If your perfect ski morning starts with Lone Peak in view and your boots already warm, Mountain Village condos deserve a close look. You want lift access that fits your lifestyle, strong rental potential when you are away, and HOA costs that make sense. In this guide, you will learn the key unit types, ski access categories, building eras, HOA and rental considerations, and a practical checklist tailored to 59716. Let’s dive in.
Mountain Village at a glance
Mountain Village is Big Sky Resort’s main base, home to ticketing, lifts, rentals, lessons, and the Mountain Mall for dining and retail. It is about a 10‑minute drive above Town Center and Meadow Village, and it is what most buyers mean when they say “on‑mountain” or “slopeside” in Big Sky. For a quick overview of services and layout, start with the resort’s Visitors Guide.
Within the Village, you will find a mix of condo‑hotel towers, low‑rise condo buildings, and townhouse clusters. Common names you will see on listings include Summit, Shoshone, Lone Peak Center, Big Horn, Beaverhead, Arrowhead, Skycrest, Stillwater, Black Eagle, Cedar Creek, and Lone Moose. You will also hear about newer luxury inn and club residences near Spanish Peaks and Montage that sit adjacent to the core Village.
Who should target Mountain Village
- You want the shortest path to lifts, lessons, and rentals.
- You plan to rent nightly and want strong winter demand.
- You value hotel‑style amenities and services on site.
- You prefer a lock‑and‑leave setup over yardwork or long drives.
Condo types you will see
Mountain Village offers several distinct property types. Understanding the fit for your use and budget is the first step.
Condo‑hotel suites
These are studio to one‑bedroom plus loft units, often with lock‑off options that boost rental flexibility. They sit slopeside or within a short walk of the main lifts. In exchange for location and services, they carry higher HOAs that can include hotel staff, front desk, fitness, pool, and FF&E reserves. For an amenity example, review the Shoshone Condominium Hotel page, which highlights hotel‑level features and slope access.
Who it fits: owners who want turnkey use, predictable services, and resort rental support.
One‑ and two‑bedroom condos
These are the workhorses of the Village for buyers who want owner use plus rental income. Many range roughly 600 to 1,200+ square feet depending on building and whether a loft is included. Access can be true ski‑in/ski‑out, near slopeside with a short connector, or a quick walk to the base.
Who it fits: couples, small families, or investors who want a flexible second home and year‑round usability.
Townhomes and owner‑oriented chalets
These multi‑level units usually offer two to four or more bedrooms, private entries, and sometimes garages. They appeal to longer stays and group trips, and they tend to command higher price points per unit. Many sit within a short walk or ski connection to lifts.
Who it fits: families and groups who value space and privacy, and who want rental appeal for longer visits.
Penthouses and new luxury inn residences
Supply is limited. These often trade at premium prices and may come with club‑level amenities, valet, and concierge services. Newer luxury and club projects near Spanish Peaks and Montage bring modern systems and finishes, and they often show higher monthly HOA assessments to operate enhanced amenities.
Who it fits: buyers seeking top‑tier finishes, services, and a private‑club experience near the Village.
Ski access, clearly defined
Ski access is the headline feature in Mountain Village, but terms vary on listings. Use the resort’s official trail maps and a winter route test to verify claims.
- True ski‑in/ski‑out: You can clip in near your door and reach groomed terrain or a named lift without crossing roads or taking long walks. Many condo‑hotel properties in the core Village fit this description.
- Near ski‑in/ski‑out: You will take a short walk, typically under 10 minutes, or use a prepared connector. It is very practical, with a small price gap from literal slopeside.
- Shuttle or Village‑walk access: You will rely on resort shuttles, a quick drive, or base‑area walking paths. It is still convenient but not technically slopeside.
Examples in the Village: Summit, Shoshone, and Lone Peak Center offer slopeside or very short‑walk access to the main lifts. Big Horn, Beaverhead, and Arrowhead often market near slopeside access depending on the exact unit location and connectors. Always confirm on site and with the official map before you underwrite a rental pro forma.
Building eras and what they signal
Mountain Village spans several development waves, and era often correlates with systems, amenities, and operating costs. For context, review Big Sky’s historic timeline.
- 1970s core: Early base‑area buildings delivered compact “condotel” layouts and older mechanical systems. Expect to review renovation history and building‑wide capital plans closely.
- 1990s to early 2000s expansion: Major condo‑hotel assets came online in this period, including the Shoshone and the opening of the Summit Hotel around 2000. You get hotel‑style amenities with mid‑era construction standards.
- 2000s to 2010s: Additional townhomes and owner chalets diversified the mix. Systems and finishes vary widely by building.
- 2020s luxury and club product: New inn and residence offerings near Montage and Spanish Peaks deliver modern systems, polished finishes, and higher operating and HOA costs aligned with elevated services.
HOA fees and what they cover
Mountain Village HOAs commonly include exterior maintenance, roofs and siding, common snow removal, landscaping, common utilities and water or sewer, insurance for common structures, management fees, amenity operations, and reserves. In condo‑hotel buildings, HOAs are often higher because they also cover hotel‑level services and FF&E replacement. For a deeper look at typical coverage, see this overview of what HOAs can include in Big Sky.
To calibrate expectations, here are illustrative examples from recent listing data:
- A Summit condo‑hotel unit showed an annual HOA of about $33,806 in an MLS export for one specific unit. This reflects hotel‑style services and reserves.
- A 2024 luxury inn residence listing near the Village showed a monthly HOA in the multiple thousands, illustrating how club‑level amenities price out.
- Older low‑rise condos and townhomes often land much lower, ranging from the hundreds to low thousands per month depending on services.
These are examples, not guarantees. Always request the current HOA budget, reserve study, and year‑to‑date financials for the specific unit you are evaluating.
Rentals, programs, and owner use
Many condo‑hotel units and resort‑managed properties participate in Big Sky Central Reservations. Contracts typically include a revenue split with the manager, housekeeping and day‑use fees, and operating rules that limit owner control of nightly pricing and booking windows. In some buildings, revenue splits are commonly around 50 to 50, but terms vary by contract and change over time. Request the current management agreement, the fee schedule, and two to three years of detailed rental ledgers with seasonal breakdowns before you model income.
If you plan to self‑manage, confirm whether your building allows it and what restrictions apply. Some HOAs or management agreements limit outside managers, owner marketing, or the number of owner days per year in condo‑hotel programs. For underwriting, pair your rental assumptions with accurate cleaning, linen, supplies, and management costs.
Insurance and taxes matter too. Condo‑hotel and fractional products often require additional liability and contents coverage, and lenders may treat them like commercial or investment collateral. Speak with a lender who regularly finances resort‑area condos, and verify local lodging taxes for your parcel before you model gross and net revenue.
How Mountain Village compares
You may also be considering other Big Sky areas. Here is how Mountain Village stacks up.
- Mountain Village: Best direct lift access and walkable base‑area services. It offers the deepest inventory of condo‑hotel product and hotel‑level amenities. That convenience usually comes with a slopeside premium. The Visitors Guide highlights the core services that drive demand here.
- Town Center and Meadow Village: A short drive down the mountain, these areas concentrate grocery, medical, and growing retail and dining. They are practical for year‑round living and less dependent on nightly rentals.
- Spanish Peaks and Montage area: Highest amenity level and price point, with private‑club benefits and recent new construction. Monthly HOA and operating costs tend to be higher in exchange for elevated services. For broader context on resort investment and upgrades, see this overview of Big Sky’s ongoing revamp.
Quick buyer checklist for 59716
Use this list on every Mountain Village condo you evaluate. It will help you avoid surprises and compare apples to apples.
- County and parcel confirmation: Verify whether your unit is in Gallatin or Madison County, as taxes and lodging rules can differ by jurisdiction.
- HOA documents: Request the current budget, most recent reserve study, 12 months of meeting minutes, any pending special assessments, the management contract, and insurance certificates. Slow or incomplete responses are a red flag.
- Rental policy and performance: Get the rental management agreement, revenue split schedule, owner‑use rules, and the last two to three years of rental ledgers with seasonal occupancy and ADR detail.
- Ski access verification: Use the official trail map, parcel maps, and a winter route test to confirm any “ski‑in/ski‑out” claim.
- Building condition and capital plans: Ask for records of recent exterior work, roof age, boiler and elevator service life, and any plumbing or heating upgrades.
- Operating cost pro forma: Model HOA dues, utilities that are not covered by the HOA, insurance, property taxes, management fees, cleaning and turnover costs, and realistic vacancy.
- Parking and storage: Confirm deeded or assigned spaces, whether parking is heated or underground, and whether you have an owner ski locker or secure storage.
Simple comparison: which product fits you?
| Product type | Pros | Considerations | Best for |
|---|---|---|---|
| Condo‑hotel suite (slopeside) | Easiest access to lifts and services, on‑site staff, strong winter demand | Higher HOA that can include hotel services and reserves, program rules may limit owner control | Turnkey users who value convenience and resort‑run rentals |
| 1–2 BR condo (near slopeside) | Flexible for owner use and rentals, often lower HOA than condo‑hotels, short walk to lifts | Access and amenities vary by building, older buildings may need capital work | Small families, investors seeking balance of use and income |
| Townhome or chalet | More space and privacy, garages or private entries, attractive for longer stays | Higher pricing per unit, some are a short walk or shuttle to lifts | Families and groups planning longer trips |
| Luxury inn or club residence | New systems and finishes, concierge‑level amenities, private‑club access nearby | Highest price points and HOA, program rules vary | Buyers prioritizing elevated services and modern construction |
How to choose with confidence
Start with how you will use the condo in the next three to five years. If you want true click‑out‑the‑door access and services that simplify short stays, focus on slopeside condo‑hotel towers in the core Village. If you want more space and a quieter feel, look at townhomes and chalets with a short connector or walk. If top‑tier amenities and new construction matter most, explore the adjacent luxury inn and club products.
As you narrow the list, verify access on the ground, stack your HOA documents against a realistic pro forma, and test your rental assumptions with actual ledgers. A few hours of document review can save you thousands later.
Ready for a curated shortlist of Mountain Village condos that match your goals, budget, and timeline? Reach out to Callie Pecunies to compare options, request the right documents, and walk the ski routes before you decide.
FAQs
Is Mountain Village always the best area for rental income?
- Not always. Slopeside convenience can drive strong winter demand, but higher HOA and operating costs, plus condo‑hotel program rules, can compress net returns. Compare pro formas across product types.
How do I confirm true ski‑in/ski‑out for a specific condo?
- Use the official Big Sky trail map, parcel maps, HOA statements, and a winter route test. Marketing language is helpful, but on‑site verification is best.
What are common red flags in Mountain Village condo listings?
- Missing HOA budgets or reserve studies, frequent special assessments, restrictive owner‑use rules with low owner days in condo‑hotels, unclear parking or locker details, and vague ski‑route descriptions.
