Wondering what an Attitash-area condo might earn as a short-term rental, but not sure where to start? You’re not alone. Between ski weekends, foliage surges, and mud-season slowdowns, 03838 behaves differently month to month. In this guide, you’ll see exactly how we build rental projections for Bartlett condos near Attitash so you can assess risk, compare properties, and move forward with confidence. Let’s dive in.

Why projections matter in 03838

A clear projection helps you price correctly for peak weeks, budget for real costs like HOA and snow removal, and avoid surprises with rules or taxes. It also lets you compare buildings and floor plans apples to apples. When you understand the monthly rhythm and expense structure, you can choose a condo that fits your goals.

Seasonality around Attitash

Winter is prime time. Ski season at Attitash drives strong demand on weekends and during holiday weeks like Christmas to New Year and Presidents’ Week. Fall foliage from early September through mid-October also performs well, especially on weekends. Summer brings steady weekend demand for hiking, swimming, and White Mountains access, with July and August often stronger for vacationers. Spring shoulder months, especially April and May, tend to be slower. We model by month and weight weekends and holidays more heavily to reflect how guests actually book.

Choosing true comps

What we match first

• Same building and floor plan when available.
• Same condo complex within a half mile with matching bedroom and bath count.
• Nearby lookalikes within 1–3 miles that match capacity, amenities, and minimum-stay rules.

We normalize for listing quality, renovations, laundry and kitchen features, walkability to Attitash, views, parking, and on-site amenities like pool or hot tub.

Data we rely on

• Seasonality and performance curves from established STR data platforms.
• Local manager input on cleaning costs, turnovers, and realistic occupancy.
• Assessor records for property tax and parcel details, plus HOA documents for fees and rental rules.

We prefer at least 12 months of comps and ideally 24–36 months to capture year-over-year shifts.

How we clean data

• Remove outliers with abnormally low prices or multi-unit blended rates.
• Adjust for professional photos and Superhost-quality listings that command premiums.
• Triangulate with nearby hotel or inn pricing during peak periods when condo comps are thin.

Step-by-step model

1. Define the unit

We start with the building, floor plan, beds and baths, max guests, parking, amenities, and owner-use nights. We confirm HOA rules on minimum stays, guest limits, and any registration requirements.

2. Build ADR and occupancy

We pull monthly average daily rate and occupancy from the best-matched comps, then adjust for listing quality and amenities. We use a month-by-month curve and include seasonal minimum-stay rules that impact booking patterns.

3. Calculate gross revenue

Gross rental revenue each month equals ADR times nights in month times occupancy. We model guest-paid cleaning or pet fees separately so you can see pass-throughs and how they affect demand and net.

4. Subtract variable costs

• Cleaning cost per turnover multiplied by expected monthly turnovers.
• Platform host fees modeled on gross rental revenue or net payouts.
• Management fee, commonly 15 to 30 percent depending on service level.
• Supplies, laundry, and minor maintenance as per-booking or monthly estimates.

5. Add fixed costs

We allocate HOA dues, property taxes, insurance, and utilities monthly. In Bartlett, snow removal and winter utilities deserve extra attention. We also include a capital reserve for furnishings and periodic replacements.

6. Model lodging taxes

We model New Hampshire lodging tax obligations and note whether any platform remits on your behalf. Registration and filing rules vary, so we align the pro forma with current guidance and your chosen booking channels.

7. Compute NOI and cash flow

Net operating income equals gross rental and other revenue minus operating expenses, excluding mortgage. If you are financing, we subtract debt service to show cash flow.

8. Report investor metrics

We summarize cap rate, cash-on-cash return, RevPAR, and break-even occupancy by month. We present three scenarios—conservative, baseline, and optimistic—and a sensitivity view that varies ADR and occupancy.

Costs Attitash owners face

Here is the expense checklist we use for Bartlett condos:

• Management fee. Often 15 to 30 percent of rental revenue based on scope.
• Cleaning and turnovers. Modeled per stay, not per night, with linen and laundry if separate.
• Platform fees. Host fee percentages by channel or net payouts if provided.
• Supplies and guest services. Toiletries, coffee, starter items, and occasional callouts.
• HOA dues. Many include snow removal, trash, and sometimes cable or internet.
• Property taxes and insurance. Include STR endorsements or commercial coverage as needed.
• Utilities. Electric, heat, water, internet, and winterization costs.
• Snow removal. If not covered by HOA, we budget this separately.
• Capital reserves. Typically 3 to 5 percent of gross revenue or a fixed annual reserve.
• Mortgage and financing. Principal and interest if you want a cash flow view.

Building rules and compliance

Before you list, confirm condominium documents for STR permissions, minimum stays, guest policies, and required insurance. Check Town of Bartlett registration or licensing steps, and verify New Hampshire lodging tax collection and remittance rules. Ensure safety items like smoke and CO detectors, fire extinguishers, and any posted occupancy notices are in place. If you are financing, verify your lender’s stance on short-term rentals.

Scenarios and sensitivity

To capture risk and upside in 03838, we present three cases:

• Conservative. Lower ADR and occupancy with higher costs.
• Baseline. Historical averages aligned to your building and quality level.
• Optimistic. Premium photos, dynamic pricing, and improved reviews.

We also test ADR up or down 10 to 20 percent and occupancy up or down 5 to 10 percent to show how revenue shifts with market conditions.

Quick math example

Below is a simple illustration for one winter month. This is not a forecast for your unit, just a walkthrough of the mechanics:

• ADR: $250
• Occupancy: 60 percent
• Nights in month: 31
• Gross rental revenue: $250 × 31 × 0.60 = $4,650
• Guest-paid cleaning fee: pass-through, modeled separately
• Platform host fee at 3 percent: $140
• Management at 20 percent: $930
• Cleaning cost: 6 turnovers × $120 = $720
• Supplies and laundry: $75
• Fixed costs: HOA, taxes, insurance, utilities = $800
• Capital reserve at 4 percent of gross: $186

Estimated NOI for the month: $4,650 − ($140 + $930 + $720 + $75 + $800 + $186) = $1,799. If you finance, subtract monthly debt service to estimate cash flow.

What you get from us

When you request a projection, you receive:

• A unit profile with building rules and assumptions.
• A monthly table of ADR, occupancy, revenue, and expenses.
• An annual summary with gross revenue, total costs, NOI, and cash flow if financed.
• Three scenarios plus sensitivity so you see range and risk.
• Clear notes on data sources and any adjustments.

Ready to evaluate a specific Attitash-area condo? Our team builds investor-ready projections tailored to your building, floor plan, and goals. Contact Pinkham Real Estate to start your Mount Washington Valley search.

FAQs

How do Attitash seasons impact condo revenue?

• Winter weekends and holiday weeks are the strongest, fall foliage weekends are next, summer weekends are steady, and April to May is typically slower, so we model month by month.

What comps do you use for Bartlett STRs?

• We start with the same building and floor plan, then the same complex within a half mile, then nearby lookalikes with similar capacity and amenities, adjusted for quality and rules.

Which fees most affect net income for Attitash condos?

• Management percentages, cleaning per turnover, HOA dues, and winter utilities typically drive the biggest swings in monthly net.

How do HOA rules change a projection in 03838?

• Minimum stays, guest limits, parking policies, and availability windows can shift occupancy distribution and ADR, so we incorporate them before modeling demand.

Do guest-paid cleaning fees count as profit?

• Often no. Many owners use cleaning fees as pass-throughs to cover the cleaner, so we separate cleaning fee revenue from the actual cleaning expense.

How do you handle New Hampshire lodging taxes?

• We model lodging tax as a separate line and note whether a booking platform remits any portion. We advise confirming registration and filing steps before hosting.