So, you’re thinking about buying a property in Whistler. Maybe it’s a cozy mountain retreat for your family. Maybe it’s an investment with solid rental income. Or maybe it’s both—a place to escape and a property that pays its way.
Whatever your goal, Whistler’s real estate market has a lot to offer—but there are a few hidden traps that catch even experienced buyers off guard.
In this post, I’m pulling back the curtain on three things no one tells you until it’s too late:
- A zoning rule that could ruin your Airbnb plans
- A business licensing snag that stalls your rental income
- And a local traffic pattern that drives new homeowners crazy
Not into reading? No worries! Check out the full scoop in this YouTube video:
1. Zoning Can Kill Your Short-Term Rental Plans
Whistler is world-famous for skiing, biking, hiking, and mountain-town living. That means short-term rentals are in high demand—but that doesn’t mean they’re allowed everywhere.
Here’s what most buyers don’t realize: not every home or condo in Whistler is eligible for Airbnb or nightly rentals. Even if a place looks like it should be a slam-dunk investment property, the zoning may block you from ever renting it short-term.
What You Need to Know:
- Phase 1 zoning allows for nightly rentals or unlimited owner use. These are the most flexible and desirable for buyers who want rental income and occasional personal use.
- Phase 2 zoning is more restrictive. You only get 28 days of use in winter and 28 in summer, and the rest must be rented through a hotel pool or approved manager.
- Residential zoning (outside the Village core) often prohibits nightly rentals altogether. Long-term rental is fine—but Airbnb? Not allowed.
💡 Example: A beautiful townhouse in Nordic might look like an Airbnb goldmine, but if it’s zoned residential, you’ll be limited to 30+ day rentals—or none at all.
Always confirm the zoning designation before you buy. And don’t assume it’s fine just because the unit next door is renting on Airbnb—sometimes they’re doing it illegally and getting away with it (for now).
For a detailed breakdown of which zones and properties are eligible for nightly rentals, check out this video.
2. A Missing Permit Could Stop You From Renting Altogether
Let’s say you find the perfect Phase 1 condo. Nightly rentals are allowed, and the rental market looks strong. You’re ready to list on Airbnb and start making income.
But wait—you need a business licence first. And to get one, your unit must pass a review with the Resort Municipality of Whistler (RMOW). This is where things often go sideways.
Here’s the Catch:
- The RMOW will check for open permits in their building files.
- If the previous owner did a renovation—like a kitchen update or bathroom reno—but never closed the permit, you’re stuck.
- Even something minor like a plumbing permit from five years ago can block your business licence from being approved.
And without that licence, you cannot legally rent your unit nightly. It doesn’t matter if it’s zoned correctly or beautifully renovated. Until every permit is closed out, you’re dead in the water.
Why This Matters:
Many buyers discover this after closing, when they go to apply for their licence. At that point, it’s time-consuming and expensive to fix—and often requires coordinating with the previous owner, which can be difficult or impossible.
✅ Pro tip: As part of your due diligence, ask your realtor (ideally someone local who knows the RMOW process) to pull the permit history and check for any outstanding issues.
3. Traffic in Whistler Can Be a Dealbreaker—Unless You Know This Trick
Let’s switch gears.
Whistler is a small town, but it punches above its weight when it comes to traffic—especially on weekends, holidays, and powder days. If you’ve ever tried to leave Creekside at 4 PM on a busy Saturday, you know what I’m talking about.
The Reality:
- The Sea to Sky Highway (Hwy 99) is a single road in and out of town. That means bottlenecks are common, especially near Creekside, Function Junction, and the Village.
- Local traffic can also be surprisingly frustrating. During peak weekends, it’s not uncommon for the Village to back up with pedestrians, cars, buses, and service vehicles all competing for space.
- Getting from the Village to Creekside (a 5-minute drive in low season) can take 30+ minutes during peak times.
The Local’s Workaround:
If you’re looking for a quieter lifestyle or easier access, consider buying north of the Village. Areas like:
- White Gold
- Alpine Meadows
- Nicklaus North & Cypress Place
- Emerald Estates & WedgeWoods
- Or even Pemberton (25 mins north)
These spots offer less congestion, beautiful views, and fast access to Hwy 99 for trips in or out of town. Plus, many of them are still within a short drive or bike ride to the lifts.
For many buyers, this one decision—location relative to Village traffic—makes a huge difference in how much they enjoy their Whistler home.
Final Thoughts: Be Strategic, Not Just Smitten
Buying in Whistler is an incredible opportunity—whether for lifestyle, investment, or both. But it’s not like buying in the city. Between zoning, permitting, licensing, and geography, the stakes are high if you miss a step.
That’s why I help my clients navigate the details and avoid regret—so they can enjoy the mountain lifestyle without hidden surprises.
Want Expert Guidance? Let’s Talk Strategy.
I’ve been helping buyers make smart, informed Whistler purchases for over 25 years. If you’re thinking about buying here and want to avoid the common traps, I’d be happy to help.
📅 Book a quick call using this link: no pressure consult with Dean. We’ll go over your goals and map out the right buying strategy for you.
