Deer Valley East Village Nightly Rentals: What Owners Should Expect in 2026–27

Nightly rentals are allowed in parts of Deer Valley East Village, but only where the project's HOA permits them and the owner holds a short-term rental business license. The 2026–27 season should be a better test of rental demand than last winter. The 2025–26 season had roughly half the normal snowpack and ended early on March 29, which pulled Park City area occupancy down sharply. This winter adds new terrain and a December 5 target opening. It also adds new hotel rooms that compete with private rentals.

Can you rent your Deer Valley East Village home nightly?

Sometimes. East Village sits inside a project area of the Military Installation Development Authority (MIDA) in Wasatch County, so MIDA's rules apply instead of Park City's. According to MIDA, an owner may rent short-term only when the use is permitted for that property and allowed by its HOA.

Owners need a Short-Term Rental Business License, filed through the Wasatch County Clerk/Auditor. The license is renewed each year, and an operator who is not the owner needs a signed affidavit from the owner.

The HOA is the deciding factor. Rental rights differ between buildings and projects, so confirm them in the CC&Rs before you make an offer.

What lodging taxes apply to an East Village rental?

Nightly rentals collect state sales tax plus local lodging taxes, and East Village has its own layer. Wasatch County's transient room tax rose from 4.25 percent to 4.5 percent on October 1, 2025. A 2024 state law also allows MIDA to levy an accommodations tax of up to 15 percent within its project areas.

Most professional managers collect and remit these taxes for the owner. Because the combined rate affects the price guests see, ask any manager you interview to confirm the exact rate for your property.

How did Park City area rentals perform last winter?

They fell. A low-snow winter and an early closing cut occupancy across the area.

Park City area, Q1 2026 vs. Q1 2025	Q1 2026	Q1 2025	Change
Average daily rate	$651	$683	-5%
Occupancy	45.4%	53.5%	-15%
Revenue per available unit	$295	$365	-19%

Source: Key Data, about 3,700 units from 81 property managers, published by Natural Retreats.

The Park City Chamber reported a similar trend: winter occupancy down roughly 10 to 13 percent, while average rates held up better. The Park Record also reported that about 600 new short-term rental units entered the area over the year, spreading demand across more supply.

No published data isolates East Village. Its first full season also had terrain constraints: the East Village terrain opened later in December than the rest of the resort, and some lifts built for the season never ran because of low snow.

What is different about the 2026–27 season?

Three changes make this winter a cleaner read on East Village demand.

• More terrain. The new Hail Peak Express adds 200 acres and seven runs, bringing Deer Valley to about 4,500 skiable acres and 209 runs.
• Better snowmaking. A new 10-million-gallon reservoir near Park Peak is being built to support snowmaking.
• Bookings are pacing ahead. In August, the Park City Chamber reported area occupancy for the following six months pacing about 5 percent ahead of the prior year, with rates about 6 percent lower.

Two factors work against private rentals. Hotel supply is growing, with Canopy by Hilton's 180-room Deer Valley property and a Waldorf Astoria planned for 2028. And the East Village Lodge, with ski school, rentals and a food hall, is not targeted to open until the 2027–28 season, so guest services at the base remain temporary this winter.

How should East Village owners plan for this season?

Plan on a normal winter, not a repeat of last year, and budget as if it could be one.

1. Confirm your license and HOA approval well before the December 5 target opening.
2. Price for the new supply. More hotel rooms and more private units mean guests have more choice. Managers who adjust rates weekly will protect occupancy better than fixed seasonal pricing.
3. Protect the holidays. Christmas, New Year's and Presidents' Day weeks carry much of the season's revenue. Decide your personal-use weeks early.
4. Market what is new. Ski-in access to Hail Peak terrain and the gondola to Park Peak are reasons for guests to book East Village over a Park City condo.
5. Watch the monthly data. Compare your results with the Chamber's lodging reports so you can tell a property problem from a market problem.

What does it cost to run a nightly rental in East Village?

Rental income is only half of the math. Before buying for income, list every recurring cost and get current quotes for each.

• Management fees. Full-service managers take a percentage of rental revenue. Rates vary by company and service level.
• HOA dues and resort fees. Hotel-residence and amenity-rich projects carry higher dues, and some add fees tied to rental programs.
• Lodging taxes and licensing. These are collected from guests, but the license renewal and compliance work fall to the owner or manager.
• Cleaning, linens and supplies, usually billed per stay.
• Property tax at full value. A home used for nightly rentals does not qualify for Utah's 45 percent primary residential exemption.
• Insurance. Short-term rental use typically requires a policy written for it.
• Furnishing and wear. Guests expect a finished home, and furnishings wear faster under rental use.

For a full breakdown of ownership costs, see our guide to the true cost of owning a second home in Park City.

What should you ask a property manager before signing?

Interview at least two managers and ask each the same questions, so the answers are comparable.

1. How many East Village or Deer Valley units do you manage now, and what did they earn last winter?
2. What is your fee, and what does it include, from cleaning coordination to maintenance calls?
3. Do you collect and remit all lodging taxes, including any MIDA accommodations tax?
4. How do you set nightly rates, and how often do you adjust them?
5. How do you handle owner stays, damage and guest complaints?
6. Can I see a sample owner statement?

Is an East Village rental still a sound purchase?

It can be, when the purchase makes sense first as a place you want to use, with rental income as a second benefit. Buyers who depend on rental income should model a winter like 2025–26 as the downside case and confirm the HOA's rental rules in writing.

Frequently asked questions

Are short-term rentals allowed in Deer Valley East Village?

In some projects. Owners need a Short-Term Rental Business License through Wasatch County and must follow MIDA's rules and their HOA's CC&Rs, which may restrict or prohibit nightly rentals.

Does Park City's nightly rental license apply to East Village?

No. East Village is in Wasatch County within a MIDA project area, so Park City Municipal's nightly rental rules do not apply.

What is the transient room tax in Wasatch County?

Wasatch County's transient room tax is 4.5 percent as of October 1, 2025. Properties within MIDA project areas may be subject to an additional accommodations tax.

When does Deer Valley open for the 2026–27 season?

Deer Valley has set a target opening date of December 5, 2026, depending on conditions.

How did Park City vacation rentals perform in winter 2025–26?

Key Data reported first-quarter 2026 occupancy of 45.4 percent, down 15 percent from a year earlier, and revenue per available unit down 19 percent, driven largely by a low-snow season that ended on March 29.

Related: Jordanelle Corridor 2026: Communities Compared · Can You Airbnb Your Park City Home?

Michael Diamond is an Associate Broker and Team Lead with Park City Brokers | Coldwell Banker Global Luxury, Utah license 9492175-AB00. Figures are from the sources cited as of September 2026 and should be confirmed for any specific property.