Summit County Mountain Retreats

Keystone Property Management Rental Numbers

William@scmountainretreats.com

Real estate agents and many others have been wondering why KRPM has waited for months to reveal its 2009 rental numbers. Well this week they were finally released and some interesting ideas come to mind.

First, in the vast majority of the buildings that KRPM has rental units, their 2009 numbers are drastically lower than they were in 2008. In some buildings their numbers are down more than 30%. It is interesting that when SCMR compares its numbers with Keystone Property Management, SCMR in most cases has exceeded the Keystone Property Management numbers. As far as net revenue to owners in EVERY case SCMR has out performed Keystone Property Management. There is just no way to compete with our low cost / high service model. It has now been proven that paying 3 or 4 times as much to a property management company like Keystone Resort Property Management does not equal better ANYTHING for the owner.

Another interesting concept is that even though KRPM has known its 2009 numbers since Jan 1, 2010, it took them until now to reveal them. Why would they wait so long to reveal the bad news? One possible answer is that March is the month that Keystone Resort Property Management charges owners for its 2010 marketing fee. It stands to reason that Keystone wanted to wait until these charges were incured in order to capture this revenue and discourage owners from switching to other management companies. These marketing fees add up into the millions of dollars.

I will have more to say about the performace of Summit County Mountain Retreats vs Keystone Resort Property Management in the future. So check back soon. More details will be revealed!

Do Your Keystone Resort Cleaners Use a Mop and a Broom?

William@scmountainretreats.com

Cleaning quality and consistency is one of the top issues we are asked about when we are speaking to owners who are considering changing management companies. In some cases we have been asked if our cleaning staff uses a mop and a broom. The answer is yes and we use several other tools to assist with the cleaning process.

Many other Keystone management companies pay their cleaners more if the cleaning is performed faster. For example, a cleaner may be paid $30 for the first cleaning of the day and $5 more for each subsequent cleaning in the same day. So by the time the cleaning gets to the sixth cleaning of the day, they are making twice as much as they did for the first cleaning. This is a very big incentive to work fast and miss the details.

SCMR has implemented several procedures that we believe dramatically improves cleaning quality. Our cleaners are divided into competitive groups. The groups that perform higher quality cleanings are allocated more cleanings than those who only do an average job. If any cleaner does not perform to our minimum standards they are dismissed.

The second quality control procedure SCMR has implemented is a financial penalty for any major mistakes or errors in the cleaning process. For example, if a cleaner misses a dirty toilet bowl, they are fined for the mistake. There is never a good reason to miss something like this and we know it can have a significant impact on your guests stay.

The third quality control procedure is a cleaning checklist that must be filled out during each cleaning. This checklist is a helpful reminder to the cleaners of what each individual property needs. It also allows our inspectors to check the work performed.

Finally, we have two inspection procedures in place. First, all units are checked by a cleaning inspector that is part of the cleaning staff. Secondly, independent of the regular cleaning inspector, one of our regular staff spot checks units randomly. If mistakes are found the cleaners are required to immediately return to the unit and rectify the error. This process assists with training and is an incentive to do it right the first time.

You and your Keystone rental guest deserve the best experience possible in your high-end condo. Whether your condo is ski-in / ski-out or in the River Village, everyone deserves the same high standard of cleaning.

Comparing Keystone Property Management Companies and Summit County Mountain Retreats

William@scmountainretreats.com

When Summit County Mountain Retreats entered the property management business in Keystone in 2008 there were many naysayers. We were told it is impossible to run this type of business with such a low management fee. We were told that our marketing strategy was low end and would not produce revenue for owners.

I would like to give a real world example of exactly what we have done for a typical 3 bedroom unit on our program. We have had Lone Eagle 3042 on our rental program since July 2009. That is a mere 8 months. In that 8 months we have grossed this unit over $62,000 and the owner has made over $54,000. This unit was on another company’s rental program before. This company has the highest management fee of all the competition and they claim their fee is justified based on the great service and marketing they perform. Well…lets compare. In the previous 12 month period that this unit was on our competitor’s management program it grossed about $68,000. The owner netted about $30,000 after all fees and expenses.

Again just in case you missed my point. In 8 months we netted our client $54,000 and our competitor netted him $30,000 in 12 months. Which one sounds better to you? Let me also add that SCMR did this for our client during a major recession and during one of the worst snow seasons on record. Our competitor made its numbers during a good ski season and during good economic times.

Also, if our marketing is low end, then how is it that we are on track to gross our client even more than our competitor with all its great marketing? Sounds to me like our competitor really just does not have an answer to our value proposition and therefore can only resort to scare tactics.

One more thing, in order for our competitor to net an owner $54,000 they would have to gross the owner about $110,000. To our knowledge this has never happened with any 3 bedroom condos in Keystone.

New Marketing for Summit County Mountain Retreats

William@scmountainretreats.com

In addition to the extensive marketing SCMR performs for its clients we are expanding our marketing presence into Craig’s List. This is a major undertaking and an experiment we hope will produce excellent results. Based on our preliminary research we believe this new marketing mechanism will significantly increase bookings for both ski season and off season. As always we are looking for new and innovative ways to market our clients’ properties and maximize rentals. Thanks for Tom and Dottie, for recommending this marketing mechanism for our Keystone Condos.

Keystone Resort Issues that Affect All Homeowners

karenfuller@scmountainretreats.com

Preface

I am William Fuller, owner of Dakota 8540, and I am also one of the shareholders of Summit County Mountain Retreats, a property management company that manages about 47 condos in River Run. I am writing this letter to you both from the perspective of a homeowner and a property manager. Below I will outline and describe some of the more significant problems that exist in Keystone. I will also clearly state if I am speaking as a homeowner or as a property manager. My goal is to create awareness amongst the River Run community which are germane to us all. I realize that you may be unaware of these issues. However, lack of awareness of these issues costs every owner money in terms of higher HOA dues, reduced security, and frustrated guests that may choose not to spend their money at Keystone in the future.

I have a strong interest in Keystone being the best place possible and I have no desire to see services reduced or anything of the sort. My company is not in the “building management business,” and therefore, has no ulterior motives when I comment about what is happening with some HOA’s and the way the buildings are being managed. My company only manages individual units. It is easy to write off this letter as coming from someone with a nefarious agenda. I fully admit that I have an agenda. However, my agenda is clearly stated and is based on equality, fairness and openness. I admit that my company would like to continue to grow, and we are always interested in speaking with homeowners looking for a change. However, this is not the purpose of this letter

Homeowner Issues

I am a member of the Buffalo/Dakota finance committee. I do not speak for the committee. I only speak for myself as a concerned homeowner. I have carefully reviewed the Buffalo / Dakota budget and developed a list of 31 areas that are questionable. After more than 2 months of effort I was granted a meeting with KRPM to address these concerns. Some of these concerns were adequately answered, but many were not.

Labor for Services Rendered

Areas that I would strongly suggest each HOA look at very carefully are the actual amounts of labor being performed in any particular area. Good examples include Salaries and Wages, Repair and Maintenance, Spa and Pool. I specifically asked KRPM to provide records such as timesheets or proof that the number of hours budgeted for employees were indeed accurate. I also asked for the rationale behind the apparent need for so many hours of work in these areas. I was not satisfied with these answers. As far as the Buffalo / Dakota association is concerned, I believe it is possible that we are being overcharged by KRPM by tens of thousands of dollars.

It is my firm belief that KRPM should be held accountable and be required to be transparent to every member of every association it works for.

Pool & Spa Example

There is a line item in the Buffalo / Dakota budget for pool supplies. I have also seen several budgets from several other associations and looked at this specific line item. In all cases these numbers appear to be astronomical. If I am correct about the Buffalo / Dakota association, it is quite possible the same situation exists in your association. Regarding Buffalo / Dakota we are being charged $7380 per year for chemicals in just two eight person hot tubs. Let me be clear. The pool and spa next to Dakota are owned and operated by KNC, not Buffalo / Dakota. Buffalo / Dakota have two small private hot tubs. I performed some research and concluded that normal chemicals such as Bromine (the industry standard) would cost no more than about $350 per year to maintain these hot tubs. Let me say it again, I am only discussing chemicals, not labor, not repairs, nothing else, just chemicals. When KRPM was asked about this charge they said that they do not use Bromine, they use Hydrogen Peroxide, which is many times more expensive and they said this chemical is preferable in “commercial applications.”

After hearing this, I called five commercial pool companies and asked them about Hydrogen Peroxide vs. Bromine. Four of the commercial pool companies had never heard of using Hydrogen Peroxide. One commercial pool company did know of this method, but they said it was “outlawed” in the Midwest. They did not know anything about Colorado law specifically. I asked each company what was the “industry standard” for pool chemicals in a commercial application. All five commercial pool companies said that Chlorine and Bromine were the industry standards.

So here is the big question. Why is KRPM charging the associations it manages such high prices. I dare say if these pools were in your backyard, you would not allow someone to charge you such extreme amounts.

Colorado Common Interest Ownership Act (CCIOA) & Colorado Non-Profit Act

These two laws along with some other more specific laws are the overriding documents that must be adhered to by our associations and KRPM. The Board of Directors of each association are vested with the stewardship of our associations and being knowledgeable about these laws and the articles, covenants and bylaws of your particular association. I am sure all of the various boards of directors are well intended. However, it has been my experience that some directors simply look to KRPM for answers to questions. Directors need to be educated on these laws and not rely on KRPM. Asking for answers from KRPM is akin to having the fox guard the hen house.

CONCERNS OF WILLIAM FULLER AS IT PERTAINS TO KRPM’s TREATMENT OF OTHER MANAGEMENT COMPANIES

All the statements below are made from the perspective of William Fuller as a principal of Summit County Mountain Retreats.

General Policies

KRPM as a business has a right to operate its business in any way it sees fit, as long as these operations are within the scope of the law. This concept applies to many areas. However, it does not have the right to make policies for the associations it manages. The power lies in the Board of Directors and the general membership of the association. KRPM, as it relates to HOA’s is vested with carrying out the directives of The Board of Directors and the laws of Colorado and the HOA documents.

Co-mmingling of Duties

KRPM wears many hats, some of which have the potential of conflicting with each other. In this situation I am discussing KRPM’s role as HOA manager and its separate role as Condo/Unit Manager. In principal, these duties can be managed with proper oversight and restrictions placed on KRPM in order to prevent abuse of power. However, this has not been the case. KRPM as a normal course of business inappropriately imposes its power as HOA manager on other management companies that competes with it to manage individual condo units. This is unfair, unethical, and possibly illegal. No duty or power given to KRPM as it pertains to managing HOA’s should be used to further its completely separate business as condo manager.

Room Use

Every building in River Run has several rooms that are designated for use by the HOA manager. I have read the Buffalo / Dakota HOA management contract, and it says that KRPM can use these rooms for any purposes it sees fit. However, this must be construed within the context of its role as HOA manager. It certainly does not have the right to use these rooms to create new condos and rent them out for a profit. That would be ridiculous. Why? Because that is a different business use. Similarly, KRPM does not have the right to use these rooms throughout the resort to run its business as a condo manager. It would be appropriate for each HOA to charge for the use of these rooms and to be fair, these rooms should be made available on the open market and other property management companies should be given the opportunity to rent these spaces. This would net the HOA’s fair market value for these spaces. As it stands now KRPM has an unfair competitive advantage.

Keycards

Issue # 1. All of River Run uses a keycard system that accesses the common areas and the units themselves. KRPM controls all of the common area door locks, and they are paid by each association to maintain those door locks. These door locks are owned by the HOA. That means that each owner has partial ownership of these locks and each owners is entitled to the same ease of access to the building as any other owner. However, this is not how things actually work. KRPM has implemented its own arbitrary policies to encumber other management companies and the owners they represent. Let me give you one example. Up until a few months ago, outside management companies were given small supplies of keycards that do not expire. Companies like SCMR would keep these cards in reserve, in the event an owner called and forgot their keycard or lost their keycard. Keep in mind this is exactly what KRPM does for the condo owners who choose to use KRPM as its manager. As of a few months ago, KRPM decided, without any approval of any Board of Directors, that it would no longer provide these key cards to outside management companies. The only way one of these owners could get an owners level card that he/she was entitled to was to call KRPM and request that they send them cards. This may not seem like a huge deal, but SCMR represents several owners that have encountered significant problems with this arbitrary policy.

Issue # 2 KRPM has made the arbitrary policy to charge outside management companies for encoding keycards to the common areas. In the case of SCMR we have our own keycards. All we need from KRPM is for them to put the coding on the magnetic strip. They do this for free for all of its guests, but they charge other management companies $1 for every card they put in their machine. At first glance you may think “what’s the big deal?” The big deal is that KRPM can encode these cards at a rate of about 1500 per hour. This creates an effective hourly rate of $1500 per hour they are charging companies like SCMR. This once again is an unfair business practice and is not authorized by any Board of Directors or any HOA in general. KRPM simply instituted this policy to penalize owners who do not use its services and to create an unfair and anti-competitive business environment with other management companies. The bottom line is that everyone should be treated equally.

General Disregard for Guests Who Do Not Rent Through KRPM

I want to start out by saying there are many KRPM employees who treat all guests in the resort with respect and courtesy. This is how it should be. We are all part of the same community, and we want everyone to have a great time here and come back over and over again. However, there have been instances when a guest of an owner that uses an outside management company has been treated differently than a KRPM guest.

Recently there were approximately 2000 college students brought into Keystone by KRPM. Now that is good for business and makes everyone a lot of money. I have no problem with that. What I do have a problem with is KRPM allowing its guests to “party” all night and ruin other guest’s stays. SCMR had guests that were kept up all night over and over again and other guests who had to evacuate several different buildings on several different nights when these college students were at Keystone and out of control. KRPM made the statement to an SCMR guest that since you did not rent through us, there is nothing we can do for you. KRPM seems to be unable to take responsibility for its guests and enforce the policies of the HOA. This is unacceptable and gives Keystone a poor reputation. I think we are all aware of the 10 p.m. quite hours policy. It is the duty of KRPM and its affiliates to enforce this policy.

Anti-Trust & Abuse of Monopoly Power

In many of the above sited instances and many others that have not been mentioned, I believe KRPM is dabbling in the realm of Anti-trust activities. I know that none of the HOA’s intend for this to be the case, but at some point the finger could get pointed to the HOA’s as the bad actor. The argument would go something like this. KRPM manages HOA’s and only performs duties and implement policies that the HOA’s have directed. It has been done this way for many years and nobody has told us to stop. The XYZ law says that Board of Directors and HOA bodies as a whole are directly in charge. Therefore, if there has been any Anti-trust behavior it was with the consent and behest of the various Board of Directors and HOA’s. This of course is a hypothetical example and should only be construed as an exemplar of the problem.

Commingling of Advertising

Did you read the “newsletter” that was included in your last HOA statement. There was a beautiful advertisement for KRPM and some of the great reasons for allowing them to manage your condo. One part of this advertisement said you will get the KRPM owners discount if your property is managed through KRPM or not managed at all, but if you choose to use another management company, then you will not get the discount. Basically every owner gets the discount accept the 30% to 40% of owners that use other property management companies. Please see the section above regarding anti-trust.

Before you right me off as a guy with a chip on his shoulder or a raving lunatic, please read the following excerpt from The Colorado Common Interest Ownership Act (CCIOA), which is one of the primary governing document for HOA’s like yours.

38-33.3-317 Association records.

(b) (I) Notwithstanding paragraph (a) of this subsection (2), a membership list or

any part thereof may not be obtained or used by any person for any

purpose unrelated to a unit owner’s interest as a unit owner without

consent of the executive board.

(II) Without limiting the generality of subparagraph (I) of this paragraph (b),

without the consent of the executive board, a membership list of any part

thereof may not be:

(A) Used to solicit money or property unless such money or property

will be used solely to solicit the votes of the unit owners in an

election to be held by the association;

(B) Used or any commercial purpose; or

(C) Sold to or purchased by any person.

Please take special note of (B) two lines above. You decide. Was a line crossed?

What Should Be Done?

1. KRPM should be held accountable by the various Board of Directors and the general ownership of River Run. Specific policies should be put in place to address and eliminate KRPM’s various abuses of power.

2. KRPM should be required to pay for the use of the spaces it uses for its condo management business.

3. KRPM should be reminded that it is in everyones’ best interest to treat all guests with the highest level of hospitality.

4. The rule of law should be followed in order to create a fair environment for all owners and companies that compete for business. In the long run, allowing the status quo will reduce competition and services.

I am sending this e-mail to get feedback from the various Board of Directors. I have attempted to deal with KRPM on a business to business level, and we have been unable to achieve any level of agreement on many issues.

I would like to close by saying that I only have interest in fairness and equality. This is my primary concern. I am also concerned that my HOA and the other communities in River Run may be getting overcharged by KRPM and it is in the entire resorts best interest to pay fees that are commensurate with services. Anything less and River Run will be devalued. Please accept this letter as a genuine attempt at providing information that you may otherwise not be aware.

Sincerely,

William Fuller

Keystone Resort Buffalo / Dakota HOA Issues.

karenfuller@scmountainretreats.com

The purpose of this blog is to inform my fellow homeowners in the Buffalo / Dakota HOA of serious issues that are currently upon us. Also, it is my hope that other property managers and interested parties will become educated on the issues in Keystone.

I sent you an e-mail sometime ago stating that I felt it was totally inappropriate to allow KRPM to include its advertisement in our HOA invoices. Not only should the associations money not be used to subsidize such activities, this appears to be a clear violation of The Colorado Common Interest Ownership Act (CCIOA). Here is the relevant section

38-33.3-317 Association records.
(b) (I) Notwithstanding paragraph (a) of this subsection (2), a membership list or
any part thereof may not be obtained or used by any person for any
purpose unrelated to a unit owner’s interest as a unit owner without
consent of the executive board.
(II) Without limiting the generality of subparagraph (I) of this paragraph (b),
without the consent of the executive board, a membership list of any part
thereof may not be:
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(A) Used to solicit money or property unless such money or property
will be used solely to solicit the votes of the unit owners in an
election to be held by the association;
(B) Used or any commercial purpose; or
(C) Sold to or purchased by any person.
Regarding the manor in which meeting notifications are being distributed and agenda / minutes are being reported, I do not believe these are being done according to the following section of CCIOA. I believe part of the intent of this section is that reasonable notice be given to the membership of all meetings, including board meetings.
38-33.3-308 Meetings.
(1) Meetings of the unit owners, as the members of the association, shall be held at least
once each year. Special meetings of the unit owners may be called by the president, by a
majority of the executive board, or by unit owners having twenty percent, or any lower
percentage specified in the bylaws, of the votes in the association. Not less than ten nor
more than fifty days in advance of any meeting of the unit owner, the secretary or other
officer specified in the bylaws shall cause notice to be hand delivered or sent prepaid by
United States mail to the mailing address of each unit or to any other mailing address
designated in writing by the unit owner. The notice of any meeting of the unit owners shall
be physically posted in a conspicuous place, to the extent that such posting is feasible
and practicable, in addition to any electronic posting or electronic mail notices that may be
given pursuant to paragraph (b) of subsection (2) of this section. The notice shall state the
time and place of the meeting and the items on the agenda, including the general nature
of any proposed amendment to the declaration or bylaws, any budget changes, and any
proposal to remove an officer or member of the executive board.
(2) (a) All regular and special meetings of the association's executive board, or any
committee thereof, shall be open to attendance by all members of the association
or their representatives. Agendas for meetings of the executive board shall be
made reasonably available for examination by all members of the association or
their representatives.
(b) (I) The association is encouraged to provide all notices and agendas
required by this article in electronic form, by posting on a web site or
otherwise, in addition to printed form. If such electronic means are
available, the association shall provide notice of all regular and special
meetings of unit owners by electronic mail to all unit owners who so
request and who furnish the association with their electronic mail
addresses. Electronic notice of a special meeting shall be given as soon
as possible but at least twenty-four hours before the meeting.
Notwithstanding any provision in the declaration, bylaws, or other documents to
the contrary, all meetings of the association and board of directors are open to
every unit owner of the association, or to any person designated by a unit owner
in writing as the unit owner’s representative.
(b) At an appropriate time determined by the board, but before the board votes on an
issue under discussion, unit owners or their designated representatives shall be
permitted to speak regarding that issue. The board may place reasonable time
restrictions on person speaking during the meeting. If more than one person
desires to address an issue and there are opposing views, the board shall provide
for a reasonable number of persons to speak on each side of the issue.
The members of the executive board or any committee thereof may hold an executive or
closed door session and may restrict attendance to executive board members and such
other persons requested by the executive board during a regular or specially announced
meeting or a part thereof. The matters to be discussed at such an executive session shall
include only matters enumerated in paragraphs (a) to (e) of subsection (4) of this section.
(4) Matters for discussion by an executive or closed session are limited to:
(a) Matters pertaining to employees of the association or the managing agent’s
contract, or involving the employment, promotion, discipline, or dismissal of an
officer, agent, or employee of the association;
(b) Consultation with legal counsel concerning disputes that are the subject of
pending or imminent court proceedings or matters that are privileged or
confidential between attorney and client;
(c) Investigative proceedings concerning possible or actual criminal misconduct;
(d) Matters subject to specific constitutional, statutory, or judicially imposed
requirements protecting particular proceedings or matters from public disclosure;
(e) Any matter the disclosure of which would constitute an unwarranted invasion of
individual privacy; and
(f) Review of or discussion relating to any written or oral communication from legal
counsel.
(4.5) Upon the final resolution of any matter for which the board received legal advice or that
concerned pending or contemplated litigation, the board may elect to preserve the
attorney-client privilege in any appropriate manner, or it may elect to disclose such
information, as it deems appropriate, about such matter in an open meeting.
(5) Prior to the time the members of the executive board or any committee thereof convene in
executive session, the chair of the body shall announce the general matter of discussion
as enumerated in paragraphs (a) to (e) of subsection (4) of this section.
(6) No rule or regulation of the board or any committee thereof shall be adopted during an
executive session. A rule or regulation may be validly adopted only during a regular or
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special meeting or after the body goes back into regular session following an executive
session.

Based on the following section of CCIOA I am formally requesting that this section be adhered to.

38-33.3-209.7 Owner Education.
(1) The association shall provide, or cause to be provided, education to owners at no cost on
at least an annual basis as to the general operations of the association and the rights and
responsibilities of owners, the association, and its executive board under Colorado law.
The criteria for compliance with this section shall be determined by the executive board.
(2) Notwithstanding section 38-33.3-117 (1.5) (c), this section shall not apply to an
association that includes time-share units, as defined in section 38-33-110(7). (Note on
application and effective date: This section was added in 2005, and became effective
January 1, 2006)

To my knowledge the following section of CCIOA has not been met by our HOA and policies must be immediately implemented to comply with this section. This is of particular interest because there has been no response in over six months to my grievances made to the board and we don't seem to be getting very far with the finance committee either. You mentioned in the finance committee meeting that you may be in favor of an audit. I strongly recommend this be done ASAP and that the audit encompass an evaluation of actual work performed by KRPM.

38-33.3-124 Legislative declaration – alternative dispute resolution encouraged – policy
statement required.
(1) (a) The general assembly finds and declares that the cost, complexity, and delay
inherent in court proceedings make litigation a particularly inefficient means of
resolving neighborhood disputes. Therefore, common interest communities are
encouraged to adopt protocols that make use of mediation or arbitration as
alternatives to, or preconditions upon, the filing of a complaint between a unit
owner and association in situations that do not involve an imminent threat to the
peace, health, or safety of the community.
(b) On or before January 1, 2007, each association shall adopt a written policy
setting forth its procedure for addressing disputes arising between the association
and unit owners. The association shall make a copy of this policy available to unit
owners upon request.
(2) (a) Any controversy between an association and a unit owner arising out of the
provisions of this article may be submitted to mediation by either party to the
controversy prior to the commencement of any legal proceeding.
(b) The mediation agreement, if one is reached, may be presented to the court as a
stipulation. Either party to the mediation may terminate the mediation process
without prejudice.
(c) If either party subsequently violates the stipulation, the other party may apply
immediately to the Court for relief.
(3) The declaration, bylaws, or rules of the association may specify situations in which
disputes shall be resolved by binding arbitration under the “Uniform Arbitration Act”, part 2
of Article 22 of Title 13, C.R.S

The following section and others indicate to me that all documents that are a part of the association (except attorney client privledged documents) should be made readily available to all members of the association. The association webstite provides a perfect venue for this. Please ask Jennifer to upload all documents pertaining to the associations finance. Regarding, your statement in that you want to run the information provided in the finance committee to the BOD, this is neither required or allowed. The information must be posted for the membership. See the relevant section of CCIOA below.
33.3-209.5.
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(3) It is the intent of this section to allow the association the widest possible latitude in
methods and means of disclosure, while requiring that the information be readily available
at no cost to unit owners at their convenience. Disclosure shall be accomplished by one
of the following means: Posting on an internet web page with accompanying notice of the
web address via first-class mail or e-mail; the maintenance of a literature table or binder at
the association’s principal place of business; Or mail or personal delivery. The cost of
such distribution shall be accounted for as a common expense liability.
(4) Notwithstanding section 38-33.3-117(1) (happly to a unit, or the
owner thereof, if the unit is a time-share unit, as defined in section 38-33-110(7). (Note on
application and effective date: This entire section was added in 2005 and became
effective May 26, 2006.)

I also want to mention that there is a lot of other language in the Colorado Non-profit Act that provide other requirements of HOA and the Board of Directors. We need to start following the law.

Finally, I am requesting immediate adherence to the Buffalo / Dakota Conflicts policy adopted on January 1, 2006. There is no doubt that Donna Nolz has numerous conflicts. To my knowledge these conflicts have never been disclosed. Furthermore, I am confident that it is a conflict of interest for Donna Nolz to vote for RU board members. I request a written acknowledgement of this fact by the BOD. Failure to follow the Buffalo / Dakota polices and those of the state of Colorado will result in action being taken.
At this point in time I am ready to take on all of these issues in whatever manor necessary to see fairness and equality win. Please get back with me ASAP.
Sincerely,
William Fuller

Fair and Balanced in the Keystone Vaction Resort

karenfuller@scmountainretreats.com

Summit County Mountain Retreats believes and advocates the doctrine of fairness. Fairness to all, fairness to owners, fairness to guests and fairness by the Keystone Resort itself.

Unfortunately, there are some powers that do not believe in this doctrine. These powers wish to squeeze every nickel out of guests and create a unfair business environment in favor of themselves and at the detriment to their competitors. Let me be clear, there is nothing wrong with having a better business model that brings you more customers and more revenue. However, there is something very wrong with doing these things in ways that are illegal and unethical.

This fly’s in the face of the principals our nation was founded on and the law of the land. Summit County Mountain Retreats has decided to not allow these undermining entities to erode the foundation of our society in Summit County anymore. Hence forth, it is the standard policy of Summit County Mountain Retreats to fight for fairness and equality in Summit County and the Keystone Resort specifically.

Since we live in a country governed by the rule of law and since all other avenues of discussion and meditation have failed, Summit County Mountain Retreats has no choice but to ask our judicial system to enforce the laws and require these rogue elements to abide by the law.

Summit County Mountain Retreats is growing in Keystone

William@scmountainretreats.com

Greetings River Run Homeowner!

Summit County Mountain Retreats (SCMR) has grown rapidly in the past year. We started out managing just a few condos, including our own in River Run. Just one year later we now manage 47 condos in River Run. Our company is focused exclusively on River Run and employs the most unique business model in the industry. Our foundational principles are truth, transparency, and reasonable fees for outstanding services.

It was said that we could not do it, but we did it anyway and it works. Our system is simple and fair. We charge a low 9.75% management fee, a $125 per month maintenance fee and an annual marketing fee that ranges from $150 to $1250 depending on the amount of market exposure you want.

What does all this mean? It means that you get to keep approximately 85% of all the rental income your condo makes. We do not ask for “comp nights”. We do not charge extra for regular maintenance, and we do produce the same or better rental numbers as our competitors.

Even during one of the worst recession’s history, SCMR was able to produce better rental numbers than other management companies did during good times. A typical 2 bedroom condo in River Run produced $28,000 to $32,000 in 2009. The owners’ NET PROFIT was $24,000 to $27,000.

Why should you believe us? First, we have the numbers to prove our success. Second, we have satisfied clients that are happy to attest to our stewardship of their units and bringing home the bacon. Third, many of our competitors choose to use scare tactics to defend their exceedingly high rates, instead of arguing the merits of why they charge 25% to 60%. Did you know we have 24 hour maintenance? Did you know we have procedures to avoid having your guests stranded in the cold? Did you know that we use the strongest language possible in our rental contract to protect your condo and hold renters accountable?

What do we do that is so different? First, we run a truly efficient operation. We have to. There is not room for pork in our budget. Second, at whatever level of marketing you choose from us, you will get much more than you pay for. Third, we have tossed away the old concepts of how to advertise and market to vacationers. The free market has come to the vacation rental business and we advertise and market almost exclusively on the leading vacation rentals websites. Additionally, SCMR has made a substantial investment in its own website presence at www.scmountainretreats.com. In just 6 months we have gained 1^st page rankings for most key words for the Keystone area. Go ahead, try a search and see if you find us.

If you want educated professionals that answer the phone and make things happen, then you really should take a close look at SCMR. Please call us at 800-516-0041 or e-mail at admin@scmountianretreats.com

When should you make the switch? It depends on when you want to start making more money. Now is the best time. If it makes sense 6 months from now, then it makes sense today. We will work with your existing management company to ensure you don’t lose any revenue during the transition period.

Keystone Resort Property Management New Discount Program

William@scmountainretreats.com

As has been the case with many things the KRPM does, they use backwards logic, case in point the New and discriminatory homeowner discount program.

In the past all homeowners who owned a condo in a building managed by Keystone Resort Property Management, received several discounts on over priced food and merchandise in the resort. Recently though Keystone Resort Property Management has changed this program to exclude all owners who dare use an outside property management company. Most interesting of all is that Keystone Resort Property Management is still allowing owners who do not rent through any management company to receive the discounts. This brings up serious anti-competitive issues.

As usual instead of trying to make their offering more positive and competitive with other companies like Summit County Mountain Retreats, they have taken the poor strategic move to penalize and alienate many owners.

Some owners consider this new policy a slap in the face and have even suggested removing Keystone Resort Property Management from its duties as building manager in several associations.

Way to go Keystone Resort Property Management! Thanks for showing your true colors once again. You are the best advertising for companies like Summit County Mountain Retreats.

Here is what Summit County Mountain Retreats is doing to add value to our services. In addition to only paying 9.75% commission, we started our own discount program. All guests and owners of Summit County Mountain Retreats condos receive a 25% discount off ski rentals at Mountain View Sports. Mountain View Sports regular prices are already reasonable and with a 25% discount you cannot find a better deal. Serenity Day Spa is offering a 10% on all spa services and products. Rocky Mountain Chocolate Factory is offering a 10% discount and we are working on several other partnerships with independent businesses in the area.

The only Spa and Salon to go to in the Keystone Resort located in River Run

William@scmountainretreats.com

Serenity day spa offers the best experience and the difference shows. Serenity Day Spa in the River Run area of Keystone has teamed up with Summit County Mountain Retreats to offer a 10% discount on all of its products and services just by showing your Summit County Mountain Retreats Keycard.

Some of the amazing services and experiences that Serenity in Keystone has to offer include:

Radiant Skin Facials

Diamond Tome Microderm abrasion

High Altitude Hydrating Facials

Men's Facials

Revitalizing Eye Treatments

Renewal Body Scrubs

Energizing Body Wrap & Peel

Summer Glow Sunless Tanning Treatment

Serenity Spa Manicure and Pedicure

Keystone Signature Hot Stone Massage

Elemental Natural Massage

Aromatherapy Massage

Serenity Spa also offers several outstanding packaged deals and remember as a Summit County Mountain Retreats guest in Keystone you will enjoy an additional 10% discount of their regular prices.

Check them out for yourself at www.serenitycolorado.com

Are pets alllowed in Keystone?

William@scmountainretreats.com

The Keystone Ski Resort is a very pet friendly area. Day guests are encouraged to come up with thier dogs and enjoy a day in the village.

If you would like to spend the night in the resort with your pet, you will have to own a property in Lone Eagle or The Timbers, which are the only buildings that allow pets. Owners only!

It is certainly the case that some people bring their dogs to keystone and stay in some of the other buildings, but be aware that pets are not allowed in these buildings and pets are not allowed in any rental units.

Summit County Mountain Retreats is growing fast in River Run

William@scmountainretreats.com

With our inovative management progam in the Keystone Ski Resort, Summit County Mountain Retreats is growing by leaps and bounds. This week we have added 1 new condo in Dakota Lodge, 2 new condos in Buffalo lodge, 1 new condo in The Timbers, and 1 new condo in Lone Eagle.

No one took us seriously in the beginning. In fact some of our competitors even scoffed that SCMR could not possibly charge 9.75%

Book your ski group with Summit County Mountain Retreats in Keystone and save

William@scmountainretreats.com

Summit County Mountain Retreats believes in doing business in a up front and straight forward manor. Compare our prices with the big out fits and you and your group will save. Period. Do you have a ski group of 50, 100, or 200 people, we have the condos to rent. Of course we will provide additional discounts with massive groups, but even with our regular prices, in most cases we will already beat the prices of the big outfits. Furthermore, we offer a higher percentage of high-end units. Therefore, even though we price our units lower, you will get a better quality condo. Give us a call and let us help you decide what works for yours ski group.

Also, you may have heard that you will get discounts from some of the big outfits. Well we do the same thing. In some cases we provide higher discounts than anyone else. For example, we have a relationship with Mountain View Sports located in the Keystone Resort. They offer all of our rental guests a 25% discount off their already low prices. Some places offer a discount, but the discount is based on inflated prices. Mountain View Sports is the real deal. Their everyday prices are extremely competitive and with the additional 25% discount, they cannot be beat.

New Inovations of Summit County Mountain Retreats for the Keystone Resort

William@scmountainretreats.com

Summit County Mountain Retreats is now accepting e-checks and rental agreements. We no longer require our guest to go through the trouble of faxing, e-mailing or mailing checks and rental agreements. We have nearly finished our roll out of our new technology to make the entire process of renting Keystone condos easier, faster and no-hassle.

Why do we do this? Simply put, we want our rental guests to have the very best experience from the very beginning. If there is a way to make things easier, then we will do it. Unlike many other management companies all our fees are clearly stated and explained. If you choose to pay by e-check instead of credit card, you will save the cost of processing your credit card which is over 2%. If you are reserving a stay that cost $5,000. You will save over $100 by paying by e-check. Furthermore, since we do not charge the 5.9% resort fee, in the same scenario, you would save over another $300 on your stay.

The Keystone Resort has never been better and Summit County Mountain Retreats has over 45 of the best condos in the entire area.

January Condo Rentals in the Keystone Resort

William@scmountainretreats.com

Based on current trends it appears that many vacationers and condo renters have been holding off for some good snow and great conditions. Summit County Mountain Retreats is over 50% booked for January and we expect to exceed 75% by the end of the month. If you want to get the condo you want and when you want it, then you really should book now.

All the Keystone Mountains are open for Christmas

William@scmountainretreats.com

Great news! All the Keystone mountains are now open. This includes Dercum mountain, North Peak, and the Outback. All levels of terrain are now open. So if you like groomed cruisers, tree skiing, moguls, terrain park or any other form of skiing and boarding it is ready for you at the Keystone Resort.

Christmas is upon us and we have been blessed with 3 days of snow. The conditions are ideal for more snow and now is a great time to visit the amazing Keystone Resort.

High Altitude sickness is no joke in Keystone or anywhere else for that matter!

William@scmountainretreats.com

Introduction

High altitude or mountain sickness is defined as a collection of nonspecific symptoms that can resemble a case of flu, carbon monoxide poisoning or a hangover caused by high altitudes^[8]. It is hard to determine who will be affected by altitude-sickness, as there are no specific factors that compare with this susceptibility to altitude sickness. However, most people can climb up to 2500 meters (8000 ft) normally.

Generally, different people have different susceptibilities to altitude sickness. For some otherwise healthy people, Acute Mountain Sickness (AMS) can begin to appear at around 2000 meters (6,500 ft) above sea level, such as at many mountain ski resorts, equivalent to a pressure of 80 kPa. AMS is the most frequent type of altitude sickness encountered. Symptoms often manifest themselves six to ten hours after ascent and generally subside in one to two days, but they occasionally develop into the more serious conditions. Symptoms include headache, fatigue, stomach illness, dizziness, and sleep disturbance. Exertion aggravates the symptoms.

High altitude pulmonary edema (HAPE) and cerebral edema (HACE) are the most ominous of these symptoms, while AMS, retinal hemorrhage, and peripheral edema are less severe forms of the disease. The rate of ascent, altitude attained, amount of physical activity at high altitude, as well as individual susceptibility, are contributing factors to the onset and severity of high-altitude illness.

Altitude sickness usually occurs following a rapid ascent and can usually be prevented by ascending slowly.^[9] In most of these cases, the symptoms are temporary and usually abate as altitude acclimatisation occurs. However, in extreme cases, altitude sickness can be fatal.

The word "soroche" came from South America and originally meant "ore", because of an old, incorrect belief that it was caused by toxic emanations of ores in the Andes mountains. [1]

Signs and symptoms

This sign near the peak of Mount Evans (elev. 14264 ft or 4,350 meters) in Colorado, USA, warns of altitude sickness symptoms.

Headaches are a primary symptom used to diagnose altitude sickness, although a headache is also a symptom of dehydration. A headache occurring at an altitude above 2,400 meters (8000 feet = 76 kPa), combined with any one or more of the following symptoms, can indicate altitude sickness:

Lack of appetite, nausea, or vomiting
Fatigue or weakness
Dizziness or light-headedness
Insomnia
Pins and needles
Shortness of breath upon exertion
Persistent rapid pulse
Drowsiness
General malaise
Peripheral edema (swelling of hands, feet, and face).

Symptoms that may indicate life-threatening altitude sickness include:

pulmonary edema (fluid in the lungs):
- persistent dry cough
- fever
- shortness of breath even when resting
cerebral edema (swelling of the brain):
- headache that does not respond to analgesics
- unsteady gait
- increased vomiting
- gradual loss of consciousness.

Severe cases

The most serious symptoms of altitude sickness are due to edema (fluid accumulation in the tissues of the body). At very high altitude, humans can get either high altitude pulmonary edema (HAPE), or high altitude cerebral edema (HACE). The physiological cause of altitude-induced edema is not conclusively established. It is currently believed, however, that HACE is caused by local vasodilation of cerebral blood vessels in response to hypoxia, resulting in greater blood flow and, consequently, greater capillary pressures. On the other hand, HAPE may be due to general vasoconstriction in the pulmonary circulation (normally a response to regional ventilation-perfusion mismatches) which, with constant or increased cardiac output, also leads to increases in capillary pressures. For those suffering HACE, dexamethasone may provide temporary relief from symptoms in order to keep descending under their own power.

HAPE occurs in about 2% of those who are adjusting to altitudes of about 3000 m (10,000 feet = 70 kPa) or more. It can progress rapidly and is often fatal. Symptoms include fatigue, severe dyspnea at rest, and cough that is initially dry but may progress to produce pink, frothy sputum. Descent to lower altitudes alleviates the symptoms of HAPE.

HACE is a life threatening condition that can lead to coma or death. It occurs in about 1% of people adjusting to altitudes above 2700 m (9,000 feet = 73 kPa). Symptoms include headache, fatigue, visual impairment, bladder dysfunction, bowel dysfunction, loss of coordination, paralysis on one side of the body, and confusion. Descent to lower altitudes may save those afflicted with HACE.

A person suffering from serious symptoms of altitude sickness has a relatively short period of time of useful consciousness in which corrective action can be taken. The following is a correlation of approximate altitude to the amount of time that a person will have useful consciousness:

20,000 ft / 6,100 m = 5-12 minutes (peak of Mount McKinley or Mount Kilimanjaro)
25,000 ft / 7,620 m = 3-5 minutes;
29,000 ft / 8,840 m = 1-2 minutes; (peak of Mount Everest)
40,000 ft / 12,200 m = 9-15 seconds (represents the oxygen that was in a person's system before the exposure)^[6]

Prevention

As alcohol tends to dehydrate, avoidance in the first 24 hours at a higher altitude is optimal.

Strenuous activity

People with recurrent AMS note that by avoiding strenuous activity such as skiing, hiking, etc. in the first 24 hours at altitude reduces their problems.

Altitude acclimatization

Altitude acclimatization is the process of adjusting to decreasing oxygen levels at higher elevations, in order to avoid altitude sickness.^[10] Once above approximately 3,000 metres (10,000 feet = 70 kPa), most climbers and high altitude trekkers follow the "golden rule" - climb high, sleep low.^[11] For high altitude climbers, a typical acclimatization regime might be to stay a few days at a base camp, climb up to a higher camp (slowly), then return to base camp. A subsequent climb to the higher camp would then include an overnight stay. This process is then repeated a few times, each time extending the time spent at higher altitudes to let the body adjust to the oxygen level there, a process that involves the production of additional red blood cells. Once the climber has acclimatised to a given altitude, the process is repeated with camps placed at progressively higher elevations. The general rule of thumb is to not ascend more than 300 metres (1,000 ft) per day to sleep. That is, one can climb from 3,000 (10,000 feet = 70 kPa) to 4,500 metres(15,000 feet = 58 kPa) in one day, but one should then descend back to 3,300 metres (11,000 feet = 67.5 kPa) to sleep. This process cannot safely be rushed, and this explains why climbers need to spend days (or even weeks at times) acclimatising before attempting to climb a high peak. Simulated altitude equipment that produce hypoxic (reduced oxygen) air can be used to acclimate to altitude, reducing the total time required on the mountain itself.

Altitude acclimatization is necessary for some people who rapidly move from lower altitudes to more moderate altitudes, usually by aircraft and ground transportation over a few hours, such as from sea level to 8,000 feet (2,400 m) of many Colorado, USA mountain resorts. Stopping at an intermediate altitude overnight can reduce or eliminate a repeat episode of AMS.

Drugs

Acetazolamide may help some people making a rapid ascent to sleeping altitude above 2750 metres and also be effective if started early in the course of AMS.^[12] The Everest Base Camp Medical Centre cautions against its routine use as a substitute for a reasonable ascent schedule, except where rapid ascent is forced by flying into high altittude locations or due to terrain considerations.^[13] The centre suggests a dosage of 125-250 mg twice daily for prophylaxis, starting from 24 hours before ascending until a few days at the highest altitude or on descending;^[13] with 250mg twice daily recommended for treatment of AMS.^[14] The Centers for Disease Control and Prevention suggest the lower value for prevention of 125 mg acetazolamide every 12 hours.^[15] The CDC advises that Dexamethasone be reserved for treatment of AMS and HACE during descents and notes that Nifedipine may prevent HAPE.^[15]

A single randomized controlled trial found that sumatriptan may help prevent altitude sickness.^[16]. Although popular, antioxidant treatments have not been found to be effective.^[17] Recent interest in phosphodiesterase inhibitors such as sildenafil has been limited by the possibility that these drugs might worsen the headache of mountain sickness.^[18]

For centuries, indigenous cultures of the Altiplano, such as the Aymaras, have chewed coca leaves to try to alleviate the symptoms of mild altitude sickness, but its efficacy has not been studied.

Oxygen enrichment

In high-altitude conditions, oxygen enrichment can counteract the effects of altitude sickness, or hypoxia. A small amount of supplemental oxygen reduces the equivalent altitude in climate-controlled rooms. At 3,400 m (67 kPa), raising the oxygen concentration level by 5 percent via an oxygen concentrator and an existing ventilation system provides an effective altitude of 3,000 m (70 kPa), which is more tolerable for surface-dwellers.^[19] The most effective source of supplemental oxygen at high altitude are oxygen concentrators that use vacuum swing adsorption (VSA) technology.^{[neutrality disputed]} As opposed to generators that use pressure swing absorption (PSA), VSA technology does not suffer from performance degradation at increased altitude. The lower air density actually facilitates the vacuum step process.

Other methods

Drinking plenty of water will also help in acclimatisation^[20] to replace the fluids lost through heavier breathing in the thin, dry air found at altitude, although consuming excessive quantities ("over-hydration") has no benefits and may lead to hyponatremia.

Oxygen from gas bottles or liquid containers can be applied directly via a nasal cannula or mask. Oxygen concentrators based upon pressure swing adsorption (PSA), VSA, or vacuum-pressure swing adsorption (VPSA) can be used to generate the oxygen if electricity is available. Stationary oxygen concentrators typically use PSA technology, which has performance degradations at the lower barometric pressures at high altitudes. One way to compensate for the performance degradation is to utilize a concentrator with more flow capacity. There are also portable oxygen concentrators that can be used on vehicle DC power or on internal batteries, and at least one system commercially available measures and compensates for the altitude effect on its performance up to 4,000 meters (13,000 ft). The application of high-purity oxygen from one of these methods increases the partial pressure of oxygen by raising the FIO2 (fraction of inspired oxygen).

Treatment

The only reliable treatment and in many cases the only option available is to descend. Attempts to treat or stabilise the patient in situ at altitude is dangerous unless highly controlled and with good medical facilities. However, the following treatments have been used when the patient's location and circumstances permit:

Oxygen may be used for mild to moderate AMS below 12,000 feet (3,700 m) and is commonly provided by physicians at mountain resorts. Symptoms abate in 12-36 hours without the need to descend.
For more serious cases of AMS, or where rapid descent is impractical, a Gamow bag, a portable plastic hyperbaric chamber inflated with a foot pump, can be used to reduce the effective altitude by as much as 1,500 meters (5,000 ft). A Gamow bag is generally used only as an aid to evacuate severe AMS patients, not to treat them at altitude.
Acetazolamide may assist in altitude aclimatisation but is not a reliable treatment for established cases of even mild altitude sickness.^[21]^[22]
Some claim that mild altitude sickness can be controlled by consciously taking 10-12 large, rapid breaths every 5 minutes, (hyperventilation) but this claim lacks both empirical evidence and a plausible medical reason as to why this should be effective.^{[citation needed]} If overdone, this can remove too much carbon dioxide causing hypocapnia.
The folk remedy for altitude sickness in Ecuador, Peru and Bolivia is a tea made from the coca plant. See mate de coca.
Other treatments include injectable steroids to reduce pulmonary edema, this may buy time to descend but treats a symptom, it does not treat the underlying AMS.

The many different faces of Snow in Keystone

William@scmountainretreats.com

Skiers and snowboarders can encounter a wide range of snow and weather conditions, in part due to the location of specific resorts and global weather patterns at the time.

Natural snow ranges in consistency from very light and fluffy to dense and heavy, depending upon atmospheric conditions as it falls. Snow is often measured by moisture content, or the amount of water in a given volume of snow. Some areas of the United States' Rocky Mountains, for example, can receive considerable amounts of snow with moisture content as low as three to five percent; in the Northeastern United States and the Alps, moisture content is more typically 15 percent or more. Snow made by mechanical snowmaking often has moisture content of 35 percent or more.

Temperatures play a critical role in snow moisture content, but other atmospheric conditions are also relevant. Air currents and other factors determine snow crystal shape; obviously, the farther apart given snow crystals are, the more air is contained in the newly settled snow, resulting in lower net moisture content in a given volume of snow. Snow produced mechanically typically has high relative moisture content and low amounts of loft because the crystal structure resembles small, dense pellets.

Even the fluffiest snow has mass, and snow typically settles under its own weight after time. This is one reason why untouched snow measuring 20 cm on the day it falls might be measured at 15 cm the day following. Snow is also subject to sublimation — a process by which water can go directly from a frozen state to a gaseous state without first melting. It is this same process that ultimately makes ice cubes shrink in a freezer.

There are other factors that impact snow beyond its moisture content and crystal shape, however. Snow is impacted by wind, sunlight, skier traffic, ambient air temperature, relative humidity and grooming equipment; all of these factors combine to change snow crystal shape and density over time.

Thus, skiers and snowboarders typically encounter a wide range of snow conditions over the course of a season. Some of the more common conditions include:

Powder: Light, fluffy snow, found during and immediately after snowfall. Skiing and snowboarding in deep powder snow is a favorite among skilled, experienced skiers and snowboarders; sometimes known as "powderhounds" hunting for the next big dump. Because Western snow generally has a lower moisture content, western powder is lighter and easier to ski than heavier eastern powder. Utah and Colorado snow is especially known for being extremely light and dry as well as a lot of snow found in New Zealand.
Groomed or corduroy: Snow that has been tilled by a grooming machine. This snow condition is favored by beginners and the majority of recreational skiers, in that it tends to be relatively forgiving, easy to turn upon, and requires less skill to negotiate than powder snow.
Granular snow: Snow with large crystals, i.e. small pellets. Depending on sun and temperature conditions, it may be wet granular snow — meaning that there is a considerable amount of unfrozen water in it, or loose granular snow, which has no unfrozen water. Wet granular snow will form a snowball; loose granular snow will not. Wet granular conditions are often found in the springtime. Loose granular conditions are generally produced when wet granular snow has re-frozen and then been broken up by snowgrooming apparatus.
Corn snow: The result of repeated daily thaws and nightly re-freezing of the surface. Because of the thaw-refreeze cycle, snow crystal shapes change over time, producing crystal shapes somewhat akin to wet granular, but larger. True corn snow is a delight to ski or ride.
Ice/Hard-Pack: Skiers and snowboarders typically regard any snow condition that is very hard as "ice". In fact, true ice conditions are comparatively rare. Much of what is perceived to be ice is actually a frozen granular condition — wet granular snow that has refrozen to form a very dense surface. Telling the difference is comparatively easy; if one can get a ski pole to stand up in it, the surface is likely to be more of a frozen granular surface than an icy one — and while it is certainly not as enjoyable as many other snow conditions, skilled skiers and snowboarders can successfully negotiate it. In fact, ice is a preferred condition among racers, in that the surface tends to be quite fast and race course conditions tend to remain more consistent during the race, with fewer ruts developing on the course. Another form of icy condition can be found at higher elevation resorts in the Rocky Mountains and in Europe; direct sunlight can melt the top layers of snow crystals and subsequent freezing produces a very shiny, slick surface. This true ice is also common in Vermont, where it is affectionately called "Vermont Powder."
Crust: A crust condition exists when soft snow is covered by a harder upper layer upon the surface. This crust can be created by freezing rain (precipitation formed in warmer upper levels of the atmosphere, falling into a temperature inversion at which surface temperatures are below freezing, and freezing on contact with the ground), by direct sunlight, and by wind loading which packs down the upper layers of the snowpack but leaves lower layers more or less unaffected. Crusts are extremely challenging conditions.
Dust on crust: A trace of new snow on top of crust. Undesirable.
Spring conditions: A catch-all term ski areas use to describe conditions when numerous different surface types can be found on the mountain — usually in the later part of the season, although the term is sometimes used during an extended midwinter thaw. The term also generally reflects the presence of bare spots and/or areas of thin cover. With spring conditions, the snow is usually firm in early morning (even reaching frozen granular status if left ungroomed), breaking a softer corn or wet granular surface mid-day, and is often very soft and mushy in afternoon (many skiers refer to this type of snow condition as "mashed potatoes," due to its heaviness). In some instances when the snow is untracked, sun baked, slightly dirty, with the consistency of a snow cone, it is called "tecate powder". The speed with which conditions change on a given spring day is directly related to the exposure of the slope relative to the sun. In the northern hemisphere, east- and south-facing slopes tend to soften first; west-facing slopes generally soften by mid-day. North-facing slopes may hold on to their overnight snow conditions throughout the day.
Windblown: A type of snow that forms when powder isn't skied on for a long period of time. It is essentially powder past its expiration date. The consistency is that of a thick and "sticky" powder, that provides lots of resistance; it often is covered by a crust of hard packed snow. It is prone to happening in large, open areas where there is little shelter from the wind. Its appearance often fools inexperienced skiers to believe it is fresh powder, much to their dismay.
Variable: This snow type is a catch-all term for snow that can be tracked out, spring corn, packed powder, hard pack, and even powder. It is a "mixed bag," if you will, of conditions.

Basic Ski Techniques to try in the Keystone Resort

William@scmountainretreats.com

The main technical challenges faced by skiers are simply how to control the direction and speed of their descent. The downhill skiers gain such control through making alternating left and right turns. Typically, novice skiers use a technique called the "snowplough/snowplow" to maintain comfortable speed and come to a stop by pointing one or both skis inward, but more advanced skiers use more difficult but more elegant and speedier methods. One popular method of turning is called parallel turn; it involves keeping both skis parallel to each other while alternating the weight distribution between them in order to force them turn in a particular direction. The angle of the ski in relation to the slope (called edge angle) is also important as it determines the resistance (friction) created by the edges of the skis. Modern advanced skiing technique is dominated by "carving". To "carve" at a higher speed, a skier rolls his or her knees from side to side while keeping the upper body and hips facing down the hill and maintaining direction straight downward, so that only the knees and feet are involved into making turns. This technique allows modern "parabolic" skis to turn using the radial properties of the edges of the ski without skidding or slowing down, creating a smooth arc.

As skiers gain confidence, they may tackle steeper, longer and more uneven slopes (including off-piste and ungroomed runs) at higher speeds. In North America, the easiest ski runs are marked by green circles, and are typically fairly flat and smooth. Sometimes known as "bunny slopes", they are usually groomed by specially equipped snowcats every night. A blue square marks slopes of medium difficulty; these blue squares may be steeper or narrower than green circles, or they may be left in a natural state rather than machine-groomed. A black diamond run is yet steeper than a blue square and often involves challenging terrain such as moguls, narrow passes, unmarked obstacles, double fall lines, or gladed sections. A double black diamond is for experts only; these trails are steep, rarely groomed and often left in a completely natural state. There is no standard for these designations, however, and each ski resort determines them relative to their own terrain difficulty. So, for instance, a blue-square (mid-level) trail at one ski mountain may be markedly more difficult than a black-diamond (expert) trail at another mountain. In Europe the system is based on colour alone. North American green circles, blue squares, black diamonds, and double blacks correspond to European green, blue, red, and black trails, respectively.

Different snow and weather conditions, such as dry air in low temperatures or spring conditions, or icy crust, or fresh powder require different skiing techniques and equipment.

Interesting Keystone Ski Resort Statistics

William@scmountainretreats.com

Elevation

Base: 9,280 ft / 2,829 m
Summit: 12,408 ft / 3,782 m
Vertical Rise: 3,128 ft / 953 m

Trails

Skiable Area: 3,148 acres (12.74 km²)
Trails: 117 total (19% beginner, 32% intermediate, 49% advanced/expert)
- Bowls: Independence, Bergman, Erickson, North, South, Puma, Lower Packsaddle.
Longest Run: Schoolmarm - 3.5 miles / 5.6 km
Average Annual Snowfall: 230 in / 584 cm
Terrain Parks:
- The A51 Terrain Park, a section of the resort with various contraptions including a stunt-ditch, several ramps and grind-rails for trick performance. Accomplished daredevils have been reported to perform loop-de-loops, helicopters, full-gainers and assorted doo-dads. The terrain park is the largest one in Colorado to be lit at night.
- 51 rails and funboxes.
- 1 Superpipe (an enlarged half-pipe).

Lifts

19 total
- 2 gondolas, River Run and Outpost
- 5 high-speed quad chair lifts, Summit Express, Montezuma Express, Peru Express, Santiago Express, Outback Express
- 1 high-speed six person lift, Ruby Express
- 1 quad chair lift, Wayback
- 1 triple chair lift, Ranger
- 3 double chair lifts, A-51, Argentine, and Discovery
- 6 surface lifts

NIght Skiing in the Keystone Ski Resort

William@scmountainretreats.com

If you have never skied at night, then I highly recommend you try it. Its not just for advanced skiers. If you can get down the mountain during the day, then you can do it at night.

Night Skiing is a totally different experience at a Keystone Ski Rental. The shadows created by the large overhead lights and the surreal feeling of being in the wilderness is really interesting. Its kind of like treak or treating on Halloween.

Here are the things I like about night skiing in Keystone.

1. Riding on the lifts in the darks is pretty cool. You can often hear the pitter pater of the wildlife below and sometimes you can see them moving in the shadows.

2. While skiing, the slopes look different.. You certainly do not have the visibility that you have during the day. So going slower is advisable. There is a lot more to react to, but remember reaction times are relative to your speed.

3. There are far fewer skiers on the mountain at night than during the day. If you are out at 7 p.m. there will be about 90% less people out than during the afternoon.

4. If you want to refine your skills or try something new you can do it and if you look funny or fall on your face, there are not many people around to laugh at you.

5. Night skiing is a special thing and you can only do it in a few places. Keystone has one of the best night skiing operations in North America. So give it a try.

Ski Safely in Keystone Ski Resort

William@scmountainretreats.com

In Skiing, the chances of getting yourself injured are comparatively lower than in bicycling, in-line skating, or jet skiing. However, do not put your safety in jeopardy. You must always be out of harm's way whenever you go Skiing. It is common fact that prevention is still better than cure, and there are things you can do to avoid injuries before hitting the slopes. This section focuses on some guidelines that you can follow before heading the slopes:

Make sure you are in good shape. There is a much lower risk of getting injured and you will not get tired easily if you are physically fit before Skiing.
It is better to heed the advice of Ski instructors and experts, or better yet, take several Ski lessons from a competent Ski instructor. For instance, he will be able to give you some guidelines on how to fall correctly to lessen chances of injury.
Acquire the appropriate pieces of Skiing Equipment. Furthermore, check if your gear is in fine condition, especially the Ski Bindings. Have them adjusted correctly at a Ski shop.
Head injuries are one of the worst that you can get in Skiing, so wear a helmet to reduce the risk of head injuries caused by falls and/or collisions.
Wear Ski Outfit that can resist wind and water. There are Skiing clothes which have wind flaps, shield zippers, cozy cuffs for the wrists and ankles, or adjustable drawstrings to make you warm and keep the wind out. Avoid wearing loose garments since they may be entangled in Ski Poles and lifts.
Dressing in layers permits you to put up with the constant temperature changes of your body. Use a turtleneck, sweater, or a Ski Jacket.
Wrists as well as your knees are very sensitive to Skiing falls and crashes. Thus, protect them with Wrist Guards and Padding.
Be keen on possible weather changes. Wear gloves or mittens, and bring something to keep your head warm like a hat or headband. You can lose heat through your head by as much as 60% so take the necessary garments.
Apply adequate amount of sunscreen or sun block for sun protection. Be aware that the sun's reflection off the Snow is strong even on cloudy days.
Sun's rays and glare can impair your vision. Wear sunglasses or goggles so you can clearly see the terrain.

It still holds true that it is always better to take preventive measures in order to reduce the risks of injuries. Make sure to ensure your safety before you go Skiing. Take note of these guidelines in order to keep you on the safe side.

reprinted from www.abc-of-sking.com

Ski Lesson Discounts in Summit County

William@scmountainretreats.com

Today Summit County Mountain Retreats is introducing a new program that will save our guests on ski lessons. We have teamed up with professional instructors who will provide you private ski lessons at about one half the price that you will find in other places. There is nothing second rate about these ski instructors. We have advanced and expert instructors who will give you the very best experience. These lessons are limited to Summit County Mountain Retreats guests only and we will consult with you individually on your needs and goals.

Give us a call and we will be happy to explain all of the options available to you. Do you want beginner lessons, intermediate lessons or advanced lessons, we have instructors for all levels.

We will meet you at your condo and guide you through the entire process. No matter what part of Summit County you want to ski, we can help.

Mid December Snow has saved Keystone Rentals for Christmas

William@scmountainretreats.com

I am happy to say that now that we were blessed with 14 to 18 inches of snow over the past few days, the Keystone Vacation Resort in Summit County Colorado is looking pretty good.

More terrain is opening daily and there are now some advanced runs open on North peak. Cold tempuratures have created some challanges in some of the complexes and building managers were caught off guard last week which lead to some unfortunate pipe frezzes.

We are all past that now and Keystone is ready for a great Christmas and New Year.

Summit County Mountain Retreats is 95% booked out, but if you have flexible dates, we may be able to squeeze you into an amazing unit at a rock bottom price. Give us a call to see what we can do for you.

January and February are also booking up fast in the Keystone Condo market. So book early to get the premium units.

Keystone Colorado Vacation Rentals

sam@bookt.com

Keystone is a perfect place for vacations all year round. Keystone Colorado offers some of the best skiing in the whole world, but also has excellent recreation during the Summer and Fall. A vacation rental in Keystone offers you the comfort of home while away. It can also give you a location and amenities that cant be match by some hotels. The snow is looking great for the new year 2010 and the units are filling up. Make sure you search and inquire for you keystone Vacation rental before the 1st of the year in order to get the rental that works for you group and budget.

Christmas is saved for your Keystone Condo Rental

William@scmountainretreats.com

Dateline: December 13, 2009.

Massive snow hits the Keystone Condo Vacation Resort. Keystone is being blasted with the first major snow in over a month. At present it is snowing at a rate of at least 1 inch per hour.

Within the past few days the Keystone now making crew has opened up the second mountain in the Keystone Snow Skiing Resort. This mountain is known as North Peak and features a German restaurant and a fine dining restaurant.

It is expected that with the heavy snow many more ski runs will open this week in Keystone. Currently about 20% of ski run in Keystone are open, this could increase to as much as 50% in the next week. Some of the recent openings include Last Alamo and Prospector on North Peak in Keystone.

Christmas in Keystone is looking like it will be a good one after all.

December Sking in Keystone

William@scmountainretreats.com

The Keystone Resort has had its ups and downs this early ski season. We started out with a big storm in early November, but this every dried up. Luckily temperatures stayed low and the Keystone Snow making crews make huge amounts of snow all day and night every night.

Thanksgiving came and went. There was an excellent turnout of both front range skiers and vacationers. The Keystone resort was nearly filled to capacity at times. More ski runs were open this Thanksgiving than last, even though there was less snow.

Now here we are in early December, we are finally getting the winter blast that we have been hoping for. It has been consistently snowing for the last 24 hours and it looks like there will be some good December Skiing in Keystone after all.

Vail, Breckenridge, Beaver Creek, Arapahoe Basin, Copper Mountain and Loveland have also felt the pounding of the white stuff and it would be great to ski any of these places now.

We call Keystone home because it is the most central resort to all the other resorts in Summit and Eagle County. If you are considering a ski vacation, we strongly urge you to consider Keystone your home base. You can get to 5 other resorts between 10 and 35 minutes drive.

A-basin = less than 10

Breckenridge = 15 to 20

Love Land = 15 to 20

Copper Mountain 20 to 25

Vail / Beaver Creek 35

Keystone Riddle

William@scmountainretreats.com

Riddle me this.

What is loved by many, hated by some, both scares and abundant, comes in many forms, is both deadly and fun, worth more than gold, but transient in nature.

Well of course it is snow. Not really a hard riddle, but it is interesting to think about the many dichotomies of snow.

What kind of transportation should I get when I come to Keystone

William@scmountainretreats.com

There are several options when coming to the Keystone Ski Vacation Resort.

1. Most expensive, but least hassle: Colorado Mountain Express. For about 70ish dollars each way, per person, you can be picked up at the Denver International Airport in a large van and you will be taken directly to the condo you are staying in at Keystone. Of course you are kind of stuck in the resort for your entire stay, but you really should not have a need to leave unless you want to.

2. Most vacationers to Keystone choose to rent a car or SUV. The Denver Airport has the car rental system down to a science. However, there are some things to watch out for. First of all, if you are traveling during winter it is highly advisable to pick an All-Wheel Drive or Four Wheel Drive vehicle. The difference in driving in the snow in an All-Wheel Drive vehicle is night and day from a 2 wheel drive vehicle. There are few things that are more frightening than to feel your car steadily slowing down on a big hill, during a snow storm and the RPM's of your engine are almost a red line. Once you get to this point it is too late. You are just spinning your wheel and you have know idea where you are or how to get help.

Other Tips:

1. Keep at least 3 times the normal distance between you and another vehicle. This will give you plenty of distance to stop, even if you are sliding.

2. Its okay to drive in snowy conditions even if you are unaccustomed to it, but don't drive in a blizzard.

3. If the roads are full of snow, look for a snow plow and get behind it and stay there. You will have clear roads the entire way.

4. Keep your tank full. There are frequent wreaks, snow slow downs and other hazards. A drive that may normally be 1 hour, could take 3 or 4 hours. Don't get stuck because you are out of gas.

5. The speed limit in Colorado and in the mountains in particular really is the LIMIT. Don't feel bad if you are driving 30 in a 45. Road conditions really should determine your speed.

6. If the forecast is for snow on the day you are leaving Keystone plan at least 2 extra hours of travel time to get to the airport. If you get there early, go get some lunch.

7. If possible request a vehicle with snow tires. Snow tires will "bite" into the snow like nothing else. Without snow tires you will find that your vehicle slips from side to side even when you are driving slow. It is an odd feeling, but not dangerous. With snow tires, you will easily drive in a straight line at all reasonable speeds. It may be difficult to get a car with snow tires from a rental agency, but it cannot hurt to ask.

How is the cell phone coverage in Keystone?

William@scmountainretreats.com

All the major cell carriers have good signals in the Keystone Vacation Resort. In most cases your cell phone will work on the slopes. T-mobile and Sprint seem to have the strongest signals, but this changes often as the different carriers upgrade their equipment.

Additionally, if you are in need of a broadband internet connection in Keystone, most condos have WiFi and almost all condos have some kind of broadband connnection, whether wired or wireless. The River Run Village has free WiFi all over it. It is hard not to find a free signal.

What to expect in a Keystone Colorado Vacation Condo Rental

William@scmountainretreats.com

In general Keystone condo rentals are first class accomodations. You will be provided with a condo that is spacious and features a full kitchen and bedrooms. Most of Summit County Mountain Retreats condos have upgrades such as flat screen TV's and new beds and bedding.

Staying in the River Run area of Keystone will provide you with the highest end and least hassle experience of any resort in Colorado. You can litterally drive to the resort and park in the heated garage and never leave the resort until it is time to go home. You can walk to the gondola, shops and restraunts. No need to leave, unless you want to.

During your vacation you will get to experience all three world class keystone mountains. Additionally, there are many other activities such as adventure point tubbing and ice skating. If your legs are too tired to ski one day then relax in your condo or go out and take a look at the amazing views.

December Ski Update in Keystone Rental Market

William@scmountainretreats.com

What has been going on over the first month of early ski season? The answer is two fold. A lot of good and a lot of nothing.

On the nothing side we have had very little snow in Summit County and Keystone. That's not good.

On the good side temperatures have been perfect for snow making and Keystone has done a fantastic job of opening more slopes with high quality snow then every before. Traffic slow on the slopes has been great and the terrain is versatile, up to upper intermediate levels. All we need is one or two big dumps and most of the resort will be open.

Despite the low snow fall, this early ski season has been really nice in Keystone and the snow making crews and mountain team deserve a lot of credit.

What's the difference between Summit Cove and Summit County Mountain Retreats

William@scmountainretreats.com

Rental guest will see several differences between Summit County Mountain Retreats and Summit Cove.

Summit County Mountain Retreats is the only company in the Keystone Resort market that offers a double sided keycard that allows guests the ease of using only one keycard to access both common areas and the condo they are staying in.

Summit County Mountain Retreats mails your keycards directly to you so you can check in to your condo at anytime and you do not have to search around for a check in location or a lock box with your keys.

Summit County Mountain Retreats dynamically adjusts pricing based on supply and demand. We do not stick to a ridged pricing structure.

Summit Cove offers shorter hours of operations in case of problems or emergencies.

Summit County Mountain Retreats has the most consistent and redundant systems to insure that your information is safe and your stay is secured. Our processes are so full proof that baring a nuclear war, we have all of our systems backed up so that you can have the best holiday ever.

Summit County Mountain Retreats believes in accountability. Rental guests who have no intention of respecting others property should look elsewhere for accommodations. We will hold rental guests accountable for their actions. We represent the owner.

Summit Cove has made a concerted effort to create a strong organic placement on the various search engines. They have been very successful in this and Summit County Mountain Retreats has recognized this largely untapped market and has invested heavily in marketing to this demographic.

Summit Cove often deals in fear mongering and misinformation about other companies. As far as we are concerned there is no need for this negative business strategy. We believe everyone should simply stand on their merits.

What's the difference between Ski-in and Ski-out verses Walk to the lifts

William@scmountainretreats.com

At Summit County Mountain Retreats we often get the question "what is the difference between your condos in River Run that are walk to the lifts and your condos that are Ski-in and Ski-out.

All of our Walk to the lift condos are located in the River Run area of Keystone which is the highest end area of Keystone. It was built in the late 90's and early 2000's. This areas is a 1 billion dollar investment. Every condo building in this area is within 1 to 5 minutes walk to the new high speed gondola. By all reasonable standards these buildings would be considered very high end and rival anything you might find at a hotel. Staying in a walk to the lifts condo in River Run you will be seconds away form all of the other activities that Keystone has to offer. It is extremely family friendly. There are shops and restaurants lining the board walk and unlike many resorts you can actually find things that are reasonably priced. The walk to the lift condos in Keystone include all of the following buildings.

Red Hawk Town Homes

Red Hawk Lodge

The Springs

Black Bear Loge

Jack Pine Lodge

The Silver Mill

The Buffalo Lodge

The Dakota

Expedition Station

The Arapahoe Lodge

The Ski-in and Ski-out buildings are the most exclusive buildings in the Keystone resort. These buildings are know as The Lone Eagle and The Timbers. Both buildings are next to each other and you can literally pop on your skis from the building and ski to the main lift in 20 seconds. So what is so special about these buildings other than the fact that you can ski from your building to the slopes. As I mentioned these buildings are very exclusive. The Timbers only has 29 units in it, but it has all the facilities that every other building has. It has an amazing indoor/outdoor pool, a hot tub with waterfall, a fire pit and grill and of course all the outer grounds are heated. The inside of The Timbers is exquisite. The lobby is second to none. It features a baby grand piano, massive roaring fireplace, large open spaces to sit and relax. This lobby is actually an area that you would enjoy relaxing in. Additionally, the units in Timbers and Lone Eagle are about 30% larger than condos in River Run. Everything in these condos is high end. Each condo in Timbers and Lone Eagle features granite counters, slate tiles, stainless steel appliances and much more. Many units have been further upgraded with top of the line TV's, steam showers, jetted tubs and more.

The Lone Eagle is located right next to the slopes. Most condos in the building have spectacular ski slope views. You can relax on your balcony and watch the skiers come down the main slope of River Run. Lone Eagle features the same high end features that The Timbers features, but of course it has its own unique character.

So what is the price difference between River Run condos and Ski-in and Ski-out condos? In Keystone, the price difference is about double, when making a snow balls to snow balls comparison. Call Summit County Mountain Retreats at 970-368-4800 to consult with one of our reservation specialist to find the right vacation condo for you.

New Improvements for Buffalo / Dakota & Silver Mill for 2009 Ski Season

William@scmountainretreats.com

In a time where many people and companies are cutting back, the Keystone Resort and its premier area River Run are expanding.

Within the past 2 weeks a complete interior remodel of the Silver Mill building has been finished. This includes all new flooring throughout the building, new decor, new furniture and fresh paint on all floors. The lobby area has been transformed into a first class welcome area. Where there was previously old carpet, the entire first floor has been tiled with a great looking earth tone. The color scheme for the entire building is a soothing earth tone. The walls are a two tone color. The lower end of the walls (below the chair rail is a dark chocolate color. The walls above the chair rail are a light brown taffy color. The entire Silver Mill building in Keystone feels brand new.

The Keystone Dakota building in River Run completed a complete tile upgrade in the first floor lobby. They also replaced all the furniture to give The Dakota a very nice face lift. Most importantly and probably least appreciated is the new tile was carefully selected to be able to better withstand the abuse of ski equipment moving over it tens of thousands of times per year.

The Buffalo building just completed some exterior upgrades which include the painting of all the railings to balconies that had sun bleached paint and were pealing from the harsh conditions.

The Keystone Resort is looking better than ever. Even though we have not had as much snow lately as we would have hoped for, the Keystone Mountian crew has been doing a great job. The tempuratures at night are perfect for snow making and with five new snow cats in the fleet, Keystone can groom more acres, faster and more often.

Vacation Rentals.Com

William@scmountainretreats.com

Summit County Mountain Retreats has partnered with Vacation Rentals.com and its parent company Homeaway.com to offer the best value vacation rentals in the Keystone Resort. Check out our listings at www.vacationrentals.com

Great Resources for Keystone Vacations!

sam@bookt.com

Early Snow is great in Keystone Vacation Resort. Rent now for best deals

karenfuller@scmountainretreats.com

Today I gathered together all my necessary ski garb and hit the slopes for the first time in the 2009/10 ski season. I usually don't like to go out on weekends, but I made an exception because there has been some great snow in Keystone for the past few days and I knew there was at least an 18 inch base.

The snow in Keystone is surprisingly good. Compared to last year Keystone is at least 3 weeks ahead of where it was then. More slopes are open and there is plenty of room to move around. Keystone has opened a mini-terrain park at the top of Dercum Mountain. To call it a mini-park is actually understating the fact. It is about have as large as the Area 51 terrain park that will open a little later in the season (probably mid-December).

As for my ski experience, I took out my trusty Volkel AC 30's, which have fantastic cutting abilities. I figured I would need this feature because I was prepared for very icy runs. Well I was wrong. There was very little ice on the slopes in Keystone today. There was a lot of fresh powder and man made snow. There were light snow showers in Keystone all day, but even better the temperatures have remained below freezing for the last few days and the sun has not been showing through much, hence the minimal ice.

I was just getting warmed up for the season. So I took about 6 or 7 runs from the top of Dercum Mountain to the River Run base area. If you have not skied Keystone before, this about a 3000 foot drop. There is a lot to do on a run the long. There were several intermediate slopes open, but they were more fun than usual because there were dozens of little jumps and moguls on the edges of these runs. Later in the season a lot of these features will either get filled in because the advanced skiers will not be usings these runs much or the snow cats will groom them. I think it is very smart the way things are setup in Keystone right now. Even though only a few runs are open there is a lot to do for all levels of skiers.

Based on my estimation of the main skier parking lot today November 15, 2009 was the busiest ski day in Keystone since it opened on November 5th. I was expecting long lift lines and extremely crowded conditions on the mountain. On the contrary, on my first run I had to wait about 2 minutes to get on the Summit Express. Then I decided to try each of the other lifts to see what the lines were like. At the bottom of River Run, there was about a 8 minute wait at about 12:30 p.m. This is one of the busiest times of day. So I would say that is pretty good. Then my next run, I took the mid-station gondola and the line was about 5 minutes. After that I decided to stick with the Summit Express at the bottom of River Run and I never waited more than 1 minute to get on the lift.

I also had an opportunity to look at the snow accumulation on some of the ski runs in Keystone that are not yet open. They are looking pretty good. One of my favorite runs, Bachelor, looks like it should have enough snow in the next few days. This run has massive man made snow making abilities. I think it is just a matter of turning on the snow guns for a couple of nights and it will be ready to go.

I noticed that Keystone has modified at least part of its ski school setup for this year. In previous years the little baby hills with the magic carpet was right next to the Summit Express at the bottom of the River Run base area. Keystone Resort has moved this setup to the mid-station gondola area and I think it is a much better setup. It dramatically reduces congestion at the River Run base, which was a serious issue in the past.

One negative thing to note, Keystone has seen fit to make it even more difficult for you to stay hydrated without paying a fortune for a drink. In the past, I was able to pick up a large cup and fill it with water from the water fountain. I usually bring some powdered sports drink to add to the water. Now The Summit House will not give out these cups. They direct you to the back of the cafeteria area and allow you to have a cup that holds about 3 onces of water. Thanks Vail Resorts!

Amazing Snow in the Keystone Vacation Condo Resort

karenfuller@scmountainretreats.com

Today has been a day of days. After a long night of snow and cold weather, things warmed up just a bit in Keystone. Not too much, not too little. Temps went from the low 20's the the mid 30's. Perfect for great snow. Early afternoon, the snow came back and did not stop. It's 10 p.m. and it has been snowing nonstop for the last 8 hours or more. My deck has at least four new inches of snow on it. Keystone has had even more snow. More ski runs are opening daily and this is shaping up to be the best early ski season in Keystone in quite a few year. I even heard one local say that this early snow has been the best in 10 years.

So shake of the dust on your ski equipment and get up to Keystone. Breckenridge also opened this week and Vail opens next week. We will be in full swing by Thanksgiving. Don't forget that Keystone condos have the newest amenities and the lowest rates of any of the major ski resorts along the I-70 corridor. Vail Resorts is so confident in the quality of Keystone that they have invested millions in now lifts and grooming equipment this year alone. When other resorts are cutting back, Keystone is increasing its value. Nothing beats Keystone.

New Years Eve In Keystone is Magical

karenfuller@scmountainretreats.com

Last year I was night skiing in Keystone on New Years Eve. This was one of the most incredible experiences I have had in Keystone. I was skiing down one of the main River Run slopes and the fireworks were going off down in the River Run Village. Every time I would look up I would be a little closer to the spectacular lights. At first I was above everything. The fire works were exploding below me with every color and design imaginable. Then as I descended I was level with the exploding lights. Seeing fireworks from a different vantage point is really quite a different experience.

There are other times of the year that Keystone has fireworks but nothing matches the display during New Years Eve.

Come on out to Keystone for your Christmas and New Year vacation. Keystone is booking up fast and this is one of the times of the year that the resort is fully booked. At now to reserve the condo you want. We have about 45 great condos in River Run. They range from nice 1 bedrooms in the River Run Village to world class condos in Lone Eagle and Timbers. We are proud to manage the crown jewels of Keystone. Check out Lone Eagle 3050 and Timbers 3081 as two of our prime examples.

Big Snow Alert in the Keystone Ski Resort

karenfuller@scmountainretreats.com

Today Keystone got a nice bit of snow, about 2 inches between 2 p.m. and 6 p.m. and there is major snow in the forecast for the next few days. So far this year the snow in Keystone has been well above average. Combine that with the excellent snow making abilities of Keystone and the River Run area in particular, there is quite a bit of terrain already open. Thanksgiving skiing should be much better than last year. Only 3% of runs on Dercum Mountain were open last year. As of today 16% of the runs on Dercum Mountain were open. Also, as big bonus night skiing will start soon.

The base on the open runs in Keystone is over 18 inches right now and that is enough to cover the vast majority of the hazards that can damage your skis or snow board. The high speed gondola in Keystone is running at full speed and there have not been any significant lift lines. However, the main parking lot for Keystone has been about half full every day since the slopes opened on November 5th. All trends and predications indicate that due to the La Nina effect this will be a great snow year in Keystone. If you have not already booked your ski vacation get in now while prices are low. The facts are that just like airlines, the first reservations get the best prices. As the Keystone Resort fills up, price will increase due to less supply. We are already seeing very strong reservations for late December onwards.

So what are you waiting for come and play in our winter wonderland at River Run in the Keystone Resort. Right now you can reserve ski-in and ski-out condos in Lone Eagle and Timbers for the price that you normally would right an average unit. This opportunity for Lone Eagle and Timbers will not last long. If you are on a tight budget because of the economy but you just have to get to Keystone for some early skiing, we have some one bedroom River Run units for as little as $79 per night. These price apply to last minute reservations and as I said before as we start filling up, the prices will go up.

Best Ski Equipment Values in Keystone

William@scmountainretreats.com

There are many components and expenses to a fun and exciting vacation in a ski resort like Keystone. One of the most common dampeners on a ski vacation is the extreme expense of renting ski and snowboard equipment for the whole family.

Here are a couple of tips.

1. Under no circumstances should you rent from a ski rental shop in River Run. You will pay twice as much as you will at other quality places. Furthermore, you are likely to wait in long lines and receive poor services due to the fact that most ski vacationers just don't know any better.

2. Don't even think about renting you ski equipment from someone who is not local. If your ski equipment develops a problem in Keystone and you rented from an outfit in Denver, you will wind up renting more equipment locally.

3. Check on-line for specials and for shops that cater to your particular needs.

4. Summit County Mountain Retreats is proud to recommend Mountain View Sports which is less than 1 mile from the River Run Village. Here you will find a professional staff with the latest ski equipment. Additionally, you will be able to rent your ski equipment for almost half of what it costs if you rent in River Run. Give them a call at 800-530-3836.

Exciting Events Coming to Keystone Ski Resort in November & December 2009

William@scmountainretreats.com

Saturday Jan 17th, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	3:00 p.m. River Run Winter Fun The River Run Merchant Association presents this fun afternoon event with dancers and/or entertainment, zany costumed characters, street performers, and a live DJ. Today’s event features the Kaivalya Fire Dancers and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado.

Saturday Jan 24th, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	3:00 p.m. River Run Winter Fun The River Run Merchant Association presents this fun afternoon event with dancers and/or entertainment, zany costumed characters, street performers, and a live DJ. Today’s event features the Kaivalya Fire Dancers and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado.

Saturday Jan 30th, 2009 – Feb 1st, 2009	SnowFest 2009 SnowFest in Keystone Resort Military Discounts	River Run
	The 19th Annual SnowFest in Keystone Colorado for both active duty military, military families and retired military. This weekend will host a wide range of events for SnowFest and SummitCove will offer all military persnonnel a SnowFest discount! Event schedules will vary and we recommend checking with your local SnowFest event promoters but for your SnowFest lodging SummitCove will offer better deals than going through your on base provider. Join us this year in Celebrating the 19th annual SnowFest!

Saturday Jan 31st, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	The River Run Merchant Association presents this fun afternoon beginning with an ice carving demonstration and culminating into dancing, costumed characters, street performers, and a live DJ. Today’s event features the stomp-like dance performers of “Deep Impact” and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado. Ice Carving Demonstration 1:00 – 5:00 PM DJ Crisp 2:00 – 4:00 PM Street Performers and Costumed Characters 3:00 – 4:00 PM – Deep Impact Dance Team

Tuesday Feb 24th, 2009	Mardi Gras in Keystone’s River Run Village	River Run
	Can’t make it to New Orleans for Mardi Gras? No problem. Keystone offers Colorado’s BEST Mardi Gras celebration with a parade, gumbo cookoff, and celebration all day long. Let not mention incredible world-class skiing!1-4 Bead/Party Favor Sales 2-4 Gumbo Competition 2-4 Curely Taylor in Concert 2-6 Outside Bars 2-6 Outside Food Vendors 4-6 Street Entertainment 4:30-5:30 Float Parade 5:30-6 Mardi Gras Street Party

Saturday Jan 17th, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	3:00 p.m. River Run Winter Fun The River Run Merchant Association presents this fun afternoon event with dancers and/or entertainment, zany costumed characters, street performers, and a live DJ. Today’s event features the Kaivalya Fire Dancers and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado.

Saturday Jan 24th, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	3:00 p.m. River Run Winter Fun The River Run Merchant Association presents this fun afternoon event with dancers and/or entertainment, zany costumed characters, street performers, and a live DJ. Today’s event features the Kaivalya Fire Dancers and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado.

Saturday Jan 30th, 2009 – Feb 1st, 2009	SnowFest 2009 SnowFest in Keystone Resort Military Discounts	River Run
	The 19th Annual SnowFest in Keystone Colorado for both active duty military, military families and retired military. This weekend will host a wide range of events for SnowFest and SummitCove will offer all military persnonnel a SnowFest discount! Event schedules will vary and we recommend checking with your local SnowFest event promoters but for your SnowFest lodging SummitCove will offer better deals than going through your on base provider. Join us this year in Celebrating the 19th annual SnowFest!

Saturday Jan 31st, 2009	Family Fun Night in Keystone’s River Run Village	River Run
	The River Run Merchant Association presents this fun afternoon beginning with an ice carving demonstration and culminating into dancing, costumed characters, street performers, and a live DJ. Today’s event features the stomp-like dance performers of “Deep Impact” and DJ Crisp. Don’t miss this fun and free family event in River Run at Keystone Colorado. Ice Carving Demonstration 1:00 – 5:00 PM DJ Crisp 2:00 – 4:00 PM Street Performers and Costumed Characters 3:00 – 4:00 PM – Deep Impact Dance Team

Tuesday Feb 24th, 2009	Mardi Gras in Keystone’s River Run Village	River Run
	Can’t make it to New Orleans for Mardi Gras? No problem. Keystone offers Colorado’s BEST Mardi Gras celebration with a parade, gumbo cookoff, and celebration all day long. Let not mention incredible world-class skiing!1-4 Bead/Party Favor Sales 2-4 Gumbo Competition 2-4 Curely Taylor in Concert 2-6 Outside Bars 2-6 Outside Food Vendors 4-6 Street Entertainment 4:30-5:30 Float Parade 5:30-6 Mardi Gras Street Party

Saturday November 21, 2009

River Run Rocks

River Run is ready to rock! Come ski Keystone for a day then stay for a free concert with Funkiphino and The Samples. A kids’ game zone will keep the young ones busy while you enjoy the music with a nice cold beer. It’s an event you can’t miss!

Beverages, alcohol and food sold á la carte. Free concert T-shirt with a purchase of $30 or more from any River Run Merchant. Show your receipt at the Merchant tent from 5:00 - 6:00 PM. Receipt must be dated November 21. Good while supplies last. One shirt per customer. Rooms from $99 a night.

4:00pm - Funkiphino
6:00pm - The Samples
4-7pm - Kids' Game Zone

Located in River Run Village in the Events Plaza

Free parking is available at the River Run Village's Montezuma lot, located off of Highway 6 East on Gondola Road

December 5^th and 6^th. 2009

BURTON: Come check out the latest in Burton boards and bindings at Keystone on Dec. 5th and 6th from 9:00 am to 3:00 pm. Burton's Rocky Mountain Demo Tour has the ultimate board to binding interface: Channel boards with EST bindings. If you've been wondering whether or not the rumors of EST and the "ultimate feel" are true come try it out for yourself, or if you just want to know what all the hype is about, that's cool too. Burton's Rocky Mountain Demo Tour team will be there to answer any and all questions and are stoked to get as many people on the newest of products as they can. There's definitely something for all abilities and styles of riders out there, so what is there to lose? Come out and try some of the best gear at one of Colorado's finest mountains, Keystone, and see for yourself the advances in snowboardings technology and culture.

NEVER SUMMER: Never Summer is proud to offer a FREE on snow demo once again at Keystone Resort in the 2009-10 season. Come try the high quality, locally built, smooth riding 09-10 Never Summer Fleet. Participants can take an unlimited amount of boards out, for one hour each, and boards will be available between 9 and 3. We have our new RC (rocker/camber) freestyle boards in the SL, Legacy, Infinity, Evo and Revolver as well as in our freeride boards the new Premier F1, new womens Lotus, Pandora and the Heritage. Never Summer is a Denver built brand, known as the Cadillac of the industry, and features a 3 year warranty. Demos are free, and you can check out as many boards as you like as long as you provide a credit card and drivers license.

REGISTRATION: Registration is FREE. Drivers License and Credit Card needed to demo gear. If under 18 a guardian signature is required.

December 12^th and 13^th 2009

BETTY FEST

Betty Fest brings together women for two days of skiing and riding in a fun, non-intimidating environment. This program includes extensive on-hill training on Keystone’s Ski and Ride School’s trails, video analysis and discussions about nutrition, women’s specific concerns and equipment. All women’s programs are taught by PSIA – certified, women instructors, including Annie Black – Colorado’s Ski Instructor of the year – and each group is small and supportive.

December 21^st thru 27^th, 2009

Keystone KIDTOPIA

Keystone KIDTOPIA—Bring your kids to a festival designed just for them. Explore the ultimate Snow Fort* at the top of Dercum Mountain, dance to live music in the plaza, make arts and crafts, go Disco Tubing and join the continuing education activities that fill this weekend on and off the slopes. Bring the whole family for a fun filled, kid friendly weekend.

KIDTOPIA Holiday Weeks: XMAS Dec 21-27. MLK Jan 14-19. PRES Feb 11-16. SPRING March 15- 21. EASTER April 2-6.

December 31^st

New Years Celebration

Ring in the New Year with Keystone Resort’s torch light parade.

What Is The Difference In Keystone Vacation Condo Unit Pooling and Customized Pricing?

William@scmountainretreats.com

Unit pooling is a common practice that hotels and large resort use when there are many similar or identical units to rent. Units are categorized and a universal price is applied to the entire category. There is a problem with this system. When properties are different, for example in Keystone some owners have upgraded all their furnishings; the pooling system becomes less appropriate and sometimes counterproductive.

It is inappropriate to charge a Keystone guest for a premium unit with ski slope views and premium furnishings as you would charge for an average unit. The premium Keystone rental condo should cost more to rent. However, with a pooling system this is not possible. Similarly, depending on the luck of the draw, a guest may get one of the best units during one ski vacation, and then the next year they may get an average unit. It is human nature to feel mislead when a guest stays in dissimilar units and pays the same price. It is unlikely that a guest will come a third time after feeling mislead.

Customized pricing evaluates each and every rental condo in Keystone that Summit County Mountain Retreats offers based on its particular merits. This is the same system used when buying a car or a home. Every home is unique and cars have many customizable features that change the price. Customized pricing for your investment property is a “get what you pay for model.” Every rental guest knows exactly what they are getting and what they are paying for. Expectations are appropriately set and the Keystone rental guest is much more likely to be satisfied with his/her decision.

Since each Keystone property is individually marketed in a custom pricing system, the owner always knows exactly what reservations is in his/her property. In a pooling system there may be many reservations, but none of them are assigned to a specific unit until the renter actually checks in. This can be confusing when comparing management companies that do or do not using a pooling system.

Real World Example

Example: An owner attempts to decide whether he/she should switch from his/her current management company that uses a pooling system The current management company informs the owner that they have six months of advanced reservations totaling to $30,000 for that “type” of unit. Then the owner asks SCMR how many reservations it has for its units. SCMR may only have $3,000 in advance reservation for a particular unit of this size and type. At first glance, it may appear that the current management company has 10 times as many reservations. However, another question must be asked of the current management company. That question is “How many units of this type do you have?” In virtually every case you will find that there are several properties in the pooled system. It is not uncommon for there to be dozens of properties in each category. In order to make an apples to apples comparison, the owner will find that the real difference between the two systems is dramatically less. As any particular time period approaches, the difference will shrink even more because ultimately reservations do have to be placed in a particular property.

Do Your Keystone Resort Cleaners Use a Mop and a Broom?

William@scmountainretreats.com

Give Me a Break! Everyone Says No Nickel & Dime Fees.

William@scmountainretreats.com

Seriously, as Keystone investment property owners we are extremely familiar with the frustration of seeing fee after fee on our monthly bills. In fact, this frustration is a big part of why we began managing our own property and ultimately started SCMR. Where we come from, we would not get away with all the shenanigans that go on around here.

Our concept is simple; forget about how everyone else does things here. Start from scratch and do it better, a lot better. No matter what management plan you choose from SCMR all your minor maintenance and one major service call per month is included.

Have you ever been charged $39 to replace the battery in your electronic lock? We have! Have you ever been charged for carpet cleaning that did not happen? We have, twice! Have you ever been told that the chair that was broken by a rent is YOUR costs to repair? We have!

With SCMR all of these costs are either eliminated or dramatically reduced. The only repairs you pay for are those that are associated with normal wear and tear or defects that were present before we began managing your property.

Real World Examples

Example #1: Every six months SCMR completes a detailed inventory and inspection of your unit. This is in addition to the regular inspections during each cleaning. This semi-annual inspection checks for things like lose bed frames, chairs, tables, cabinet knobs and hinges, plumbing fixtures, remote controls, DVD players and TV’s, and much more. If something looks like it may turn into a problem soon, we will repair most items at our cost. What happens when a DVD player breaks? We will replace the DVD player and only charge you for the cost of the new player.

Example #2: Your renter calls us and informs us the garbage disposal is not working. We will send out one of our staff to inspect and perform minor repairs. If the problem is solved, then there is no charge. If the disposal is damaged beyond repair, then we will evaluate the problem and determine if the renter caused the problem or did the disposal just wear out. If the renter caused the problem, then the renter will be charged for the repair or replacement. If the unit simply wore out, then SCMR will pay for the labor to install a new disposal and you will only be charged for the actual cost of the new unit.

Why Do I VRBO My Keystone Vacation Rental Condo?

William@scmountainretreats.com

So you have a rental property in Keystone and you tried to find management services. You undoubtedly experienced sticker shock and thought “why would I pay someone else so much of my income when I can just do it myself?” And then the fun began, phone calls coming in at all hours, renters with hundreds of questions, keys that don’t work, the dishwasher over-flowing on Thanksgiving, the cleaning company forgot to clean the unit and the new guest is here, and so on, and so on.

Now you have a better option. Summit County Mountain Retreats offers a full service management program for a low 9.75% fee. Our cleaning rates and maintenance services are a fraction of other companies and we have full time reservationists returning phone calls and emails from 9am to 9 pm, 7 days a week.

And it doesn’t stop there. We also offer the following services:

Regular Market analysis and dynamic pricing produce unmatched revenues. What is Dynamic pricing? It is based on the concept that the value of your nightly rental rate varies based on circumstances such as snow fall, length of stay, the economy, competition on the market, and when a rental guest is calling about your condo. For example, your condo may be priced at $300 per night for Thanksgiving. This is the standard price that we would attempt to get for your condo. However, if your Keystone rental condo is not rented for Thanksgiving on November 12^th, then it makes sense lower the price to entice a last minute renter. Furthermore, if this renter wants to reserve a 7 night say in your Keystone Condo they may get additional discounts for a nice long stay. It does not make much sense to rent three nights at $300 per night if we can rent 7 nights at $250 per night. You make $850 more with the seven night rental.

We handle all the processing of fees. We accept both checks and credit cards to maximize your rental revenue.

Your condo is individually marketed, but since we manage over 40 different condos, if one is reserved for a particular time frame, we can usually move that guest to a vacant condo.

Mail out driving directions, parking pass, keys and welcome packets to renters for door-to-door service

Summit County Mountain Retreats institutes “Best Practices” for security. Keycards are programmed for dates of each individual rental guest’s stay only.

We use a rental contract with teeth in it. Summit County Mountain Retreats does not want to rent to folks that will not take care of your property. If they damage your property, they will be charged for the damage. Most other management companies take the path of least resistance and simply charge the owner for any and all damage to their rental condo.

It does not happen very often, but people do leave their keycards in their unit or lose them on the slopes, and sometimes there is a maintenance emergency in the middle of the night. Summit County Mountain Retreats has backup systems for these occurrences and we offer 24/7 emergency maintenance service and lock out service.

In a Nut Shell Summit County Mountain Retreats offers everything you would expect from a full service management company with the added benefit of people who care about you and your property and collect a reasonable fee

Keystone Vacation Condo Rentals for Early Ski Season

karenfuller@scmountainretreats.com

The 2009 /10 ski season is upon us in Keystone. The first weekend has passed and there were a trimendous amount of visitors . Most visitors came up form the front range and stayed for a day or two. This means that the resort has plenty of capacity for last minute reservations or those guests looking for a great deal on a Keystone condo rental. In some cases we are offering rates lower than during the summer. This is unheard of. Of course this will not last long. Once the next big snow hits Summit County the Keystone will fill to capacity and there will be no need to offer deep discounts. So if you want to get some early skiing in at a rock bottom price, then now is the time. Come to rent a condo in Keystone now!

Save Money in Keystone

karenfuller@scmountainretreats.com

In this blog I will give you the best tips for saving money and maximizing your vacation experience at the Keystone Ski Resort.

1. Don't even think about renting from the big boys. You will pay more and you cannot even choose the unit you stay in. Without any exaggeration, the big boys will charge you 25% to 50% more than a company like Summit County Mountain Retreats.

2. If you plan your stay far in advance, you will pay more. Don't be fooled by early bird specials. If you can plan your vacation 2 to 4 weeks in advance and don't have to come during peak times, you will save a bundle.

3. Be aware of the difference between the different areas of the resort. There is nothing that puts a damper on your vacation more than not getting what you want. Mountain House is the older base area and the buildings and units there were built in the early 80's. The lifts in this area are also slower. There is nothing the matter with Mountain House and if you are looking for a good price, this is the place to go. The River Run area is the newest part of Keystone. This area was built in the late 90's and early 2000's. Here you will find high-end condos which are either ski-in / ski-out or walk to the lifts. There is an amazing village area with shops restaurants and activities. One of the newest features in the River Run area is the new high speed gondola which increased the lift capacity by over 50%. River Run is more expensive to stay in, but you get a lot for what you pay. For example a comparable condo in Breckenridge would cost more twice as much as one in River Run. Vail would cost you 3 or 4 times as much.

4. Longer stays will get you a better rate. Many companies, including Summit County Mountain Retreats rewards guests for booking longer stays. If you stay 6 to 10 you will receive discount.

5. Be flexible with your days. If you help us fill in a gap between other reservations, we can work with you on the price. We would rather rent a condo out continuously than have "dead days" between reservations.

6. Be reasonable. The person you are talking to on the other end of the phone really does want to help you find the right condo to rent and within your budget. Don't call and ask for a 50% discount during Christmas. It is a waste of your time and ours.

7. Peak demand is during the Christmas season, holiday weekend, and all of March. All companies are 100% booked out during these times. If this is when you want to come, reserve early and be prepared to pay twice as much as you would at any other time for your condo rental.

8. If possible reserve your stay from Sunday through Thursday. These are generally off peak times and you can get a better deal.

9. Become a repeat guest. Summit County Mountain Retreats offers a 10% discount if you book the same unit more than once during a 12 month period.

10. Pay by check. In case you are unfamiliar with how credit card companies make their money, they do it in two ways. As you know they charge you if you carry a balance or make a late payment. Additionally, they charge every merchant a fee of between 2% to 4% of the total amount that is charged. Summit County Mountain Retreats does accept credit cards, but we give a small discount to guests who pay by check.

11. Watch out for extra fees. Many companies charge a fee that is often termed the "resort fee." This is simply put a made up fee to make extra profit. Many of our competitors charge between 5% and 6% as a "resort fee."

12. Please understand that taxes are suppose to be charged. The tax rate in Keystone is very low. It is 5.775%. If anyone claim to not charge tax they are not following the law.

Christmas at Keystone Ski Resort

karenfuller@scmountainretreats.com

Why should you choose Keystone Ski Resort to spend your Christmas holiday? There are many unique and outstanding features that Keystone has to offer. First, lets talk about world class skiing. With three big beautiful mountains and every kind of terrain imaginable there is something for all skiers of all levels. There is great beginner and intermediate terrain on Dercum Mountain (formally named Keystone Mountain). North Peak has great technical runs for advanced and expert skiers. If you want a work out this is the mountain for you. Then there is the Outback, which is the locals favorites. This mountain has great tree skiing and back woods skiing. There are also some great bowls on The Outback. Lets not forget that Keystone features the greatest night skiing in the country. In Keystone you can ski a full 12 hours per day.

The Keystone Ski Resort features many ancillary activates that you will not find in many other places. These activities include fine dining at the top of North Peak. You can also enjoy a great German style restaurant at the top of the mountain as well. Down in the River Run area there are many shops restaurants and activities to occupy your time. There is also great people watching opportunities.

The River Run base area was built in the late 90’s and early 2000’s. It is one of the newest and nicest ski areas anywhere. The condos in River Run range from high-end walk to the lift condos to supreme luxury condos that are ski-in and ski-out. Even though River Run is a very high-end area. The rental rates are significantly lower than comparable condos in Breckenridge or Vail.

Last but certainly not least, during peak times like Christmas Keystone tends to have shorter lift lines and is easier to get around in then Vail or Breckenridge. For example Breckenridge is the busiest ski resort in North America. It has about twice as many visitors as Keystone. However, it does not have twice the capacity to carry people on lifts. The results in extremely long lift lines in Breckenridge. It is not uncommon to wait an hour to get on a lift. In Keystone you can get on most lifts within just a couple of minutes. In fact, even during peak times it is normal to be able to immediately hope on a lift. Keystone recently completed a major upgrade to its lift system. In River Run there is a new ultra high speed gondola that seats 8 passengers. This almost doubles the previous lift capacity of River Run.

No matter what you goals are, price, terrain, extra activities or low hassle, Keystone Ski Resort is the place to be.

What’s New In Keystone for 2009/10 Ski Season?

William@scmountainretreats.com

Keystone ski resort has spend a great on capital improvements over the past two years. Last year the new high speed gondola replaced the old gondola. The new Keystone gondola is the fastest and largest in North America. It is 40% faster than the older model and it accommodates 8 passengers instead of 6. Probably the best innovation of the new Keystone Ski Resort gondola is that there is a new mid-station about one-third of the way up the mountain. This dramatically reduces bottle necks at the base area.

With the old gondola everyone had to ski down to the bottom and wait in the same long line. This was especially irritating early in the morning and just after lunch. Now with the new mid-station, skiers who want to stay on the mountain can avoid most of the congestion by getting on at this point.

The major new addition for the 2009/10 ski season is the creation of the new skier bridge and base area expansion at the River Run base area in the Keystone Ski Resort. During the summer the old pedestrian bridge was demolished and the new skier bridge was built. The bridge is at least twice as wide as the old bridge and it allows skiers and boards to ski right to the new gondola. The ski school area at the River Run base area has also been expanded.

Finally something important to us all, Keystone Vacation Ski Resort has upgraded its food offering on the mountain. If you like to grab a snack or eat lunch on Dercum Mountain or North Peak, you will find that the food selection has been improved dramatically. Fresh and high quality food has replaced the frozen and reconstituted items that barely passed as food. The best news of all is that you will still pay the same ridiculous prices you paid before. There has been no price increase.

Keystone has never been a better place to come have a vacation in one of our 40+ condos. We have condos of all sizes and types. They range from 1 to 5 bed room units. Almost all are walk to the lifts and ski -in / ski-out. We also have some extremely affordable 3 bedroom condos that are just a couple of minutes drive to the slopes and they are on the bus route. In a nut shell Summit County Mountain Retreats has all sizes and price ranged condos to fit your needs in the Keystone Vacation Resort.

Give us a call seven days a week. Our well trained reservation staff can give you advice and recommendations so you can have the greatest experience in Keystone 970-368-4800. What are you waiting for? Seize the day!

Keystone Skiing is Now OPEN!

William@scmountainretreats.com

Today is day 1 of the 2009/10 ski season. Things are looking great. We have had an extreme amount of snow in Keystone and the resort even opened a day early. The new high speed gondola is open and running at full speed.

Today is an amazing late fall day in Summit County and Keystone. We have blue skis and mild temperatures. Keystone Ski Resort was making snow all night last night, as they have been doing for the past several weeks. The main runs such as River Run are fully covered with snow from side to side and has about an 18 inch base. This is really a great start of Keystone.

We are expecting similar weather for the next few days and nights. Keystone will be in the upper 20’s at night and in the mid 40’s during the day. Around Sunday another front is expected to come in and there may be another big snow.

Since it is early ski season Keystone vacationers have an opportunity to find the best deals of the season on lodging. Summit County Mountain Retreats is offering walk to the lift and ski-in / ski-out condos at as little as 50% of their regular season rates. For example, a 1 bed 1bath condo in the River Run Village is currently priced as low as $109 per night. All of our 1 bedroom condos sleep at least 4 in beds and have a full kitchen.

With all the early snow, this November is shaping up to be an amazing start to the ski season. With 1 more winter blast, we will have as much snow on the slopes as we had last December. Come on out and play in the snow and see all new upgrades the Keystone Vacation Resort has implemented. Now is a perfect time to get your ski legs back and get ready for the new ski season.

Call Summit County Mountain Retreats today to get the best rates and the most premier condos in Keystone. We are happy to take your spur of the moment reservations. We manage over 40 condos in River Run. So give us a call.

Ski Keystone Resort 2009/10

William@scmountainretreats.com

The Keystone Ski Resort is rated as one of the top ski destinations in the U.S. Keystone boast some of the most amazing terrain anywhere. There are three mountains to ski/board. This makes for over 130 marked trails and an infinite amount of variation.

Dercum Mountain is the Keystone resort first mountain. This mountain was previously named Keystone mountain, hence the name of the Resort. This mountain features mainly beginner and intermediate trails. It also features one of the top three terrain parks in North America.

The second mountain in the Keystone Ski Resort is named North Peak. This mountain has a great mix of intermediate and advanced terrain. There are two amazing restaurants on the top of the mountain. By day you can dine cafeteria style and at night you can choose from a Bavarian themed experience or a fine dining experience.

While staying in your Keystone condo you will also have the opportunity to ski Keystone's third mountain, the Outback. This mountain is arguably the favorite of locals. It features all intermediate and advanced terrain. Additionally, this mountain has the best "tree skiing" anywhere. Some locals affectionately call Keystone "Treestone." The terrain on the Keystone Outback can be rough, but if you stay close to the marked slopes you will always be able to pop out to the groomed run.

Finally, don’t forget about the adventure tubing. This is not your grandmas tubing. Choose from 4 hills. The tubing operator will ask you if you want to go as a group or be spun like a top. It is a real hoot. Tubing is fun for adults and kids.

Keystone Vacation Condo Rentals Are Almost Ready for Ski Season 09-10

karenfuller@scmountainretreats.com

There has been a tremendous amount of snow in the Keystone Ski Resort in the last week. The snow blowing crews have been out in full force and mother nature has been doing her part. A week ago there was no snow at the bottom of Dercum Mountain. Four days ago there I saw the first few inch of consistent snow cover that was produced by the snow guns. Then two days ago it started to get very cold and it has stayed cold. Our Keystone rentals have experienced two days straight of heavy snowfall and are now in the thick of the snow. The ground is white. Building roof tops are white and there are several inches of new natural snow on the mountains. This is a great sign for the early opening day of November 6th for Keystone.

Today I drove by Loveland and the parking lot was full and the main lift was carrying skiers at capacity. Loveland and A basin have been open for 2 weeks and this recent snow is sure to help open up more runs very soon.

Consider coming early for the best deals of the season. November is a fantastic time to take a ski vacation. The temperature is still tolerable and with fresh snow, the skiing is as good as prime season. Save at least 50% on your stay during November, as compared to prime season.

Ski Resorts Are Open For Business

William@scmountainretreats.com

Loveland and A-Basin both opened in the past week. This year is the earliest opening for Loveland in 40 years and the earliest ever for A-Basin. Now is a great time to get out and stretch your legs and get warmed up for what is shaping up to be a great winter.

Book now and lock in last years amazing rates. These rates will not last long. As dates are filled in rates will go up. Find out more great information on Keystone Vacations here

Thanksgiving in Keystone

angela@scmountainretreats.com

There is nothing like a great day on the slopes and Thanksgiving dinner too. We are offering 20% off rates during the month of November when you book by October 30, so come enjoy the early snow and quality time together in Keystone.

Fall Is Back

William@scmountainretreats.com

After the unusual dump of early snow last week, Summit County warmed right back up. In the past week we have gone through all four season, but not in the typical order. First we had 3 days of winter. Then we had 4 days of spring and summer. Now Fall is back in all its glory. The landscape is dotted with yellow and red trees in a background of green and brown. Today a cool front came in from the North West and for a little while we thought we were in Kansas. This is truly an amazing place. I don't know anywhere else that regularly has 40 degree temperature swings and can snow, rain, blow, and have blue sky’s in a single day.

36 Hours of Snow!

William@scmountainretreats.com

Old man winter is here and he looks like he wants to stay awhile. The landscape of Keystone and the entire county has changed dramatically in the past two days. The mountains are covered with snow at least half way down and it is predicted that we will get 12 inches of snow in the next few days. Keystone has moved up its opening day by 1 week. Opening days in now November 6th. This is the earliest of any of the major resorts.

Now is the time to start thinking about your winter vacation plans. The best rates can be had early because we are still offering last year’s rates. As reservations increase and the resort fills up, price will increase. Don't miss out on the best prices and the best availability.

Welcome to a Winter Wonderland!!

William@scmountainretreats.com

This morning we woke to a pleasant surprise. A snow storm! No kidding. Today is September 21st and I am looking out my office window at a heavy snow. The temperature is in the upper 20's, which are ideal conditions for snow. Once the storm passes, I expect to see a major transformation of the way our amazing area looks. Mountains will once again be covered in white and the green and brown vegetation will be speckled with snow. It looks like this is a very good sign for a great ski season. At the lower elevations all of this early snow will melt away. However, high up in the resorts this early snow will created the beginning of the snow base for the 2009/10 ski season.

The Weather is Great!

The heat of the summer has finally broken. After nearly a month of 70+ degree temperatures, we have finally cooled down to highs in the 60's and lows in the 40's. Do you detect a little sarcasm in this? Well of course there is. The worst day in Keystone is better than the best day most anywhere else. Now is a great time to come to Keystone and feel the seasons change and enjoy the beauty of nature.

Book now and get the best prices of the season. Keystone Resort is still in full swing and there are daily activities including art shows, festivals, concerts and much more. If you are looking for a little less hustle and bustle, August and September are ideal because many kids are already back in school.

First Snow - Be Here!

sam@bookt.com

Its predicted that Keystone will receive BIG Winter snow, and its going to be coming early this year! Make sure you reserve your vacation rental now and get ready for Fall's 'First Trax'.

Summer in Keystone!

sam@bookt.com

When you think of Keystone Colorado, you probably think of the amazing winter snow, the night skiing, and friendly people. You may be shocked to find out that Summer is on of the most desirable times of the year here. From hiking and golf, to biking and river rafting, there is plenty of recreation for everyone.

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High Altitude sickness is no joke in Keystone or anywhere else for that matter!

Signs and symptoms

Severe cases

Prevention

Altitude acclimatization

Drugs

Oxygen enrichment

Other methods

Treatment

The many different faces of Snow in Keystone

Basic Ski Techniques to try in the Keystone Resort

Interesting Keystone Ski Resort Statistics

Trails

Lifts

NIght Skiing in the Keystone Ski Resort

Ski Safely in Keystone Ski Resort

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Vacation Rentals.Com

Great Resources for Keystone Vacations!

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Exciting Events Coming to Keystone Ski Resort in November & December 2009

Saturday Jan 17th, 2009

Saturday Jan 24th, 2009

Saturday Jan 30th, 2009 – Feb 1st, 2009

Saturday Jan 31st, 2009

Tuesday Feb 24th, 2009

Saturday Jan 17th, 2009

Saturday Jan 24th, 2009

Saturday Jan 30th, 2009 – Feb 1st, 2009

Saturday Jan 31st, 2009

Tuesday Feb 24th, 2009

What Is The Difference In Keystone Vacation Condo Unit Pooling and Customized Pricing?

Do Your Keystone Resort Cleaners Use a Mop and a Broom?

Give Me a Break! Everyone Says No Nickel & Dime Fees.

Why Do I VRBO My Keystone Vacation Rental Condo?

Keystone Vacation Condo Rentals for Early Ski Season

Save Money in Keystone

Christmas at Keystone Ski Resort

What’s New In Keystone for 2009/10 Ski Season?

Keystone Skiing is Now OPEN!

Ski Keystone Resort 2009/10

Keystone Vacation Condo Rentals Are Almost Ready for Ski Season 09-10

Ski Resorts Are Open For Business

Thanksgiving in Keystone

Fall Is Back

36 Hours of Snow!

Welcome to a Winter Wonderland!!