Vacation Rental Loans, Park City, UT
Park City is one of the most established premium STR DSCR ski-town markets in the United States: a Summit County Utah Wasatch Back mountain town at roughly 7,000-foot base elevation (Old Town) extending up to 8,200 feet at Empire Pass, anchored by Park City Mountain Resort (the Vail Resorts-operated multi-base ski area spanning Canyons Village, Park City Mountain Base, and the broader resort terrain) and Deer Valley Resort (the Alterra-operated premium ski-only resort spanning Snow Park, Silver Lake Village, and Empire Pass, with the Mayflower Mountain Resort expansion currently in build-out). Park City operates one of the most structurally premium STR demand calendars among western US ski towns: peak December-through-March ski season, the Sundance Film Festival's late-January ADR spike (one of the most concentrated revenue events in any US destination market), summer hiking and mountain biking across the broader Wasatch Back trail network including the Park City Trail System, Park Silly Sunday Market and the broader Old Town summer event calendar, and structurally cleaner airport access than peer western ski towns (Park City sits 35 miles from Salt Lake City International Airport via I-80 and the Parley's Canyon corridor). Pinnacle Funding Network finances STR DSCR vacation rental loans across the Park City ski-base condo belt, Old Town walkable historic core, premium master-planned communities, and broader Snyderville Basin, long-term DSCR for stable-hold investors, fix and flip for selective Old Town and inland renovation, and bridge for 1031 exchange timing, with cash-flow qualification, no tax returns, AirDNA-supported revenue underwriting, and a same-day written quote.
Published by Pinnacle Funding Network | Updated May 2026
Park City is one of the most established premium STR DSCR markets among western US ski towns and operates one of the most structurally premium ADR profiles of any destination ski market. The Park City market spans the Town of Park City (Summit County Utah, the historic miner town extending from Main Street through Park Avenue, Empire, Marsac, and the Old Town residential corridor) plus the broader Snyderville Basin (unincorporated Summit County Utah running north from Park City through Park Meadows, the Pinebrook and Jeremy Ranch corridors, Kimball Junction, and the Canyons Village base of Park City Mountain Resort), plus the Deer Valley resort area (Snow Park base, Silver Lake Village mid-mountain, Empire Pass premium upper-mountain, and the Mayflower Mountain Resort expansion currently in build-out toward the Jordanelle reservoir), plus the broader Promontory premium master-planned golf-and-ski community east of Park City along Highway 248, plus the Jordanelle reservoir-adjacent corridor (selective inventory in Summit County and selective inventory in Wasatch County), plus the Kamas Valley working-class town east of Park City in Summit County Utah. Demand is anchored by Park City Mountain Resort plus Deer Valley Resort operating one of the most premium combined ski offerings in the US; the Sundance Film Festival typically running the last 10 days of January (producing one of the most concentrated ADR spikes in any US destination market); summer hiking, mountain biking, and trail running across the broader Wasatch Back trail network; the established Park City summer event calendar (Park Silly Sunday Market, Park City Kimball Arts Festival, Tour of Utah cycling, Park City Food and Wine Classic); plus the steady out-of-state-investor and Wasatch Front weekender flow. AirDNA-supported gross revenue projections on 2-4BR Deer Valley and Canyons Village ski-in/ski-out condos and 3-5BR Old Town walkable cottages routinely exceed $95,000-$185,000 annually, with premium ski-in/ski-out Empire Pass or Silver Lake Village trophy inventory extending substantially higher.
Pinnacle Funding Network is an STR DSCR specialist purpose-built for the Park City vacation rental investor. STR DSCR is the lead product, with long-term rental DSCR available for stable-hold investors operating Park City Municipal Code monthly-rental structures common in Old Town inventory, fix and flip and substantial renovation for selective Old Town historic miner cottage repositioning and inland Snyderville Basin SFR renovation, bridge for 1031 exchange timing, foreign national for international capital channels, and self-employed programs all available through the same lending relationship. This page exists to give serious Park City investors everything they need to underwrite Pinnacle as a capital partner and the Park City market as a deployment target, in one place.
Ski-in/ski-out trophy inventory in Empire Pass, Silver Lake Village, and the broader Deer Valley resort area routinely runs into seven figures, and those higher-value and luxury Park City short-term rentals are financed through our jumbo and high-value DSCR program.
Park City works for STR DSCR investors because four structural drivers reinforce premium ski-town vacation rental demand at institutional underwriteable depth.
1. The dual-resort structure (Park City Mountain Resort plus Deer Valley) anchors one of the most premium combined ski offerings in North America. Park City Mountain Resort (the largest ski resort in the US by skiable acreage following the 2015 Canyons merger) operates on the Vail Resorts Epic Pass; Deer Valley Resort operates ski-only (no snowboarders, a structural premium-aesthetic positioning) on the Alterra Ikon Pass and is currently expanding via the Mayflower Mountain Resort development that will substantially increase Deer Valley skiable terrain through 2025-2027. The combined dual-resort structure produces one of the deepest STR demand bases in any US ski-town market, with premium ski-in/ski-out and walk-to-lift inventory at both resort base areas and across the broader Snyderville Basin.
2. The Sundance Film Festival's late-January ADR spike produces a structural revenue concentration unique to Park City among western ski towns. The Sundance Film Festival, typically the last 10 days of January, produces premium ADR ramps of 200-400 percent over standard peak-ski-season ADR on Park City Municipal and walkable Old Town inventory, plus meaningful ADR lift on Deer Valley and Canyons Village inventory. The Sundance week is one of the most concentrated single-event revenue periods in any US destination market, and AirDNA Market Revenue projections at the parcel level reflect the Sundance ADR uplift. The Sundance revenue concentration is a meaningful AirDNA underwriting variable on Park City inventory.
3. AirDNA market data depth across Park City and the broader Snyderville Basin supports institutional STR DSCR underwriting with reliable comparable-property revenue projections. Park City operates one of the deepest permitted STR inventory bases in the western United States, producing exceptionally deep AirDNA comparable data at the submarket level (Old Town, Deer Valley Snow Park, Silver Lake Village, Empire Pass, Canyons Village, Park Meadows, Pinebrook, Jeremy Ranch, Promontory, Jordanelle) and at the property-type level (Deer Valley ski-in/ski-out condo, Canyons Village walk-to-lift condo, Old Town walkable historic cottage, Park Meadows mid-tier SFR, Promontory golf-and-ski custom). AirDNA projections at the parcel level produce reliable underwriting outcomes at meaningful inventory depth.
4. Structurally cleaner airport access than peer western ski towns supports a substantial fly-in vacation rental traveler cohort. Park City sits 35 miles from Salt Lake City International Airport via I-80 and the Parley's Canyon corridor (typical drive 35-50 minutes outside peak weekend ski traffic), positioning Park City as one of the most airport-accessible premium western ski towns. The structural airport-proximity advantage relative to peer western ski-town markets (Aspen, Telluride, Jackson Hole, Big Sky, Steamboat) supports a meaningfully deeper fly-in vacation traveler cohort and a structurally larger national demand pool. This is one of the central reasons Park City STR DSCR underwriting underwrites consistently across out-of-state visitor demand on top of regional Wasatch Front weekender demand.
The Park City market is organized as a series of resort-base, walkable-historic, master-planned, and outlying mountain residential submarkets. Below is the operational read on the highest-volume Park City STR DSCR submarkets.
The trophy ski-only premium resort submarket. Deer Valley Resort is the premium ski-only resort east of Park City Mountain Resort, organized across three base areas: Snow Park (the lower-mountain base anchored by Deer Valley Plaza), Silver Lake Village (the mid-mountain base anchored by Silver Lake Lodge and Stein Eriksen Lodge), and Empire Pass (the upper-mountain premium base anchored by Talisker Club at Empire Pass with trophy ski-in/ski-out custom-home and condo inventory). The most premium ski-in/ski-out submarket in Park City by trophy ARV. Mayflower Mountain Resort expansion is currently in build-out east of Empire Pass toward Jordanelle reservoir.
Typical purchase price (1-3BR ski-in/ski-out condo): $1.15M-$3.85M+ (Empire Pass premium and Silver Lake Village trophy extending to $7M+). Typical AirDNA gross revenue projection (1-3BR): $115K-$245K. Typical annual occupancy: 58-66%. Typical ADR: $585-$1,285. Typical STR DSCR (70-80% LTV): 1.00-1.30x. Best for: Premium-trophy STR investors with appetite for Deer Valley ski-only resort positioning, premium ski-in/ski-out condo product, and the architectural and amenity depth of the Silver Lake Village and Empire Pass premium tiers.
The Park City Mountain Resort north-side base submarket. Canyons Village is the larger north-side base of Park City Mountain Resort following the 2015 Canyons-Park City Mountain merger, anchored by the Canyons Village Pendry and Grand Summit Hotel base infrastructure, the Canyons Gondola, and the broader Canyons base condo and townhome inventory. Mix of premium ski-in/ski-out and walk-to-gondola condo inventory plus selective newer 2010s-2020s base-area infill. The most modern ski-base submarket by build year.
Typical purchase price (1-3BR ski-in/ski-out / walk-to-gondola): $785K-$1.85M+ (premium penthouse trophy extending to $3.5M+). Typical AirDNA gross revenue projection (1-3BR): $85K-$175K. Typical annual occupancy: 58-66%. Typical ADR: $445-$885. Typical STR DSCR (75-80% LTV): 1.05-1.35x. Best for: Premium STR investors targeting modern ski-in/ski-out Park City Mountain Resort base inventory with the Canyons Gondola access and Vail Resorts Epic Pass demand base.
The historic walkable Main Street trophy submarket. Old Town Park City is the historic miner-era town center extending from Main Street through Park Avenue, Empire, Marsac, and the Old Town residential corridor, with the Park City Mountain Resort base lifts (Town Lift, the historic Park City Mountain Base) directly accessible. Mix of historic miner cottage stock (active premium renovation across 1880s-1920s cottage inventory), newer infill cottage and townhome product, and selective premium custom-home repositioning. The most walkable submarket in Park City by Main Street pedestrian access.
Typical purchase price (2-4BR historic cottage / townhome): $985K-$2.85M+ (premium renovated Main Street-walkable trophy extending to $5M+). Typical AirDNA gross revenue projection (2-4BR): $95K-$195K. Typical annual occupancy: 58-68%. Typical ADR: $485-$985. Typical STR DSCR (75-80% LTV): 1.00-1.30x. Best for: Premium STR investors targeting walkable historic Old Town Park City demand, premium Sundance Festival ADR uplift (Sundance demand concentrates heavily in walkable Old Town inventory), and historic-character premium repositioning opportunity on miner cottage stock.
The trophy gated golf-and-ski master-planned community submarket. Promontory is the 7,200-acre premium gated master-planned community east of Park City along Highway 248, anchored by The Club at Promontory (Pete Dye Canyon Course, Jack Nicklaus Painted Valley Course, plus the broader club amenity stack), substantial trophy custom-home inventory, and Promontory's own private Deer Valley ski access. Premium 4-7BR custom inventory across multiple villages within the master-plan. Operates predominantly as long-term rental DSCR plus selective premium STR; verify HOA covenant STR provisions and club membership requirements at contract.
Typical purchase price (4-7BR SFR): $2.15M-$6.85M+ (trophy custom tier extending to $15M+). Typical AirDNA gross revenue projection: $135K-$285K (where STR is permitted by HOA covenant). Typical annual occupancy: 52-62%. Typical ADR: $685-$1,485. Typical STR DSCR (70-75% LTV): 0.90-1.20x. Best for: Premium long-term rental DSCR investors plus selective premium STR investors with appetite for HOA-covenant verification, club membership consideration, and trophy golf-and-ski community positioning.
The established mid-tier residential submarkets. Park Meadows (immediately northwest of Old Town with substantial 1970s-2000s SFR and condo inventory), the broader Snyderville Basin (the unincorporated Summit County Utah area running north from Park City through Kimball Junction and the broader US-40 corridor), and Pinebrook and Jeremy Ranch (the more affordable family-oriented neighborhoods west of Park City along I-80). Mix of mid-tier 3-5BR SFR, townhome, and selective condo inventory.
Typical purchase price (3-5BR SFR / townhome): $885K-$2.25M. Typical AirDNA gross revenue projection: $75K-$155K. Typical annual occupancy: 56-64%. Typical ADR: $385-$685. Typical STR DSCR (75-80% LTV): 1.05-1.35x. Best for: Cash-flow-balanced STR investors targeting mid-tier Park City SFR inventory at modestly lower entry prices than ski-base or Old Town, with Summit County (UT) STR registration framework and selective HOA-covenant verification.
The outer-corridor growth and affordable-edge submarkets. Jordanelle (the reservoir-adjacent corridor east of Park City along US-40 with new-construction inventory tied to Mayflower Mountain Resort build-out; selective inventory in Summit County and selective inventory in Wasatch County), Mayflower Mountain Resort (the Deer Valley expansion currently in active development; pre-construction and early-completion inventory available), and Kamas Valley (the affordable working-class corridor east of Park City in Summit County Utah with older mid-tier SFR inventory plus selective newer infill). The most active growth corridor in the broader Park City market plus the most affordable entry point.
Typical purchase price (3-5BR Jordanelle SFR): $785K-$1.85M. Typical purchase price (Mayflower pre-construction condo): varies, typically $985K-$2.65M+ for delivered product. Typical purchase price (Kamas 3-5BR SFR): $485K-$985K. Typical AirDNA gross revenue projection: $65K-$135K (Jordanelle and Kamas; Mayflower delivered product higher). Typical annual occupancy: 56-64%. Typical ADR: $345-$585. Typical STR DSCR (75-80% LTV): 1.10-1.40x (Jordanelle and Kamas); Mayflower pre-construction underwrites separately. Best for: Cash-flow-balanced STR investors targeting outer-corridor growth (Mayflower expansion tailwind) or Kamas affordable-entry positioning with selective septic-and-snow-load diligence on older Kamas inventory.
All ranges above reflect typical recent activity at the time of publication. Specific deals are underwritten to actual comparable AirDNA reports plus Park City submarket comparable sales within 0.5 miles in the last 6 months. Numbers move; the appraisal, the AirDNA report, and the STR registration verification decide.
The mechanics of a Pinnacle Funding Network STR DSCR loan in Park City are designed for the actual Utah ski-town vacation rental investor.
30-year fixed (and ARM options). Standard product is a 30-year fixed-rate loan. ARM products (5/1, 7/1, 10/1) are available for investors who want lower starting rates and have a defined refinance timeline.
LTV up to 80% on purchase (inventory below $1M ARV). Up to 80 percent loan-to-value on STR purchase for inventory below $1M ARV. Premium inventory $1M-$2M ARV typically carries 75% LTV. Trophy inventory above $2M ARV typically carries 70% LTV. Cash-out refinances on STR cap at 70-75% LTV. Rate-and-term refinances can match purchase LTV. Foreign national and self-employed programs typically run 5 to 10 percent tighter on LTV.
20-25% down standard. 20 percent on inventory below $1M; 25 percent on $1M-$2M; 30 percent on $2M+. Foreign national programs typically require 25-30 percent across all ARV tiers. Lenders look for 12 to 18 months of PITIA reserves on Park City STR DSCR given the structurally seasonal Utah ski-town demand calendar.
STR DSCR minimum 1.00x for top pricing. 1.00 STR DSCR using AirDNA-projected revenue at 75-85% of stated projection (or blended with actual operating history where 12-plus months are available) qualifies for best pricing. Programs available down to 0.75 STR DSCR with rate adjustment for premium-trophy Deer Valley Empire Pass, Silver Lake Village, or Promontory inventory.
No tax returns, no W-2s, no employment verification. The property qualifies on AirDNA-projected revenue or actual STR operating history, not the borrower's personal income.
Loan range $100K to $5M+. Sized to the deal. A $485K Kamas Valley SFR is financed the same way as a $3.85M Empire Pass trophy condo purchase.
Rates and pricing. As of June 2026, DSCR rates start at 5.8 percent on a 30-year fixed for STR DSCR. Origination typically 1.5 to 2.5 points on STR DSCR. Premium trophy-tier ARV programs may carry rate or point premium.
Close in 20 to 30 days. Standard 20 to 30 days, with the timeline driven by AirDNA underwriting, Park City Municipal or Summit County (UT) or Wasatch County STR registration verification, Utah WUI insurance binding, and condo lending warrantability on premium ski-in/ski-out condo inventory.
Foreign national and self-employed qualifying available. Park City foreign national activity is meaningful particularly across Canadian, Mexican, Brazilian, and selective European capital channels deploying in premium Deer Valley, Empire Pass, or Promontory inventory. Self-employed activity is meaningful across the broader out-of-state-investor base.
The following is a representative deal structure. Specific terms are quoted on the actual deal at application.
Property: 2BR/2.5BA ski-in/ski-out condo, 1,450 sqft, built 2006, Silver Lake Village submarket (Deer Valley mid-mountain, ski-in/ski-out, walking distance to Stein Eriksen Lodge).
Purchase price (ARV): $1,650,000
Loan structure (75% LTV, STR DSCR program): $1,237,500 loan amount, 30-year fixed, 7.875 percent rate
AirDNA Market Revenue projection: $185,000 gross annual revenue projection at the parcel level (based on Silver Lake Village 2BR ski-in/ski-out comparable inventory including Sundance Festival ADR uplift). Lender underwriting at 85% of AirDNA stated projection: $157,250 underwritten gross revenue. STR operating expense overlay (typical 30-34% of gross for Deer Valley premium ski-in/ski-out covering Utah Transient Room Tax, Summit County (UT) STR registration, on-site rental management commission, cleaning, premium-product utilities including winter heat, internet, snow removal, repairs and maintenance): approximately $50,000 annual operating expenses. Net STR operating revenue after expenses but before debt service: approximately $107,250.
Annual PITIA breakdown:
Principal & Interest: $107,500/year ($8,960/month)
Property Tax (Summit County Utah non-primary at approximately 0.85% effective on the actual value; Utah operates a tiered residential vs non-primary residential framework with non-primary at higher assessment ratio): ~$14,000/year
Hazard Insurance (Utah mountain-town plus selective WUI exposure): ~$4,500/year
HOA (Silver Lake Village mid-mountain condo association plus master amenities): ~$22,800/year
Total annual PITIA: ~$148,800
STR DSCR calculation: Using AirDNA underwriting convention (gross revenue underwritten at 85% of AirDNA stated, dividing by PITIA without expense deduction since the STR operating expense overlay is built into the rate and reserve requirements): $157,250 / $148,800 = 1.06x. Using the more conservative net-revenue-after-STR-operating-expense convention: $107,250 / $148,800 = 0.72x.
Above the 1.00 DSCR target for top pricing using the gross-revenue underwriting convention. The Silver Lake Village submarket combines premium ski-in/ski-out positioning with one of the most premium ADR profiles in any US ski town (driven by the Deer Valley ski-only premium aesthetic, the Stein Eriksen Lodge anchor, Sundance Festival uplift, and the broader Park City demand calendar). Note that Silver Lake Village HOA cost is meaningful (mid-mountain condo association plus master amenities) and is fully baked into the PITIA shown.
Cash to close estimate: Down payment $412,500 plus closing costs ~$22,500. Plan total cash deployed at ~$435,000 plus 12-18 months of PITIA reserves (~$149K-$223K) held in liquid reserve.
This is the Silver Lake Village ski-in/ski-out economics that Pinnacle's STR DSCR programs are built for. We model the actual deal on actual AirDNA Market Revenue reports at the parcel level (including Sundance ADR concentration), actual Summit County (UT) Assessor data, actual Utah insurance binders, actual Park City Municipal or Summit County (UT) STR registration verification, and actual HOA assessment schedules, not template western-ski-town assumptions.
Beyond STR DSCR, Pinnacle Funding Network handles the broader Park City investor product set through the same relationship.
Long-term rental DSCR. Some Park City investors operate long-stay seasonal-employee LTR (Vail Resorts and Alterra seasonal-employee housing demand is meaningful in the Snyderville Basin) or stable annual LTR rather than full STR. Long-term rental DSCR using actual lease income or market rent appraisal is available on Park City inventory at standard DSCR program terms.
Fix and flip and substantial renovation. Selective premium renovation activity concentrates in older Old Town (pre-1950 miner cottage stock with active premium renovation), Park Meadows mid-century inventory, older Snyderville Basin pre-1990 SFR (selective premium repositioning), and selective Kamas Valley older inventory. Standard fix and flip terms run up to 85 percent Loan-to-Cost on purchase plus 100 percent of approved rehab budget, capped at 75 percent of After-Repair Value.
Bridge financing. Six to 18 month bridge terms for 1031 exchange timing (Park City is one of the most active 1031 exchange destinations for premium ski-town capital), estate properties, premium custom-home conversion bridge during permit work, and out-of-state investor portfolio acquisitions.
Ground-up new construction. Active infill across Jordanelle, Mayflower Mountain Resort, Promontory custom-build lots, Kamas Valley new-construction, and selective premium custom-build infill across the broader Snyderville Basin. LTC up to 80 percent, 100 percent of construction budget in scheduled draws.
Foreign national programs. Premium Deer Valley, Empire Pass, Promontory, and Canyons Village inventory. No US credit, asset-based qualification. Canadian, Mexican, Brazilian, and selective European channels meaningful.
Self-employed programs. Property cash-flow qualification, no personal income docs. Meaningful across the Park City investor base, which carries a substantial business-owner cohort.
Every market has friction points that determine timeline and budget. Here are the ones that consistently matter in Park City.
Three-jurisdiction STR registration framework: Park City Municipal, Summit County (Utah), Wasatch County. The single highest-frequency Park City STR underwriting variable is jurisdiction. Park City Municipal limits (Old Town, Park Avenue corridor, Empire, Marsac, Park City Heights, Snow Park base) operate under Park City Municipal Code STR registration. Unincorporated Summit County Utah (Canyons Village, Promontory, most of Snyderville Basin, Pinebrook, Jeremy Ranch, Kimball Junction, Kamas Valley) operates under the Summit County (UT) STR framework. Selective Wasatch County inventory (selective Jordanelle-area and Heber Valley-adjacent) operates under Wasatch County framework. Pinnacle verifies jurisdiction first, then STR registration status at the parcel level on every Park City deal.
Sundance Film Festival ADR concentration. The Sundance Film Festival's late-January 10-day window produces a structural revenue concentration unique to Park City among western ski towns. AirDNA reports reflect the Sundance uplift on Park City Municipal and walkable Old Town inventory plus meaningful uplift on Deer Valley and Canyons Village inventory. Verify Sundance-week historical occupancy and ADR on properties with 12-plus-month operating history; underwrite to AirDNA-projected revenue at 75-85% conservatism on properties without history.
HOA covenant frameworks at premium master-planned communities. Premium master-planned communities (Promontory, Empire Pass, Silver Lake Village, Talisker Club inventory) operate substantial HOA covenant frameworks with STR-specific provisions, club membership requirements (Promontory, Empire Pass Talisker Club), and assessment cycles that vary materially across communities. Pinnacle verifies HOA covenant status, current assessment levels, recent reserve study, and STR provisions at contract on every Park City deal.
Utah WUI (Wildland-Urban Interface) insurance. Utah's WUI insurance pricing applies to inventory in or immediately adjacent to forest fuel zones (selective Park City inventory carries WUI-elevated premium, particularly upper-mountain Empire Pass, upper-Promontory, and outer Snyderville Basin proximity to Uinta-Wasatch-Cache National Forest fuels). Verify wildfire-adjacent fuel zones, defensible space compliance, and updated wildfire mitigation status at pre-purchase inspection.
Snow load roof engineering and high-elevation construction realities. Park City sits at 7,000 feet base elevation (Old Town) extending to 8,200 feet at Empire Pass, with substantial annual snowfall (typically 350-plus inches on the upper mountain). Roof engineering and snow load specifications matter for both newer and older inventory.
Septic systems on older Kamas Valley and outer-Snyderville inventory. Inventory inside Park City Municipal limits is typically on municipal sewer; older Kamas Valley, outer Snyderville Basin, and outlying inventory may operate on septic rather than municipal sewer. Verify septic system condition, capacity, and recent inspection status at contract.
Condo lending warrantability on Deer Valley and Canyons Village ski-base condo inventory. Ski-base and ski-in/ski-out condo inventory (particularly hotel-condo dual-use product at Stein Eriksen Lodge, Goldener Hirsch, Montage Deer Valley, Pendry Park City, Grand Summit Hotel) requires condo warrantability verification including HOA delinquency, hotel-condo dual-use lender restrictions, litigation exposure, reserve funding adequacy, and recent special assessment activity. Pinnacle's lender network includes programs that handle both warrantable and non-warrantable Park City ski-base condo STR DSCR.
Mayflower Mountain Resort expansion context. The Mayflower Mountain Resort expansion (Deer Valley's substantial expansion toward Jordanelle reservoir, with phased terrain opening 2024-2027) is a meaningful structural tailwind for Jordanelle, Mayflower, and broader east-Park-City inventory. Pre-construction Mayflower condo inventory underwrites separately from delivered inventory; verify delivery date, HOA build-out status, and ski-access timing at contract.
STR DSCR specialist programs sized for the actual Park City vacation rental investor. Pinnacle's STR DSCR lender network covers the full Park City deal-size range, $100K to $5M+, in a single relationship. From entry-level Kamas Valley SFR to trophy Empire Pass or Silver Lake Village ski-in/ski-out, one team handles the whole range.
Three-jurisdiction STR registration expertise. Park City STR DSCR requires clean handling of Park City Municipal vs Summit County (UT) vs Wasatch County jurisdiction split, STR registration verification at the parcel level, and HOA covenant compliance at the premium master-planned communities. Pinnacle verifies all three at contract on every Park City deal.
Sundance Film Festival AirDNA expertise. Park City STR DSCR underwriting requires careful handling of the Sundance ADR concentration in AirDNA Market Revenue projection conservatism (Sundance week typically inflates AirDNA stated revenue; lenders underwrite at 75-85% to maintain conservatism through the Sundance peak). Pinnacle works with STR DSCR lender programs that handle Sundance-driven revenue concentration appropriately.
HOA covenant expertise across the premium master-planned belt. Park City STR DSCR requires verification of HOA covenant STR provisions across Promontory, Empire Pass, Silver Lake Village, Talisker Club inventory, and the broader Park City premium master-planned community structure. Pinnacle verifies covenant STR provisions and club membership requirements at contract on every Park City deal.
Utah WUI insurance and high-elevation snow load expertise. Pinnacle works with Utah insurance brokers experienced in mountain-town WUI placement and snow load engineering verification.
Speed within Park City's operational reality. 20 to 30 day close standard. Park City closes can stretch closer to 25 given three-jurisdiction STR registration verification, Utah WUI insurance binder timelines, HOA covenant verification on premium master-planned inventory, and condo warrantability verification on premium ski-in/ski-out condo inventory.
Multi-program flexibility under one relationship. STR DSCR for vacation rental holds, long-term rental DSCR for Vail Resorts and Alterra seasonal-employee LTR plus stable annual LTR, fix and flip on Old Town historic miner cottage repositioning, bridge for 1031 exchange timing, foreign national for Canadian and selective international capital, self-employed across the out-of-state investor base. Same team handles your Kamas Valley entry-level cash-flow purchase, your Old Town historic cottage renovation, your Canyons Village ski-in/ski-out STR purchase, and your Empire Pass trophy custom.
Correspondent model with multiple lender relationships. Pinnacle places loans across approximately ten institutional STR DSCR and RTL lenders, which matters in Park City where condo warrantability tolerance, premium-tier ARV program access, WUI insurance tolerance, Mayflower pre-construction program access, and foreign national program access all vary meaningfully across programs.
The fastest path from "I have a property under consideration" to "I have a term sheet" is the same-day quote. Submit the property address, purchase price, AirDNA report (if available; we can pull AirDNA at the parcel level if needed), current STR registration status, and your target loan structure at pinnaclefundingnetwork.com/get-quote. We respond with a written term sheet (rate, points, LTV, DSCR threshold, term) typically inside one business day. No credit pull, no application fee, no obligation.
If the term sheet works, the next step is a formal application. From application to close runs 20 to 30 days on standard Park City STR DSCR files. Title work, appraisal, AirDNA Market Revenue report at the parcel level, Park City Municipal or Summit County (UT) or Wasatch County STR registration verification, Utah WUI insurance binder (where applicable), HOA assessment and covenant documentation, condo warrantability verification (for ski-base condo deals), septic verification (for older Kamas and outer-Snyderville inventory), and standard hazard insurance binding all happen in parallel. A clean borrower with a clean Park Meadows or Pinebrook deal closes in as few as 20 days-20. Files involving STR registration verification across two or three jurisdictions, HOA covenant verification in club-encumbered Promontory or Empire Pass, condo non-warrantable program qualification on hotel-condo dual-use product, septic verification on older Kamas inventory, Mayflower pre-construction program qualification, or out-of-state investor first-Park-City-loan setup stretch toward 30. Either way, fast enough to win deals in Park City.
James Loffredo, Founder and Principal
Pinnacle Funding Network
214-846-8602
info@pinnaclefundingnetwork.com
pinnaclefundingnetwork.com
Pinnacle Funding Network is a correspondent lender and loan originator. PFN originates loans and funds them through its network of institutional capital partners, who make final funding decisions; PFN may sell or assign loans at or after closing. Rates, terms, and programs are subject to change. All loan applications are subject to credit review, property appraisal, and underwriting approval. AirDNA Market Revenue projections, occupancy rates, ADR estimates, and STR DSCR ratios on this page are illustrative; actual deal terms depend on property-specific underwriting, parcel-level AirDNA reports, Park City Municipal or Summit County (UT) or Wasatch County STR registration verification, and current jurisdiction and master-planned-community covenant conditions.