Woody Creek Mobile Park Rent Jumps To $550 In 2027

Aspen —Phillips Mobile Home Park in Woody Creek faces a potential rent hike to $550 per month starting in 2027, a jump from the current $430 rate. The Pitkin County Board of County Commissioners signaled support for the change during a Tuesday meeting, though they deferred a final vote until Oct. 14.

The move is driven by a desire to reduce the subsidy that county taxpayers currently provide to keep the park affordable. According to a staff report, rental rates at Phillips are significantly below market standards for the Roaring Fork River Valley. For comparison, Cavern Springs outside of Glenwood Springs charges $965 per month, while the Aspen-Basalt Mobile Home Park charges $1,555.

Construction has already begun at the site, with work commencing Sept. 1. Activities include site grading, installation of best management practices, and establishment of a staging yard. Wastewater treatment facility excavation is scheduled to start later this month, followed by sanitary sewer installation and the demolition of the existing ranch house. Tenants should also expect brush removal and earthmoving work in areas outside the existing park boundaries.

The property itself has a complex history. The county purchased the mobile home park in February 2018 for $6.5 million, with the stated goal of preserving naturally occurring affordable housing. However, the current situation is more complicated than simple preservation. Staff have long-term goals to add 40 additional units, bringing the total to roughly 70 units. This expansion has been controversial, particularly because the Planning and Zoning Commission found the plan non-compliant with the Woody Creek Master Plan and the Down Valley Comprehensive Plan. Despite this, the board pushed forward this spring, citing "rapidly deteriorating and dangerous infrastructure" as an urgent need.

Assistant County Manager of Community Relations Ashley Perl raised a critical question during the discussion: “What does the BOCC want to accomplish by raising rents?” This query highlights the tension between fiscal responsibility and affordability. The proposed increase is part of a broader strategy to make the park financially sustainable while continuing to serve low-income residents.

Housing Program Analyst Andrew Miller noted the logistical challenges involved in implementing the change. He emphasized that tenants would need to be notified of the increase by Nov. 2, calling rent increases “the most time sensitive item that we bring to you.” This timeline ensures that residents have sufficient notice to adjust their budgets before the new rates take effect.

The decision to raise rents is not just about covering operating costs; it’s about balancing the books against the backdrop of rising construction and maintenance expenses. With the county having budgeted $426,000 in 2026 for Phillips, excluding new construction costs, the pressure to offset these figures through higher rents is evident. The question is whether the community can absorb a $120 monthly increase without displacing the very families the park was designed to house.

To hear them tell it, the urgency stems from the physical state of the park’s infrastructure. The "dangerous" condition of the existing systems necessitates immediate investment, which in turn requires a revenue stream to sustain future operations. The 2027 date allows for a transition period where residents can prepare for the change, while the county completes the initial phase of construction.

This scenario illustrates the delicate balance local governments strike when managing affordable housing assets. It is not merely a financial adjustment but a strategic repositioning of the park within the regional housing market. The success of this model will depend on whether the increased revenue effectively offsets the costs of maintaining and expanding the facility, thereby securing its long-term viability for the community.