: 120 × 300 = CAD 36,000
- Net rental revenue after fees: about CAD 25,200
- Annual carrying cost after rentals: 39,510 − 25,200 = CAD 14,310
- If you rented similar units for your 30 nights at CAD 400, your cost to rent would be about CAD 12,000
- Takeaway: owning could cost a little more on cash flow, but you gain control and build equity. Results improve with higher rates or more booked nights.
Scenario B: Minimal owner use, investor focus
- Owner use: 0 nights
- Nights rented: 200
- Gross rental revenue: 200 × 300 = CAD 60,000
- Net rental revenue after fees: about CAD 42,000
- Annual carrying cost after rentals: 39,510 − 42,000 = −CAD 2,490
- Takeaway: with strong winter occupancy and active management, small positive cash flow is possible before income tax, but it depends on true rates, seasons, and surprise costs.
Scenario C: Occasional user, limited renting
- Owner use: 10 nights
- Nights rented: 60
- Gross rental revenue: 60 × 300 = CAD 18,000
- Net rental revenue after fees: about CAD 12,600
- Annual carrying cost after rentals: 39,510 − 12,600 = CAD 26,910
- Takeaway: if you only use the unit a few nights and rent sparingly, owning is likely much more expensive than renting when you visit.
If you plan to rent nights
Short-term rental rates on the mountain are highly seasonal. Owners often see strong winter bookings and lower occupancy in the shoulder months. To benchmark live rates and calendars, check comparable units on Airbnb, VRBO, and Booking.com. Filter for peak winter weeks and a spring or fall week to see the spread in nightly pricing and availability.
Keep in mind:
- Unit size, view, building amenities, and proximity to lifts all influence rate and occupancy.
- Holiday weeks often command premium pricing.
- A full-service property manager commonly charges 15 to 30 percent of gross revenue.
Rules and approvals to confirm
Before you buy, verify the operating rules for your building and the region.
- Strata bylaws and rental rules: confirm whether short-term rentals are permitted, any minimum stay, caps, or registration requirements
- Depreciation report and contingency fund: review for upcoming capital projects that could increase fees or lead to special levies
- Local regulations: contact the Comox Valley Regional District to confirm any short-term rental business licensing or bylaw requirements for Mt. Washington
- Insurance: confirm availability and cost of short-term rental endorsements for condos
- Taxes: rental income must be reported, and capital gains may apply on sale if not your principal residence; see the Canada Revenue Agency for general guidance and consult a local accountant
- Financing: some lenders treat short-term rental income differently for qualification; confirm with your lender
DIY break-even steps
Use this quick workflow to estimate your personal break-even nights.
Collect your inputs. Purchase price, down payment, mortgage rate and amortization, strata fee, annual property tax, insurance, utilities, and realistic nightly rates and occupancy for the specific building.
Calculate annual carrying cost. Add your mortgage payments, fees, taxes, insurance, utilities, and a maintenance reserve.
Estimate net nightly revenue. Start from your average nightly rate and subtract typical platform, management, and cleaning costs.
Compute break-even nights. Divide annual ownership net cost by your net nightly revenue. If you plan personal use, ensure the remaining rentable nights can realistically hit that target.
Pro tip: align owner stays with lower-demand periods and price peak winter weeks dynamically. Check the Mount Washington Alpine Resort calendar for high-demand dates.
Risks to weigh
Every plan has sensitivities. Keep these in view.
- Interest rates: your mortgage payment is a major driver; track rate trends at the Bank of Canada
- Occupancy variability: snow conditions, weather, and competition affect winter bookings
- Strata costs: fee increases or special assessments can change the math; review depreciation reports and minutes
- Operating costs: cleaning, supplies, and minor repairs add up, especially with short stays
- Rule changes: strata or local bylaw shifts can impact short-term rental permissions
Local help for a confident decision
You do not have to run the numbers alone. As a family-led team rooted in the Comox Valley, we know the Mt. Washington buildings, seasonal rhythms, and what to look for in strata documents. We can help you source realistic rate comps, request full strata packages, and connect you with local managers, lenders, and insurance providers so your assumptions are solid.
If you are ready to explore current Mt. Washington listings or want a second set of eyes on your break-even math, reach out to the Jane Denham Real Estate Group. We will walk you through options at your pace so you can decide with confidence.
FAQs
How many nights do I need to rent my Mt. Washington condo to cover costs?
- Divide your annual ownership net cost by your net nightly revenue after fees to get your break-even nights, then check that your calendar can realistically support that many bookings.
What are typical nightly rates and seasons at Mt. Washington?
- Winter months drive the highest occupancy and pricing, while shoulder seasons and summer see lower demand; rates vary by unit size, amenities, and proximity to lifts.
How do strata rules affect short-term renting on the mountain?
- Strata bylaws can allow, restrict, or condition short-term rentals with minimum stays or caps, so review the building’s bylaws and disclosure package before you buy.
What upfront and ongoing costs should I expect beyond the mortgage?
- Budget for strata fees, property taxes, insurance with STR coverage, utilities, maintenance, management and platform fees, cleaning, and a reserve for repairs or special levies.
What financing options are realistic for a non-primary ski condo in BC?
- Many lenders finance second homes and investment condos, but they may treat short-term rental income conservatively for qualification, so confirm terms with your lender early.
Will a Mt. Washington condo generate positive cash flow?
- With strong winter occupancy, active pricing, and tight cost control some owners can break even or better, but results depend on interest rates, fees, and actual booked nights.
