Whistler’s tourism pull makes owning a short-term rental (e.g. Airbnb) very tempting. But before you dive in, it’s essential to understand how Whistler’s unique rules, market dynamics, and costs will affect your returns — and your experience as an owner.
Below is a comprehensive guide to help you assess whether buying an Airbnb in Whistler is a smart move, and what pitfalls to watch out for.
Why Whistler Is Attractive for Airbnb Investors
- Strong tourist demand — Whistler draws visitors year-round for skiing, mountain biking, hiking, festivals, and more.
- High nightly rates in peak seasons — during Christmas, spring break, summer, weekends, rates can spike.
- Lifestyle appeal — many owners like using the property themselves part of the year, then renting it when they’re away.
- Potential for equity growth — Whistler real estate has historically appreciated, especially well-located properties.
However, the upside comes with complexities. Let’s go through the key areas to evaluate.
Key Considerations Before Buying an Airbnb in Whistler
1. Zoning & Covenant Restrictions
Whistler property covenants regulate how and when you can rent out your unit. There are Phase 1 and Phase 2 designations, each with different rules on personal use, rental management, and booking obligations.
If your property is in Phase 2, you might have limited owner days, mandatory joining of the rental pool, and shared revenue.
In Phase 1, you often have more control and flexibility, but you’ll also carry more responsibility.
Make sure the property’s title documents and declarations explicitly state what you can and can’t do with short-term rentals.
2. Operating Costs & Management Fees
Running a short-term rental is more complex than a long-term lease. You should budget for:
- Cleaning, repairs & maintenance — frequent turnovers lead to wear and tear.
- Utilities & internet — often included in short-term rental pricing.
- Marketing & booking platforms — commission or platform fees (Airbnb, VRBO).
- Management company fees — if you go with a local property manager, expect 20–40% of gross, or a fixed management fee.
- Insurance & licensing fees — commercial or short-term rental insurance, local permits or business license costs.
These costs can significantly reduce your net yield, especially in the off-peak months.
3. Seasonality & Occupancy Risks
Whistler experiences marked seasonality:
- Peak periods see very high occupancy and rates.
- Shoulder or off-peak times (late spring, some fall weeks) may see lower demand.
- Weekdays vs weekends often differ dramatically in pricing.
Your strategy must manage vacant periods and risk — you can’t assume full occupancy year-round.
4. Booking Policies, Owner Blocks & Usage
Some developments or hotel-condo complexes set rules around owner usage, booking windows, blackout periods (for high-demand weeks), or advance scheduling requirements. Always ask:
- When can owners reserve their stay?
- Are there blackout dates where the unit must be rented?
- How far ahead do bookings need to be made?
- Are there minimum stays during peak season?
5. Legal, Tax & Compliance Issues
Owning a short-term rental in Whistler carries legal and tax responsibilities:
- Business licensing / short-term rental permits — check local municipality and strata rules.
- Tax treatment — income may be taxed as commercial, reducing favorable residential tax benefits.
- GST/HST or provincial sales tax — in some cases, depending on structure and rental volume.
- Strata or building rules — some strata bylaws limit frequency or prohibit rentals entirely.
Engage a local accountant or lawyer to review all tax and legal implications before purchase.
6. Return Projections & Break-Even Analysis
Run your numbers carefully. Use conservative estimates for:
- Average nightly rate (not just peak)
- Occupancy rate (not full)
- Operating expenses / management fees
- Capital reserves for repairs / furniture replacement
- Financing costs (mortgage, interest, insurance)
Your break-even point might be much higher than you expect — aim for a buffer.
