Spring break in Park City was more like a beach vacation than a ski trip this year, as warmer temperatures turned spring snow into sledding, forcing resort closures and leaving sunburned visitors to explore Main Street instead of the cliffs under skis.
The onset of snow in December, unstable winter conditions and the resort’s closing in March have reduced the number of days booked for the 2025-26 ski season, reduced visitation and led to a decline in lodging, short stays and price-averse behavior across the lodging industry, according to local industry leaders.
By the end of March, the inventory had dropped dramatically and was almost non-existent as terrain dwindled at Park City Mountain and Deer Valley Resort, temperatures remained above average and Utah’s snowpack dropped to its lowest on record.
This was a challenge all along. As warmer temperatures and fewer snowmaking windows delayed the opening of Park City’s ski resorts, visitation declined in December, prompting many local businesses to cut staffing levels and hours of operation until later in the season, putting the season off to a rocky start.
Heleena Sideris, general manager of Park City Lodging, said: “We were a month late in bringing in some seasonal workers. “Now we’re on the other side of that, where I’m releasing seasonal workers who would normally be there until mid-April. It’s pressure from both sides that we’re seeing.”
As many visitors delayed making reservations until conditions improved — and with little improvement in the middle of winter — occupancy remained below normal throughout the season, according to the Park City Chamber/Bureau.
In February the population was down 12.5% year over year, and in March it was down 15.5%, said Jennifer Wesselhoff, president and CEO of the Chamber/Bureau.
Sideris said occupancy at his properties is down 17% year-over-year, with bookings dwindling after March 20, as worsening conditions forced Park City Mountain Village and Deer Valley Resort to close March 29, about three weeks earlier than in previous years.
Wesselhoff said February rates were up 4% year over year, while March rates were down less than 1%. Over the past six months, occupancy has dropped 43%, down 4% year-over-year, while nightly rates are down 1.8% to $714.
“Residential performance shows a decline in housing standards, while rents remain stable, indicating continued demand for the Park City experience,” said Wesselhoff. “Overall, while the season may not match the strong performance of recent years, Park City continues to demonstrate resilience.”
Rachel Alday, co-owner and co-founder of Abode Luxury Rentals, says her bookings are up 13% year over year, but revenue is down 7% and occupancy is down 18%.
“Big picture, it sounds like demand hasn’t gone away, but travelers really care about price,” Alday said. “You are more likely to book a shorter stay, lower prices or wait longer to register.”
Sideris said daily rates, which have been rising steadily in the years following the pandemic, have fallen this season back to pre-COVID levels, reflecting a broader flow of prices that was boosted by weak snow-related demand.
“That visitor is waiting and making a decision closer to the trip,” Sideris said.
The snowpack across Utah peaked at about half of normal and weeks ahead of normal, making conditions less and less predictable for the rest of the winter. In March, late weather conditions ended part of the ski trip.
“We, (in early March) did really well with the spring break,” Sideris said. But once the second half of March arrived, there was no business coming in.
However, people like to go on vacation, he said. Special holiday weekends have performed well, giving hope throughout the year, while Presidents Day visits have remained steady and early March saw an increase in visits related to school breaks, Sideris said.
“Spring break tourists aren’t waiting to chase the snow. They’re coming because of school breaks and family schedules, and they’re going to make the most of it,” Sideris said.
But those high-demand windows were shorter and more focused than in a normal year, and they didn’t slow down the early or late season.
Accommodation operators have had to be creative to maximize those booking windows and keep them occupied.
Sideris made an effort to be as transparent as possible with guests, notifying them of resort closings or space issues and reducing minimum stay requirements at Park City Lodging, including during holiday periods that previously required a week’s reservation.
“We’re pulling those levers, and we just know that any trade is a good trade,” Sideris said.
However, visitor feedback remained positive, Sideris said. Visitors changed expectations and spent more time on less exciting activities, including dining, events and other offerings in the city. Some chose to continue with planned trips regardless of the circumstances, while others used flexible booking policies or travel insurance policies to delay their trips to next year.
Broad changes in the accommodation market have also added to seasonality.
An estimated 600 new short-term rental units opened in Park City last year, increasing competition and putting pressure on occupancy and prices, Sideris said.
Those factors, combined with fluctuating snow conditions, required operators to actively manage prices, availability and homeowners’ expectations.
Sideris said bookings for next December are already 25% ahead of last year, indicating continued interest in holiday travel.
He acknowledged what that demand will ultimately look like is not yet clear, as travelers are more responsive to snow conditions and less certain about how they plan trips.
For Sideris, after years of warning signs, he said the combination of low snow, warm temperatures and suppressed demand made it difficult to rely on stable winter conditions as the basis of the local economy.
“There’s a part of me that’s celebrating a little bit this year, because the truth is here,” Sideris said. “We in the climate space have been calling for this for a long time, and now the evidence is all around us.”
He pointed to efforts such as green business programs as another way to give travelers clearer options to support companies that are committed to the environment and community-oriented programs, and said that adapting to many different winters will require a significant change in pricing and booking policies.
He said: “It will basically be about renewing people’s expectations.
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