Buying in Mountain Village from your living room is absolutely doable if you know the local rules and the right order of steps. You want clear answers on zoning, rentals, HOA timelines, and how to close securely from afar. This guide gives you a proven, step-by-step path tailored to Mountain Village so you can move fast and avoid costly surprises. Let’s dive in.
Mountain Village basics to know
Mountain Village is a resort town next to Telluride with many condos and lodge-style units tied to HOAs. Some buildings include units designated for short-term accommodations, which can limit full-time use. You should confirm the exact condo zoning for any unit you consider using the Town’s official page on condominium zoning designations.
If you plan to rent nightly, the Town requires business licensing and local tax registration. Online platforms may remit certain taxes on your behalf, but you are still responsible for licensing and any off‑platform bookings. Review the Town’s sales tax and vacation rental FAQs.
Most properties are in HOAs, which provide disclosures you will review during escrow. Colorado’s Common Interest Ownership Act sets standards for what HOAs must share on resale. You will want budgets, reserves, rules on rentals, minutes, and any special assessments. Learn more about CCIOA and disclosures in the state code summary here.
Your step-by-step remote roadmap
Step 1: Prepare early
- Get a lender pre-approval or assemble a clear proof-of-funds package. Sellers expect fast, documented ability to close.
- Choose a Colorado-licensed buyer’s agent who will verify zoning, secure HOA resale packages, order title work, and coordinate inspections and closing.
Step 2: Search remotely and vet virtually
- Use rich media before you travel: detailed photos, floor plan, and a 3D walkthrough when available.
- Schedule live video tours so you can ask questions in real time. Ask for a buyer packet that includes HOA basics, parking, utilities, and any rental history.
Step 3: Write a strong offer
- Your agent will use Colorado Commission-approved contracts. Typical terms include price, earnest money, inspection and HOA deadlines, financing and appraisal contingencies, and a target closing date.
- Earnest money norms vary in resort markets. Strong funds and clean timelines help your offer stand out.
Step 4: Inspect with mountain eyes
- Order a full home inspection plus specialists as needed. Mountain properties benefit from extra checks: roof condition and snow load, ice dam and heat-tape systems, heating and plumbing freeze protection, drainage, and access for snow management.
- See why mountain-experienced inspectors matter in this local guide to buyer prep in Mountain Village here.
Step 5: Review HOA and title
- Request the HOA resale/estoppel package immediately after you go under contract. Review dues, reserves, rules around rentals, minutes, insurance, and any litigation or special assessments. Colorado’s CCIOA supports defined resale disclosures and timelines. Reference the statute summary here.
- Review the title commitment and all exceptions early. Clear title is required before funding.
Step 6: Appraisal and underwriting
- If you finance, your lender orders an appraisal after you are under contract. If value comes in low, you may renegotiate, cover the gap, or cancel per contract terms.
- Expect the financing path to be one of the longer timeline items. Many financed deals close in roughly 30 to 45 days. See a national overview of closing speed here.
Step 7: Choose your remote closing model
- Colorado allows Remote Online Notarization if your title company and lender accept it. Learn how RON works from the Secretary of State’s FAQ.
- If RON is not an option, plan a mail-away or hybrid closing. Confirm courier timing for any original documents.
Step 8: Send funds safely
- Wire fraud targets real estate closings. Only use verified wiring instructions and confirm by phone using a number from the title company’s official website. See the FBI’s latest warning on wire fraud trends here.
Step 9: Keys, access, and setup
- Coordinate key delivery with the listing agent or title company. If you will rent, line up a property manager or local concierge for turnover and walk-throughs. The Town lists vacation rental services.
- Immediately set up utilities, your HOA account, parking, and trash/snow contacts after recording.
Key local checks to verify early
- Zoning and condo designations. Confirm whether the specific unit is a standard condo or one designated for short-term lodging. Start with the Town’s condo zoning designations.
- STR licensing and taxes. If you intend to rent nightly, review the Town’s sales tax and vacation rental FAQs and confirm licensing steps and renewals.
- HOA rules and assessments. Use the HOA’s resale documents to verify rental rules, dues, reserves, and any pending special assessments. Review Colorado’s CCIOA disclosure framework here.
- Property taxes. San Miguel County sets assessments and payment schedules locally. Check the latest assessor and treasurer guidance here.
Timeline and budget: what to expect
Sample financed timeline
- Days 0 to 3: Contract signed, earnest money deposited, title ordered, HOA resale requested.
- Days 3 to 10: Inspections and initial HOA and title review.
- Days 10 to 21: Inspection negotiations; lender orders appraisal; underwriting begins.
- Days 21 to 35: Underwriting clears; Closing Disclosure issued. Borrowers must receive it at least three business days before closing.
- Days 30 to 45: Closing, recording, and keys. Cash deals can be faster but HOA and title items still drive schedule. For national context on timing, see this overview.
Typical out-of-pocket items
- Home inspection: about $400 to $900, with added costs for specialized tests. Appraisal: about $400 to $1,000. See ranges in this buyer cost guide here.
- Title, escrow, and recording: vary by provider and county. Buyer closing costs in Colorado often total about 2% to 5% of the purchase price, excluding down payment.
- Remote notarization or mail-away fees: modest and provider dependent. Confirm with your title company.
Quick remote-buyer checklist
- Get pre-approval or proof of funds and hire a Colorado-licensed buyer’s agent.
- Confirm the unit’s zoning and short-term rental ability before you write an offer using the Town’s zoning designations.
- Request the HOA resale/estoppel package the moment your contract is signed. Do not assume rental rights. Review the CCIOA framework here.
- Book a mountain-experienced home inspector for roof, heating, plumbing freeze checks, and sewer scope. Get local due diligence tips here.
- Decide on your closing model early. Confirm if Remote Online Notarization is allowed by title and lender in Colorado via the SOS RON FAQ.
- Protect your funds. Never wire without calling the title company at a verified number and following secure portal steps. Read the FBI alert here.
- If renting, line up a manager or concierge for keys, cleaning, and guest turnover using local vacation rental services.
How a local advisor keeps you on track
A strong local advisor is your project manager and risk buffer. Your agent should:
- Verify the unit’s zoning and rental rules with the Town and HOA, then summarize impacts on your intended use.
- Order the HOA resale package on day one, track HOA and inspection deadlines, and push for extensions if documents are delayed.
- Schedule mountain-experienced inspectors and attend in person or via video, capturing extra photos and video for your review.
- Coordinate with title and lender on your preferred closing model and confirm any RON limitations in advance.
- Set wire-safety protocols with title and remind you of phone verification before funds move.
- Keep a clean calendar of every contract deadline so your protections stay in place.
Ready to buy from anywhere with a local advocate who handles the details? Connect with Mike Weist to start your search and move forward with confidence.
FAQs
How do I confirm if a Mountain Village condo allows nightly rentals?
- Check the unit’s specific zoning designation and the HOA’s rental rules. Start with the Town’s page on condo zoning designations and then review the HOA resale package.
What licenses and taxes apply if I rent my Mountain Village home on Airbnb or VRBO?
- The Town requires a vacation-rental business license and local tax registration. Review the Town’s sales tax and vacation rental FAQs and confirm details with Town staff.
What are typical closing timelines if I finance my purchase remotely?
- Many financed purchases close in about 30 to 45 days depending on appraisal and underwriting. See national timing context here.
Which inspections matter most for mountain properties in Mountain Village?
- In addition to a general inspection, prioritize roof and snow-load review, heating and plumbing freeze protection, drainage, and sewer scope where applicable. Local tips are summarized here.
Can I close entirely online if I live out of state or abroad?
- Colorado allows Remote Online Notarization, but your title company and lender must accept it. Review the SOS RON FAQ and confirm your closing model early.
How can I avoid wire fraud when sending my closing funds?
- Only use verified wiring instructions and confirm them by calling the title company at a number from its official website. See the FBI’s alert on wire fraud risks here.
