Thinking about a ski-weekend place you can also rent when you are not here? Condo-hotels around Bartlett and Intervale can look like the perfect fit, but they work differently than a typical condo. If you are shopping in 03838 near Attitash, you want clarity on how ownership, rentals, financing, taxes, and fees actually play out. In this guide, you will learn what a condo-hotel is, how revenue and use rules work, what to ask for, and how to verify the details locally. Let’s dive in.

What a condo-hotel is

A condo-hotel is a building where you own a deeded condo unit, but the property operates like a hotel. There is usually a front desk, housekeeping, and centralized reservations. You can use your place and, when you are away, place it in the on-site rental program for short stays.

This setup is different from a traditional condo. Operations follow hotel-style rules, short-term guests are common, and transient lodging taxes often apply to stays. Units are typically furnished and designed for quick turnover.

Who condo-hotels fit in Bartlett

If you want a low-maintenance base near Attitash with resort services, a condo-hotel can work well. Many buyers in 03838 are second-home seekers who plan weekend or week-long use and want rental income when not in town. Some buyers focus on investment potential, but owner enjoyment and convenience are big drivers.

Local demand is seasonal. Winter ski traffic, summer hiking and biking, and leaf season all influence occupancy and nightly rates. Proximity to North Conway’s amenities can also affect year-round demand and pricing.

How rental programs work

Most condo-hotels offer a central rental program run by the property management or hotel operator. Participation can be voluntary or required, so confirm the rules for each building. The program markets the unit, handles bookings, cleans between stays, and sends you rental statements.

Revenue and fees you should expect

Revenue splits vary. Some programs pay a percentage of gross bookings, others pay a share of net income after specific costs, and a few offer guaranteed rent through a master lease. Before distributions, typical deductions may include a management fee, reservation or booking charges, housekeeping and linen service, marketing and OTA commissions, utilities while rented, and a reserve contribution.

You should ask for clear, written details on every fee. Confirm how cancellations, discounts, and maintenance downtime are handled, since these can reduce owner payouts.

Metrics to request before you buy

Ask for historical occupancy by month and by year, average daily rate, and revenue per available room. Request examples of gross and net owner returns for similar units. It also helps to see the booking channel mix and how demand shifts between ski season, summer, and shoulder periods.

Owner use rules and blackout dates

Many projects allow personal use, but some limit owner stays during peak periods or require advance booking through the front desk. Review any blackout dates, minimum or maximum owner-use limits, and rules that set owner priority within the reservation system.

Ownership, association, and contracts

You will own a deeded condominium unit and be part of the condo association. The association manages common areas and sets assessments. Condo-hotel ownership also introduces hotel program agreements and house rules that affect how you use and rent your unit.

Documents to review closely

Request and review these items before you make a decision:

• Condo declaration, bylaws, and rules and regulations
• HOA budget, reserve study, audited financials, and recent meeting minutes
• Rental program or hotel-management contract, including fee structure and termination terms
• Any master lease agreements affecting owner rights
• Master insurance policy summary and recommended owner coverage
• Special assessment history and planned capital projects
• Title commitment or current deed and any encumbrances

Warrantability and why it matters

Many condo-hotels are considered non-warrantable due to transient-use operations, hotel services, investor concentration, or master leases. Non-warrantable projects often require portfolio or specialty lenders, larger down payments, and higher rates. If you need financing, verify project eligibility with your lender early so you are not surprised at underwriting.

Financing, taxes, and insurance

Financing basics for condo-hotels

Lenders often view condo-hotels as higher risk. Expect stricter underwriting and limited loan programs compared with standard condos. Government-backed options that require project approval may not be available for many condo-hotel buildings.

Down payment ranges vary by project and lender. Conventional loans on warrantable projects may allow down payments in the low to mid range most buyers expect for second homes. For non-warrantable condo-hotels, down payments of about one-fifth to nearly one-third of the purchase price are common, and some buyers choose cash or specialty financing. Confirm terms with a lender experienced in resort or non-warrantable condos.

Taxes and lodging compliance

Rental income must be reported for tax purposes. How it is reported can depend on the services provided and your level of involvement, so consult a CPA. New Hampshire state and local lodging taxes typically apply to short stays; clarify who collects and remits these taxes and how they appear on your owner statements.

Depreciation rules apply to both the unit and a share of common elements, depending on program structure. Work with a tax professional who understands vacation rental treatment in New Hampshire.

Insurance and risk management

The association’s master policy covers the building and common areas. You will usually carry an HO-6 or similar policy for interior elements, contents, and liability. Ask about loss-assessment coverage, master policy deductibles, and how guest damage is handled when your unit is rented.

Local search steps for 03838 buyers

How to find and compare properties

Use local MLS searches and common keywords such as “condo-hotel,” “resort condo,” “hotel condo,” “vacation condo,” “Attitash,” and “Intervale.” Filters like “short-term rental allowed,” “furnished,” “rental program,” and “hotel amenities” can help. Compare nightly rates, seasonal calendars, fee structures, and whether rental participation is mandatory or optional.

Ask for unit-level rental histories and HOA documents for buildings near the Attitash and Route 302 corridor. Look for details on reserve balances, recent assessments, and capital plans.

Who to contact for verification

• Listing agent for the unit and the association manager for project records
• On-site hotel operator or property manager for rental history, ADR, occupancy, and owner statements
• Local mortgage brokers who handle non-warrantable and resort financing
• Town of Bartlett planning and zoning, tax assessor, and licensing contacts for lodging rules
• Carroll County Registry of Deeds for recorded condo declarations and title records
• A CPA experienced with New Hampshire vacation rentals

Buyer checklist for Bartlett condo-hotels

Use this checklist to stay organized.

Before making an offer:

1. Confirm whether the rental program is voluntary or mandatory and obtain the full contract.
2. Get the condo declaration, bylaws, HOA budget, reserve study, and 2–3 years of financials and meeting minutes.
3. Request at least 24 months of revenue reports showing monthly occupancy, ADR, gross revenue, net payouts, and sample owner statements.
4. Verify mortgage eligibility with your lender and ask if the project is warrantable; obtain a pre-approval that fits this specific property type.
5. Review the HOA’s master insurance policy and recommended HO-6 requirements.
6. Confirm owner-use rules, including blackout dates and booking priority.
7. Clarify who collects and remits lodging and tourism taxes and how these appear on owner statements.
8. Review all fees: management, housekeeping, marketing/OTA, utilities while rented, reserve contributions, and any guarantee program terms.
9. Check for recent special assessments and ask about upcoming capital projects that could trigger future assessments.
10. Consult a CPA on rental income reporting and depreciation, and consult an attorney if contract terms limit your rights.

At contract and inspection:

• Include a document review contingency for HOA and rental program materials and lender eligibility.
• Confirm whether any rental income guarantees are valid and transferable.
• Schedule an inspection suited to high-turnover use, including mechanicals and wear-and-tear items.

After purchase:

• Get written confirmation of owner portal access, payout schedules, and maintenance and housekeeping procedures.
• Verify your insurance coverage and add loss-assessment coverage if needed.
• If you plan to use the unit, document owner booking steps, timing, and any blackout rules.

Smart questions to bring to showings

• Is rental participation required, and what is the term and termination process?
• What are the exact management and housekeeping fees, and what do they cover?
• How are OTA commissions handled and what share of bookings come from each channel?
• What were monthly occupancy and ADR for the last 24 months for similar units?
• Are there owner-use restrictions or blackout dates in peak ski or summer periods?
• What is the HOA reserve balance and are any capital projects planned?
• How are guest damages handled and billed?
• Which lenders have recently closed loans in this project, and on what terms?

Setting expectations for income and use

Condo-hotel income is seasonal and can change year to year. Your unit’s size, condition, and location in the complex will influence both occupancy and rate. Operator policies, booking channels, and cancellation rules also affect net results.

Focus on fundamentals rather than promises. Ask for multi-year, month-by-month data and compare fees, reserves, and association health. Make sure the use rules match how you plan to enjoy the place in winter and summer.

If you want a turnkey way to enjoy the Attitash area while offsetting costs, a condo-hotel can be a strong option when you verify the details. If you want maximum control over bookings or need standard conforming financing, look closely at project eligibility and contract terms before you commit.

Ready to explore options around Bartlett and Intervale with a team that works these resort properties every day? Contact Pinkham Real Estate to start your Mount Washington Valley search.

FAQs

What is a condo-hotel and how does it differ from a regular condo?

• A condo-hotel is a deeded condo in a building that operates like a hotel, with front desk service, housekeeping, and short-term rentals, which makes rules, taxes, and financing different from a typical residential condo.

How do Bartlett condo-hotel rental programs pay owners?

• Programs often split revenue by percentage or net income after costs, and they deduct fees like management, housekeeping, marketing, OTA commissions, utilities while rented, and reserves before owner payouts.

Can I use my condo-hotel unit anytime near Attitash?

• Many projects allow personal use, but some set limits or blackout dates in peak seasons and require booking through the operator, so review owner-use rules before you buy.

What financing should 03838 buyers expect for condo-hotels?

• Many condo-hotels are non-warrantable, so expect stricter underwriting, higher down payments, and specialty lenders; verify eligibility with your lender at the start.

Who handles lodging taxes on short-term stays in Bartlett?

• The operator typically collects and remits lodging-related taxes, but you should confirm responsibilities and how taxes are shown on owner statements.