Truckee Ski Leases: How to Price, Structure, and Protect a 3–5 Month Winter Rental

Are you weighing a 3–5 month ski lease for your Truckee home this winter?

You want steady income without constant turnovers, but you also want strong pricing that reflects holiday demand and storm cycles. In this guide, you will learn how to set a smart seasonal rent, define deposits and snow-removal responsibilities, and write practical clauses that protect your property while keeping tenants happy.

Let’s dive in.

Know the Truckee Ski Lease Season

Ski lease demand in Truckee typically concentrates from late November through April, with peak pressure running December through March. The strongest demand clusters around Christmas and New Year, Presidents’ Week, and February school breaks.

Seasonal leases often span 3–5 months, such as:

• Dec–Feb

• Dec–Mar

• Nov–Mar

• Jan–Mar

Your exact window can flex with snow conditions and whether you want personal holiday use.

Choose Your Lease Structure

Most owners use one of three approaches:

Fixed-term seasonal lease
For example, Dec 1 to Mar 31. This delivers predictable income and low turnover.

Month-to-month with a defined end date
Offers flexibility, but less certainty.

Hybrid strategy
Retain premium holiday weeks for nightly bookings, then lease the remaining months seasonally. This can lift total income but adds coordination and guest management.

Set Your Price With a Clear Framework

A smart price reflects both market demand and your cost profile.

Start by:

• Reviewing local comps for 3–5 month seasonal leases

• Mapping your occupancy calendar

• Deciding whether to hold holiday weeks for nightly rentals

• Adding a vacancy and storm buffer

• Tallying monthly costs (utilities, heating, snow removal, insurance, cleaning, management)

Seasonal vs. Nightly Tradeoffs

Seasonal rent is typically lower than peak nightly totals, but it provides guaranteed income and eliminates frequent cleanings and vacancy gaps.

If your home commands very high nightly rates during holidays, consider holding those weeks out while leasing the shoulder period. For owners who want fewer moving parts, a firm 3-month lease covering Dec–Feb can deliver steady income with minimal turnover.

A Simple Breakeven Check

Use this quick comparison:

Seasonal monthly target =
(expected nightly rate × expected occupied nights per month × (1 − vacancy factor)) − monthly operating costs

Compare that to what you can realistically secure for a guaranteed seasonal lease. If the numbers are close, the reduced effort and risk often justify the seasonal option.

Deposits, Fees, and Collections

For 3–5 month ski leases:

• Security deposits often equal one month’s rent or a fixed amount for higher-value homes

• Many owners collect first month, last month, and a cleaning fee at signing

• Pet deposits and non-refundable pet cleaning fees are common if pets are allowed

Set due dates clearly and require cleared funds before arrival. Use move-in photos and repeat the process at move-out. Spell out deposit return timing based on applicable law.

Suggested clause language
Deposit: “Tenant shall pay a security deposit equal to [one month’s rent / $X] and a non-refundable cleaning fee of $Y. Owner will return the refundable deposit within [X] days, less documented deductions.”
Rent collection: “First and last month’s rent and the security deposit are due at signing. Monthly rent thereafter is due on the first of each month.”

Insurance and Renter Responsibilities

Require renters insurance with appropriate liability coverage and list the owner as an additional interest if possible. Confirm your homeowner or landlord policy covers seasonal rentals. Consider higher liability limits during ski season.

Snow Removal and Storm Clauses

Truckee winters reward precise language.

Define:

• Who schedules plowing

• Trigger depths

• Response timelines

• Parking protocols

Owners should retain responsibility for roof snow load and ice dams.

Suggested clause language
Snow removal: “Owner will provide driveway plowing after accumulations of X inches. Tenant will clear the primary walkway within 12–24 hours. Tenant may not attempt roof clearing.”
Storm access: “If access is blocked or power is out, parties will communicate promptly and follow emergency instructions.”

Utilities and Heating

Decide whether utilities are included or billed separately. Many owners include utilities for simplicity, sometimes with a heating allowance. If tenants pay utilities, require a minimum thermostat setting to protect pipes.

Suggested clause language
Utilities: “Tenant agrees to maintain indoor temperature above 50–55°F to prevent freeze damage.”

Plan for Storm Variability in Pricing

Heavy snow years lift demand but may cause access disruptions. Low-snow seasons bring more price sensitivity. Holiday weeks remain strong regardless.

Protect pricing by:

• Using conservative vacancy assumptions

• Setting clear cancellation or credit policies for travel disruptions

Reduce Wear and Protect Your Asset

Prohibit indoor smoking and parties. Set guest caps and parking limits. Provide boot trays, ski racks, and gear areas. Schedule at least one mid-season inspection with proper notice. Require a professional deep clean at move-out.

When a Hybrid Strategy Makes Sense

If your home commands exceptional holiday nightly rates, consider keeping Christmas, New Year, and Presidents’ Week for short stays and leasing the shoulder period seasonally. This can lift revenue but requires precise calendar management.

Owner Checklist for a Smooth Season

• Choose your term: 3, 4, or 5 months

• Decide your structure: full season, month-to-month, or hybrid

• Price with a buffer

• Set deposits and fees

• Lock in vendors

• Clarify utilities and heating

• Add snow, storm, and force majeure clauses

• Document condition at move-in and move-out

Compliance and Local Guidance

Seasonal leases may fall under different rules than nightly rentals. Consult the Town of Truckee and Nevada County, and consider review by a local attorney or experienced property manager.

Next Steps

If you want low turnover and predictable income, a 3–5 month ski lease can be a strong fit for Truckee. Clear pricing, detailed snow language, and thoughtful structure reduce friction and protect your property through winter.

FAQs

What months do Truckee ski leases usually cover?
Most run 3–5 months between late November and April, with peak demand December through March.

How large should the security deposit be?
Often one month’s rent or a fixed amount for higher-value homes, plus cleaning and pet deposits if applicable.

Who handles snow removal?
Either the owner or tenant, but responsibilities, triggers, and timelines must be clearly defined.

How do storm cycles affect pricing?
Heavy snow lifts demand but may cause access gaps. Low-snow years bring price sensitivity.

Are ski leases treated like STRs?
Leases over 30 days may fall under different rules. Check local regulations.

Should utilities be included?
Many owners include them for simplicity, sometimes with a heating allowance.

Author

Written by Camille Duvall
Global Real Estate Advisor | Sierra Sotheby’s International Realty

Camille Duvall covers Lake Tahoe real estate, luxury lifestyle, and market intelligence for buyers and sellers who prefer context over clickbait.

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