Thinking about buying near Durango’s ski country, but not sure if Purgatory or Glacier Club fits you best? You are not alone. Each area offers a distinct lifestyle, ownership structure, and path to resale, and the differences matter for your budget and long-term goals. In this guide, you will learn how Purgatory and Glacier Club compare on access, housing, amenities, rental options, and costs so you can buy with confidence. Let’s dive in.
Purgatory vs Glacier Club at a glance
- Purgatory area: Closest to lifts and village services with condos and townhomes that often support short-term rentals. More inventory and typically easier resale.
- Glacier Club: Private, gated community with upscale amenities and a residential feel. Lower inventory, larger homes, and club-oriented ownership costs.
Both settings can work for primary residences or second homes. The best fit comes down to how you plan to use the property, your tolerance for fees and rules, and whether rental income is a priority.
Location and access
Purgatory proximity
If you want to be near the slopes, village restaurants, ski school, and rental shops, Purgatory’s base-area properties put you close to the action. Many buildings offer walkable or ski-in access, and resort transit is designed for guest convenience. Ask about winter parking rules, snow removal, and who maintains the roads serving your building.
Glacier Club setting
Glacier Club sits apart from the busiest village core to prioritize privacy and views. It is a gated environment with private roads, and some owners use shuttles or private access options to reach resort amenities. Confirm gate access hours, guest entry procedures, and the plowing schedule for winter storms.
What to verify
- Drive time to downtown Durango and to the lifts for specific addresses
- Road maintenance responsibilities and snow removal standards
- Guest access rules for gated entries and parking policies
Housing types and market feel
Purgatory product mix
You will see more condos, townhomes, and even fractional units around the resort. That diversity creates more choices and typically more buyer and seller activity. Investors and second-home buyers often target these buildings for rental potential and liquidity.
Glacier Club homes
Glacier Club leans toward larger single-family homes, custom builds, and a smaller pool of listings. Sales volume is lower and the market can move more deliberately. Buyers here usually focus on long-term enjoyment, privacy, and amenity access over high guest turnover.
What to verify
- Current inventory by property type using local MLS data
- Sales comps from the last 12 to 24 months for each micro-market
Amenities and everyday lifestyle
Purgatory experience
Purgatory delivers a classic resort lifestyle with ski school, rental desks, dining, retail, and centralized guest services. If you want a turn-key setup for guests or plan to rent the unit when you are not using it, the resort infrastructure is a major plus. Shuttle systems and on-site services also reduce friction for visitors.
Glacier Club experience
Glacier Club emphasizes a private, residential feel with amenities like a clubhouse, pools, fitness facilities, and concierge-style services. Access is typically limited to owners and members. It is a quieter environment designed for daily living and owner enjoyment rather than heavy foot traffic.
What to confirm
- Amenity access rules for owners and guests in HOA or club documents n- Whether club membership is mandatory or optional and any reservation systems
- Initiation fees, transfer rules, and recurring dues
HOA, club membership, and rules
Purgatory associations
Most Purgatory buildings are governed by condo HOAs with monthly dues, CC&Rs, and defined maintenance standards. Some allow short-term rentals and even have on-site management programs. Others restrict rentals, pets, or exterior changes, so read the rules closely.
Glacier Club ownership
Glacier Club may include mandatory club membership or separate dues in addition to HOA fees. Higher service levels can come with higher ongoing costs and more detailed inspection or improvement standards. Review all membership agreements and ask whether rights of use transfer with the sale.
What to request
- HOA financials, reserve studies, meeting minutes, and special assessment history
- CC&Rs covering rental policies, pet rules, exterior maintenance, parking, and snow removal
- Club membership agreements including initiation, transfer, and termination terms
Short-term rentals and local rules
Resort village properties usually have built-in short-term rental demand and systems. Glacier Club often limits or restricts short-term rentals to preserve a residential feel. Local governments may require licensing, lodging tax registration, and compliance with occupancy limits.
Before you buy, verify three layers of rules for your specific property:
- City or county ordinances that govern short-term rentals
- HOA or club restrictions and registration steps
- Building-level policies and management program requirements
If rental income is part of your plan, ask for historical rental statements, occupancy rates, and a breakdown of management fees.
Cost to own and recurring expenses
Your total monthly cost includes more than the mortgage. Budget for HOA or club dues, property taxes, insurance, utilities, and seasonal services. Purgatory HOA dues reflect shared systems and guest services. Glacier Club owners should plan for higher HOA and club dues that fund private amenities and road maintenance.
Typical line items to evaluate:
- HOA and club fees, plus any transfer or initiation costs
- Utilities such as electric, propane, water, sewer or septic, internet, and trash
- Snow removal, parking fees, and private road maintenance
- Insurance for hazard, wind or hail, and wildfire
Ask for actual utility bills, recent HOA budgets, and any notice of pending special assessments.
Risk, insurance, and mountain realities
Across La Plata County, wildfire mitigation and defensible space are important. Winter adds snow load, ice dams, and access challenges after storms. Elevation and climate can affect water systems, roofs, and driveways.
Key steps to protect your purchase:
- Obtain property-specific insurance quotes, including wildfire coverage
- Review HOA or club vegetation management plans and any mitigation requirements
- Confirm whether the property uses municipal water and sewer or well and septic
- Use specialists as needed for roof, chimneys, septic, wells, and slope stability
Resale and liquidity
Purgatory’s condo market typically sees more transactions because of price points and rental appeal. That can support faster resale and more comps. Glacier Club’s market is smaller with fewer annual sales, and listing times can be longer, yet well-positioned homes can attract qualified buyers who value exclusivity and amenities.
Ask your advisor for months of inventory and average days on market by property type for the last 12 to 24 months. Pair that with historic appreciation trends to set realistic exit expectations.
Which one fits your goals
- Choose Purgatory if you value lift access, guest convenience, and potential short-term rental income. Expect more building activity and HOA rules that prioritize guest flow.
- Choose Glacier Club if you want privacy, upscale amenities, and a residential pace. Expect higher acquisition and carrying costs and a calmer day-to-day environment.
If you are on the fence, start with how you will use the property in the next three to five years, then align purchase price, fees, and rules with that plan.
Due diligence roadmap
Use this checklist to move from interest to confident purchase:
Documents and governance
- HOA and club CC&Rs, bylaws, rules, budgets, reserve studies, minutes
- Litigation and special assessment history
- Club membership agreements with initiation, transfer, and dues schedules
Title, survey, and access
- Title commitment and exceptions, recent survey with easements and setbacks
- Road maintenance and plowing schedules, gate operations and guest access
Utilities and systems
- Water and sewer or well and septic details, utility providers, broadband options
- Recent utility bills and any service contracts
Zoning and rentals
- Zoning, permitted uses, and short-term rental allowances with planning departments
- Lodging tax registration and remittance steps
Insurance and hazards
- Insurance quotes, wildfire risk assessment, and mitigation requirements
- Roof, chimney, drainage, retaining walls, and slope reviews where relevant
Rental performance and financing
- Historical rental data, occupancy, average nightly rates, and management fees
- Lender requirements for condos, fractional ownership, and club models
How I help you compare and buy
You deserve clear guidance rooted in local knowledge and practical details. I combine hands-on field experience with data from the local MLS and county records to help you evaluate comps, fees, and risks for both Purgatory and Glacier Club. My mechanical and plumbing background adds inspection-level insight that can uncover condition issues before they cost you.
If you want help matching your goals to the right community, I will walk you through HOA and club documents, connect you with local property managers and insurance brokers, and negotiate terms that protect your bottom line. When you are ready to explore listings or refine your budget, reach out to Jeremiah Aukerman - eXp Realty Luxury.
FAQs
What is the main difference between Purgatory and Glacier Club?
- Purgatory centers on lift access and resort convenience with more condos and short-term rental options. Glacier Club is a private, residential community with upscale amenities and club-oriented ownership.
Can I rent my Glacier Club home short-term?
- Many club communities limit or restrict short-term rentals. Review Glacier Club CC&Rs and membership documents, and confirm current county or city rules before you buy.
How close are these areas to downtown Durango and the lifts?
- Drive times vary by specific address and season. Verify actual distances, road conditions, and winter plowing details for the property you are considering.
What ongoing fees should I expect in each area?
- Budget for HOA dues, potential club dues, utilities, property taxes, insurance, snow removal, and road or parking fees. Ask for real bills and HOA budgets to build a full monthly picture.
How does winter affect ownership and access?
- Heavy snow can impact roofs, driveways, and travel times. Confirm plowing schedules, parking rules, and any HOA standards for snow load and ice mitigation.
What should I check to gauge resale potential?
- Compare months of inventory, average days on market, and recent comps for your property type. Look at building or community rules that affect rental ability and buyer demand.
