What Should You Know Before Buying a Home in Crested Butte South?

Crested Butte South is a master-planned community in unincorporated Gunnison County with its own rulebook. Before you build, remodel or even add exterior lighting, you need approval from the Crested Butte South Property Owners Association (POA), and the county will not accept a building permit application without the POA's Special Area Permit. The CB South Metropolitan District provides water, sewer and snowplowing.

This post summarizes the Gunnison County "Crested Butte South Special Area Regulations" document (dated March 2025) as I reviewed it on November 11, 2026. I did not review the POA's covenants, fees or budget, so request them. This is general information, not legal advice.

Who governs Crested Butte South?

Three groups share the job, per the regulations:

• Gunnison County designated Crested Butte South as a Special Area (Resolution No. 2003-46) and adopted the Special Area Regulations (Resolution 2008-38, amended in 2017, 2020 and 2023). The county's Community Development Department issues land use and building permits after POA approval.
• The CB South Property Owners Association (POA) issues the CB South Special Area Permit, runs the Design Review Committee (DRC) and hears variances and appeals. The Amended and Restated Covenants and Restrictions were recorded January 20, 2023.
• The CB South Metropolitan District provides water and sewer service and handles snowplowing and road maintenance under contract with the county.

The regulations cover the First through Fourth Filings of the Crested Butte South Subdivision.

Do I need POA approval to build or remodel?

Yes. The regulations say no improvements may begin until the DRC or POA approves the plans in writing and the required fees and taxes are paid, and that the county will not accept a Land Use Change Permit or building permit application without the CB South Special Area Permit. DRC approval is valid for 12 months, with one extension of up to 12 months available on request. The home still needs a Certificate of Occupancy from Gunnison County before anyone moves in.

Can I build an ADU in Crested Butte South?

Accessory dwelling units are allowed in all residential areas, with limits. Per the regulations, the ADU's total floor area can be no more than one-third of the main home's dwelling area, up to a maximum of 1,000 square feet. It must be on the same lot and title as the main home, have a separate entrance and kitchen, and the main home must already exist or be built at the same time.

What can be built on residential lots?

The regulations list single-family and duplex dwellings, home businesses and accessory apartments on residential lots. Multi-family buildings are allowed only in the First and Second Filings. The Village Center (Block 6 of the Second Filing and certain perimeter lots) is set aside for commercial, mixed-use and multi-family buildings, with height limits of two stories and 35 feet in the core.

What is not allowed?

A few prohibitions stand out for homeowners:

• Propane tanks that support a building's mechanical system
• Water wells, except as permitted by the Metro District
• Parking or storing heavy equipment, and trailers over 24 feet, except during construction
• Industrial uses and most manufacturing

If you are used to rural Gunnison County homes with propane and a well, this is a real difference. Ask the seller how the home is heated and confirm service with the Metro District.

How do snow and parking rules work?

This is a snowy place, and the rules show it:

• Snow storage must be on site, cannot use required parking spaces and must total at least 33 percent of all plowed areas. Buildings may not shed snow onto neighboring property or the public right-of-way.
• Parking for single-family homes and duplexes is two spaces per unit.

When you tour a home, look at where the snow goes from the roof and the driveway.

Are there rules on fences and lighting?

Yes. Side and rear fences are limited to 8 feet (unless the DRC approves more, such as deer fencing around a garden), and fences, hedges and planters in front of the house are limited to 42 inches. No exterior lighting may be installed without DRC approval, and fixtures must be shielded, downcast, full cut-off and warm in color.

Can I rent my Crested Butte South home short-term?

The portion of the Special Area Regulations I reviewed did not address short-term rentals. Check the POA covenants, and remember that unincorporated Gunnison County's new short-term rental license starts January 1, 2027, as I covered in October. Confirm both before you count on rental income.

Does the Town of Crested Butte transfer tax apply?

The Town's 3 percent transfer tax applies to property within Town of Crested Butte limits. Crested Butte South is in unincorporated Gunnison County, so confirm with your title company which fees apply to your address. See my transfer tax post for details.

How do I get to town without driving?

Per Crested Butte Mountain Resort's travel page, which I reviewed last week, the Gunnison Valley RTA provides free bus service connecting Gunnison, Almont, Crested Butte South, Crested Butte and Mt. Crested Butte. Check gunnisonvalleyrta.com for the winter schedule and the stop nearest the home.

What should I request before I offer?

• The recorded covenants and the Special Area Regulations
• POA dues, fees and the DRC fee schedule
• Metro District rates for water, sewer and plowing
• Past DRC approvals for additions, decks and lighting on the home
• How the home is heated, and 12 months of utility bills

What is the bottom line?

Crested Butte South offers a planned neighborhood with central water and sewer, plowed roads and a village center, in exchange for a clear set of design and use rules. Read them before you buy, especially if you plan to build, add an ADU or rent. A local agent can help you collect the documents.

Frequently asked questions

Is Crested Butte South part of the Town of Crested Butte?

No. It is a master-planned community in unincorporated Gunnison County, governed by county Special Area Regulations and a POA.

Who approves building plans in Crested Butte South?

The POA's Design Review Committee, before the county will accept a building permit application.

Who provides water and sewer in Crested Butte South?

The CB South Metropolitan District, which also handles snowplowing and road maintenance under contract with the county.

How big can an ADU be in Crested Butte South?

No more than one-third of the main home's dwelling area, up to 1,000 square feet.

Connect with a great real estate agent in Crested Butte, Kelsey Loftis with Crystal Peak Properties, Brokered by eXp Realty. Phone: (970) 784-6768 · Email: kelseyloftis@gmail.com · Website: crystalpeakproperties.com

Sources: Gunnison County, "Crested Butte South Special Area Regulations" (March 2025), reviewed November 11, 2026; Crested Butte Mountain Resort, "Getting Here & Parking" (reviewed November 4, 2026). Not legal advice.