🎯 STRisker: Bulletin - Salida, CO
Salida’s STR Vote: A Win for Investors, A Warning for Locals
Salida’s STR Ordinance: A Turning Point for Locals vs. Investors
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Salida City Council has been deep in debate over short-term rentals (STRs), and the conversation is heating up. Ordinance 2026-06, amending STR business licenses, was first introduced earlier this month and passed on first reading after lengthy discussion.
The ordinance aims to clean up outdated language in the municipal code, streamline licensing, and adjust caps to align with new zoning districts. But one change has sparked the most controversy: removing the residency requirement in the Mixed Use Center (MC) zone.
At the Feb. 17 meeting, council held a second reading and public hearing, and the issue of residency requirements dominated the conversation. Councilmember Wayles Martin argued strongly against rushing the change, saying the planning commission had gone beyond its assignment.
“We only asked for a decrease in caps,” she said. “They gave us residency changes we didn’t request.” Martin warned that the city seemed to be moving on the timeline of developers and investors, not residents, and stressed that new Two Rivers condominium units could have been opportunities for locals to invest in STRs.
Councilmember Suzanne Fontana defended the commission’s work, pointing to the vision of Two Rivers as a second downtown. Councilmember Alisa Pappenfort pushed for outside investment, insisting Salida needs the cash flow. “We need to go with the caps as they are presented and take down the sign saying the city is closed for business,” she said.
The ordinance passed 4–2, with Fontana, Pappenfort, Aaron Stephens, and Shelley Schreiner voting yes, while Martin and Joseph Rovinsky dissented.
🏨 The approved changes include a 1.6% cap reduction, removal of the residency requirement in MC zones, and allowing STR applications year-round instead of only between May 1 and June 1. ☑️
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Advocates for housing affordability worry this decision opens the door wider for investor-driven STR growth. Removing residency requirements means more units could be owned and operated by people who don’t live in Salida, potentially driving up housing costs and reducing availability for locals. While supporters argue STRs bring revenue and vibrancy, critics say unchecked expansion risks hollowing out neighborhoods and pricing out residents.
Councilmember Rovinsky requested that the Finance Committee study the financial impacts, while others emphasized honoring past agreements with developers. The conflicting goals—supporting tourism, funding housing, and protecting community character—remain unresolved.
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