The city of Durango has a high number of “vacant” or second homes compared to most communities ‒ but compared to mountain resort towns, the vacancy rate is notably low.
Local government officials say they feel optimistic about Durango’s vacancy rates, although they acknowledge access to affordable housing remains a challenge.
Councilor Kip Koso said he’s disappointed a recent bill that would have allowed municipalities to implement vacancy taxes on second homes failed in the state Legislature.
The Colorado House Finance Committee rejected the Empty Home Tax bill on Feb. 9, according to Colorado Newsline.
“I was rooting for the vacancy tax to make it out of committee at the state level,” Koso told The Durango Herald in February. “It’s got so many, multiple applications, right? It’s a disincentive for people to leave their vacation homes empty when we need workforce housing. It discourages second homeownership and vacant residences. I liked that it could be tailored for each individual community.”
Durango Prosperity Officer Mike French said earlier this year an estimated 88% of 9,464 households within the city of Durango are occupied full-time ‒ leaving about 12% of households vacant.
He said the 12% vacancy rate was attributed to people who live in Durango seasonally, who own second homes in Durango and short-term vacation rentals.
There were about 135 managed and regulated short-term rentals in Durango as of early 2026, according to the city.
Koso said in an interview with the Herald the most striking part of available data is the city sits at about 55% home ownership.
“Homeownership is really important in regards to generating that quality of life within the city, and not just becoming some kind of bedroom-type community for second homeowners and folks who are just trying to make a buck from the rental market,” he said. “Paying attention to vacancies, paying attention to the vacant properties, I think, is going to be something we need to be doing ‒ because that housing has already been built. It’s already existing.”
He said it’s easier to get residents to use existing housing than it is to build new homes.
Councilor Dave Woodruff said he suspects most second-home owners in Durango are not families but individuals, and he is focused on making Durango a place for families – people who want to connect with the community and contribute to long-term sustainable growth.
“Comparison is the thief of joy when you’re just comparing yourself to what other people’s accomplishments are,” he said, in reference to other mountain resort community’s second home or vacant home stats.
He said if a 12% vacancy rate works for Durango, then that’s acceptable as long as the city continues to make affordable housing more accessible.
Woodruff said strengthening the city’s Fair Share inclusionary zoning program is one step toward solving the housing crisis.
Councilor Shirley Gonzales said a program that incentivizes renting out second homes would address the city’s housing needs.
“There’s some situations where it might be beneficial to allow people to rent their property out, especially if it’s for a longer term,” she said. “I think we can. I think you can rent it out for six months at a time, but can you do three months at a time?”
Gonzales said such a program would allow the city to collect fees but also allow homeowners to earn additional income while not disrupting the prices of homes.
“You’re not buying property to turn it over, but if it’s owner-occupied and you leave your home for six months to get out of the winter, then could we benefit from a program like that?” she said.
cburney@durangoherald.com
