Big Sky Ski Season Preparation: 2026 Owner Checklist

Big sky ski season preparation looks different when you have a rental property on the line. The window between summer close-out and the first wave of winter guests is short, and the details that get missed in September tend to become the complaints that land in December reviews. Here is what our team focuses on to make sure Big Sky homes are ready before the snow flies.

An aerial view of a road in the mountains | Photo by Ricky Beron on Unsplash

Why the Lead-Up to Opening Day Matters More Than Ever

Big Sky Resort opened the 2025–26 season on November 26, 2025, a day before Thanksgiving, continuing a newer tradition of an early-season start. That means your first guests of the winter could arrive before most owners are even thinking about ski season. With the resort earning recognition as the #1 ski resort in the West by SKI Magazine and being named Expedia's 2026 Destination of the Year, demand is not slowing down. Your property needs to be in peak condition from day one.

The bigger news for 2025–26 was the December 20 opening of the Explorer Gondola and Kircliff. The new high-speed, 10-person gondola replaced the last original chair from 1973 and now carries guests from the base all the way to Lone Mountain's summit at 11,166 feet. The Kircliff alpine summit observatory, a glass enclosure cantilevered off the mountain's edge, offers 360-degree views across three states and two national parks. For owners, this is relevant context for your welcome guide: guests will be asking about it.

Regulatory Compliance: Clear It Early

Big Sky sits within an unincorporated census-designated place spanning Gallatin and Madison Counties, so there is no city-level STR permit to worry about. Short-term rentals (defined as stays under 30 days) are regulated at the county and state level. You will need a Montana Public Accommodation License, and Gallatin County has its own zoning requirements. There is currently no cap on STR permits at the county level, which is good news for owners considering entering the market.

A snow covered mountain with a road in the foreground | Photo by Ricky Beron on Unsplash

On the tax side, Big Sky's total lodging tax is 12%, made up of an 8% state rate and a 4% Big Sky resort tax. The resort tax applies to the total listing price including cleaning fees for reservations of 30 nights or shorter. Airbnb collects and remits both the state and resort taxes automatically, which simplifies things considerably. If you manage your own bookings or use other channels, you are responsible for remitting those taxes yourself, with quarterly deadlines on April 30, July 31, October 31, and January 31.

For the specific permit application steps and any associated fees, check directly with Gallatin County's STR FAQ page, as fee schedules can change and we do not want you working from outdated information.

If you want a deeper look at how Big Sky property management fits into the compliance picture, our team handles this for owners across all six of our markets.

Winterizing the Property

Mechanical and Structural Priorities

Big Sky winters are serious. Daytime highs range from the teens to the 30s°F, and nights frequently drop below zero. Before your first guests check in, run through these systems:

Heating: Test the furnace and any backup heating systems. Confirm thermostats are calibrated and that smart thermostat settings will not lock guests out of adjustments.
Plumbing: Check any exposed or exterior-facing pipes for insulation. Know where the main shutoff is and make sure your property manager does too.
Roof and gutters: Clear debris before snow loads accumulate. Ice dams are a costly repair.
Hot tub and outdoor equipment: Service the hot tub before the season, not after the first complaint. Confirm water chemistry, jets, and cover latches all work in cold temperatures.
Driveway and entry: Confirm your snow removal contract is in place and that the vendor knows your property's access needs. A stuck guest at check-in is a bad start.

A Note on Smart Home Devices

One detail that surprises owners new to Big Sky: there is no cell service in Gallatin Canyon. If you rely on cellular-based smart locks, security cameras, or noise monitors, they will not function reliably on the drive to your home or for guests who are entirely dependent on cell data. Make sure your in-home Wi-Fi setup is solid and that lock backup codes are available.

Building a Guest Experience That Holds Up Under Snow

A well-prepared welcome guide does more work than most owners realize. For Big Sky specifically, a few things are worth spelling out clearly for guests:

Shuttle system changes: With the Explorer Gondola now serving the Lone Peak and Carpool Lots, the resort reworked its shuttle routes. Shuttles no longer stop at those two lots, since the gondola is a short walk away. Shuttle service continues to operate to and from Ramshorn, Levinski, Gallatin, Cinnamon, and Cedar lots from 8:30 AM to 6 PM, seven days a week. Guests who are not aware of this change may be confused if they are looking for a shuttle stop that no longer exists.

Lift ticket context: Ikon passes, Mountain Collective passes, and most Big Sky season passes do not include access to the Lone Peak Tram. Guests should purchase the tram add-on separately when buying tickets or passes. Kircliff scenic tickets, valid for pedestrian visitors who want to ride up to the summit without skiing, are available for single-day access.

Airport logistics: Bozeman Yellowstone International Airport is about an hour north of Big Sky. Many guests underestimate the drive, especially in winter conditions. Setting that expectation in your pre-arrival communication prevents a rocky start.

Our vacation rental management services include building and maintaining these welcome guides, along with coordinating the seasonal prep work that falls through the cracks when owners are managing remotely.

Comparing Notes Across Markets

If you own property in more than one mountain market, the pre-season preparation timeline is similar but the regulatory details differ significantly. Owners in Colorado deal with a different set of county and municipal STR frameworks than Montana owners do. Our teams covering Breckenridge property management, Vail property management, and Park City property management each work within distinct local rules. Big Sky's relative regulatory simplicity is one of the things owners in this market tend to appreciate.

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FAQ

When does Big Sky Resort typically open for ski season?

For the 2025–26 season, Big Sky Resort opened on November 26, 2025, the day before Thanksgiving. Historically the resort has opened on Thanksgiving Day, but recently shifted to opening the day prior. The 2026–27 opening date has not yet been announced; check bigskyresort.com for official updates as the season approaches.

Do I need a city permit to operate a short-term rental in Big Sky?

No. Big Sky is an unincorporated area with no city-level STR permit. You will need a Montana Public Accommodation License and must comply with Gallatin or Madison County zoning requirements depending on your property's location. For current permit steps and fees, check the Gallatin County STR FAQ page directly.

How does the 12% lodging tax work for Big Sky rental owners?

Big Sky's total lodging tax is 12%: an 8% Montana state tax plus a 4% Big Sky resort tax. For reservations of 30 nights or shorter, the resort tax applies to the total listing price including cleaning fees. Airbnb collects and remits both taxes automatically. Owners using other booking channels are responsible for collecting and remitting taxes themselves, with quarterly deadlines on April 30, July 31, October 31, and January 31.

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If you are heading into your first winter season as a Big Sky rental owner, or reconsidering how your current setup is working, we are happy to talk through what Big Sky property management looks like in practice. Contact our team and we can walk you through the pre-season process without any pressure.