Snowshoe, WV
Snowshoe short-term rental calculator for Snowshoe Mountain and Pocahontas County
A Snowshoe rental lives or dies by the season. The calculator above loads a Snowshoe seasonality profile, short-term rental cost defaults and West Virginia closing costs, then shows a base, low and high case. You enter the nightly rate. Run The Deal does not recommend nightly rates.
Enter the price and your own base nightly rate. We never suggest a rate; use what comparable listings really book at.
Snowshoe seasonality (ski season heavy, summer bike park second), 15.5% platform fee, 25% management, cleaning, utilities $350 and furnishing $25 per sq ft. Low and high cases use the wider thin-market range. DSCR loan terms are illustrative.
Comps, rehab, refi and a verdict for a real address. Invite-only beta.
The Snowshoe seasonality profile
Snowshoe Mountain is a ski resort in Pocahontas County with a summer bike park, so demand is heavy from December through March and lighter but real in summer. The app spreads your base nightly rate across the year with these occupancy rates and rate multipliers. They are planning seeds. Replace them with real booking history when you have it.
| Month | Occupancy | Rate multiplier |
|---|---|---|
| January | 80% | 1.30 |
| February | 85% | 1.35 |
| March | 70% | 1.15 |
| April | 25% | 0.75 |
| May | 15% | 0.70 |
| June | 35% | 0.85 |
| July | 50% | 0.95 |
| August | 45% | 0.90 |
| September | 35% | 0.85 |
| October | 45% | 0.95 |
| November | 20% | 0.75 |
| December | 65% | 1.40 |
Run the math on that table and you get about 173 booked nights a year, or 47% occupancy. December through March holds about 52% of the booked nights and about 62% of room revenue. For every $100 of base rate you enter, the profile produces about $18,930 of room revenue a year, before cleaning fees and costs. January, February and December alone bring about 49% of room revenue, which is why the app scores seasonality concentration.
Short-term rental cost defaults
| Item | Default |
|---|---|
| Platform fee | 15.5% of gross |
| Card fee on direct bookings | 3% |
| Management | 25% of revenue, excluding cleaning fees |
| Cleaning fee charged per stay | $175 |
| Cleaning cost per stay | $150 |
| Average length of stay | 3 nights |
| Utilities | $350 a month |
| Internet, supplies, software | $75, $100 and $50 a month |
| Insurance | $200 a month |
| Repairs and capex | 5% and 5% of gross |
| Furnishing | $25 per square foot |
| Photography and initial supplies | $500 and $1,500 |
Lodging taxes are treated as pass-through, so they are left out of both revenue and cost. HOA dues and resort fees are separate inputs; enter yours. Setup costs add up fast: a 1,000 square foot condo is $25,000 of furnishing plus $2,000 of photos and supplies, or $27,000 before the first guest.
A thin market gets a wider range
Snowshoe is a small market with few comparable rentals, so the app treats West Virginia deals as thin by default. The low case multiplies both occupancy and rate by 0.78 and the high case by 1.12, compared with 0.88 and 1.08 in a normal market. Because both drop together, the low case room revenue is about 61% of the base case. If the deal only works in the base case, the range will show it.
West Virginia closing costs, as the app models them
The buyer pays $1,500 of fixed closing costs, a $500 inspection, $50 of recording and, when financed, a 0.45% lender title policy. On the sale side, the app books the state transfer tax of $2.20 per $1,000 and a county transfer tax of $1.10 per $1,000 (verify the county rate). Both are figured on each $500 of price or fraction of it, so the app rounds the price up to the next $500. Fixed sell costs default to $1,200. A refinance adds only $50 of recording.
- Fixed buy costs plus inspection
- $2,000.00
- Recording
- $50.00
- Lender title (0.45% x $210,000)
- $945.00
- Buy closing total
- $2,995.00
- State transfer tax ($301,200 rounds up to $301,500, x 0.22%)
- $663.30
- County transfer tax ($301,500 x 0.11%)
- $331.65
Planning figures. Who pays transfer tax can be set by contract. Confirm with your closing attorney or title company.
Property tax and rehab in Pocahontas County
The app uses an effective rate of about 0.80% of market value for Pocahontas County. West Virginia assesses at 60% of value, and a rental is Class III non-owner-occupied property. This is an estimate, so verify it against the actual tax ticket. On a $300,000 condo, 0.80% is about $200 a month.
Rehab and turnover work at a resort costs more. The app uses a 1.1 regional multiplier for Snowshoe to reflect resort conditions and scarce labor. See the rehab cost estimator.
Financing a Snowshoe rental
DSCR lenders often count only part of short-term rental income. The app's default haircut uses 75% of gross monthly revenue when it figures DSCR against principal, interest, taxes, insurance and HOA. Its default DSCR program also caps LTV at 70% when the rental has no 12-month income history. These are illustrative assumptions, not a quote or a commitment to lend. Read DSCR loan requirements or try the DSCR calculator.
How to run a Snowshoe deal in Run The Deal
- Monthly STR cash flow with base, low and high cases, breakeven occupancy and an optional comparison with a long-term rent.
- Comps with visible adjustments and an ARV confidence range when you buy to renovate.
- Rehab by scope with Snowshoe pricing, plus West Virginia closing costs.
- A lender-accurate BRRRR refi, including the STR income haircut and no-history LTV cap.
- Project management for the renovation and furnishing budget.
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Questions
Will the calculator tell me what to charge per night?
No. Nightly rates are your inputs and market facts. Run The Deal does not recommend nightly rates. The seasonality profile only spreads the base rate you enter across the year.
Can I replace the Snowshoe seasonality numbers?
Yes. Every month's occupancy and rate can be overridden with your own booking history or a property manager's figures.
Why is the low case so much lower than the base case?
Snowshoe is treated as a thin market, so the low case cuts both occupancy and rate to 78% of base. Together that is about 61% of base room revenue.
How do DSCR lenders look at Snowshoe rental income?
Many count only part of STR income. The app's defaults use 75% of gross revenue for DSCR and cap LTV at 70% without 12 months of history. Your lender's terms decide the real numbers.
Planning figures from Run The Deal's defaults. Tax rates and fees change; confirm them with your closing attorney, title company or the locality. Not legal, tax or lending advice.
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