Finance Commitee Packet 2026.7.27_____________________________________________________________________________________
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
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REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
FINANCE COMMITTEE MEETING AGENDA
MONDAY, JULY 27, 2026
MEETING BEGINS AT 12:00 PM
100 MIKAELA WAY, AVON CO 81620
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF APRIL 27, 2026 MINUTES
3. PUBLIC COMMENT- COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE FOLLOWING AGENDA Public
comments are limited to three (3) minutes. The speaker may be given one (1) additional minute, subject
to Finance Committee approval.
4. FINANCIAL RESULTS THROUGH MAY (CHIEF FINANCIAL OFFICER PAUL REDMOND)
4.1. FINANCIAL REPORT UPDATE – MAY AND JUNE
5. REVIEW REVENUE ASSUMPTIONS AND PROPOSED 2027 GENERAL FUND BUDGET REVENUES (CHIEF
FINANCIAL OFFICER PAUL REDMOND)
6. REVIEW UPDATES TO AVON COMMUNITY HOUSING PLAN (TOWN MANAGER ERIC HEIL)
7. ADJOURNMENT
FINANCE COMMITTEE MEETING
MONDAY, APRIL 27, 2026
HYBRID MEETING; IN-PERSON AND ON TEAMS
Finance Committee Meeting, April 27th, 2026 3 | 3
1. ROLL CALL
Present in Person: Committee members John Widerman, Lisa Post and Markian Fedeschuk
Present Virtually: Councilor Lindsay Hardy and Committee members Rick Sudekum, Clark Rogers and
Gregg Cooper
Absent: Councilor Kevin Hyatt and Committee members Cathy Krajicek and Steve Coyer
Staff: Chief Financial Officer Paul Redmond, Town Manager Eric Heil, Finance Manager Joel
McCracken, Community Development Director Matt Pielsticker and Financial Analyst Chase Simmons
The meeting was called to order by Committee Chair John Widerman at 12:02 p.m.
2. APPROVAL OF January 26th, 2026 MINUTES
Committee member Clark Rogers moved to approve the minutes. Lisa Post seconded that motion and it
passed with the voting committee members present.
3. PUBLIC COMMENT
There was no public comment.
4. 2025 Financial Results and 2026 Financial Update (CFO Paul Redmond)
Chief Financial Officer Paul Redmond discussed the 2025 financial results. There were no questions
from the committee.
Paul then discussed 2026 financials and noted sales tax and accommodations tax were down. He also
noted the Town may see building permit activity in 2026.
Town Manager Eric Heil commented on the 2026 building permits and the 2025 results.
The committee noted surprise that sales tax was not down as much as expected and asked what is done
with fund balances. Paul and Eric explained the cash is held in ColoTrust.
Paul explained Destimetrics and the average summer outlook. The committee expressed concerns about
inflation and the macroeconomic outlook. Eric explained the challenge of keeping expenses flat while
managing inflation.
The committee asked why properties are not participating in Destimetrics. Paul Redmond and Financial
Analyst Chase Simmons explained the barriers to participation.
AS THIS WAS A PRESENTATION, NO MOTION WAS MADE.
5. Second Budget Amendment (CFO Paul Redmond)
Paul Redmond discussed the second budget amendment and reviewed each budget amendment item
individually.
The committee asked about the Recreation Center project delay. Eric Heil explained the process over
the past year, how the project became more expensive than the original estimate, and the next steps for
FINANCE COMMITTEE MEETING
MONDAY, APRIL 27, 2026
HYBRID MEETING; IN-PERSON AND ON TEAMS
Finance Committee Meeting, April 27th, 2026 3 | 3
selecting a new contractor through a traditional bid process.
The committee asked about the rollover of Mi Casa funds. Paul explained there was no change in funds
and the item was a rollover.
AS THIS WAS A presentation, NO MOTION WAS MADE.
6. Village at Avon Phase 2 and Development Updates
Paul Redmond discussed Phase 2 of the Village at Avon development. Eric Heil discussed plans for
approximately 60,000 square feet of retail and 200 to 300 housing units, with approximately 100 units
potentially deed restricted. Eric also discussed the need for underground parking and the developer’s
interest in a financial partnership.
Paul presented the financial analysis of the potential commercial space. He noted the DDA would collect
approximately $1.6 million annually, the Town of Avon would collect approximately $1.8 million annually,
and Traer Creek would collect approximately $9.75 million annually.
The committee asked about Phase 1 numbers, and Paul presented those numbers. The committee also
asked about the pricing of Skjoll condos and potential public/private partnerships. Eric explained the
preliminary numbers and assumptions.
Community Development Director Matt Pielsticker introduced himself and discussed development
projects from the Community Development perspective. He began with Lot 3 and Lot B. Lot 3,
Stonebridge, was originally planned as a hotel and is now proposed as a condotel. The owners have
until June to pull a permit or reapply with Town Council.
Matt discussed Lot B, which included a $10 million Town contribution, with $6 million for community
space and $4 million for community housing units. Eric discussed partnering with Eagle County to bring
the deed restriction down to 100% AMI. Matt also discussed the fast timeline of the project.
Matt moved on to Hidden Valley Estates as a non-price-capped deed restriction and also discussed
Village at Avon Phase 1.
The committee asked about the impact increased housing would have on population growth. Eric
explained the numbers and discussed the concern of what additional population could cost compared to
the revenue additional population could generate.
The committee asked for an update on the bathroom project. Eric explained the termination of the original
contractor and the next steps with new vendors.
7. ADJOURNMENT
COMMITTEE CHAIR JOHN WIDERMAN MOVED TO ADJOURN THE MEETING. Lisa Post SECONDED THAT MOTION
AND THE MEETING ADJOURNED at 1:12 P.M.
FINANCE COMMITTEE MEETING
MONDAY, APRIL 27, 2026
HYBRID MEETING; IN-PERSON AND ON TEAMS
Finance Committee Meeting, April 27th, 2026 3 | 3
Respectfully Submitted by:
Chase Simmons, Financial Analyst.
These minutes are action minutes and only a summary of the proceedings of the meeting. They are not intended to be
comprehensive or to include each statement, person speaking or to portray with complete accuracy.
970-748-4044 dstockdale@avon.org
TO: Honorable Mayor Tamra N. Underwood and Council Members FROM: Dean Stockdale, Senior Accountant
RE: Financial Report – May 2026 & June 2026 data
DATE: July 17th, 2026
SUMMARY: This report presents the revenues for sales, accommodations, nicotine and cigarette, and
short-term rental tax for May 2026 and the recreation fees, real estate transfer tax, and use tax for CH
revenues for June 2026.
BACKGROUND: The percentage variance, or comparative change is reflected in the analysis portion of
this report in respect to each individual section for May and June 2026 revenues. Tax revenues are not
budgeted on a monthly basis; however, for purposes of analysis, monthly budget variances are based on a
3-year average of actual revenues.
GENERAL FUND REVENUE SUMMARY:
Tax Revenue Comparison – 2025 v 2026: Sales tax, Accommodations tax, Cigarette tax and Rec
Program fees are unfavorable for 2026 compared to 2025. While Nicotine tax and Rec Admissions are
favorable to 2025. Below is a table which reflects the dollar change and percentage variance. Total revenue
for 2026 is reflecting an unfavorable variance to 2025.
2025 v 2026 YTD REVENUE COMPARISON
2025 2026 Dollar Variance Percentage
Variance
Sales Tax $5,433,636.95 $5,182,465.01 ($251,171.94) (4.62%)
Acc. Tax $1,179,307.01 $1,003,176.96 ($176,130.05) (14.94%)
Nicotine Tax $134,269.15 $145,678.78 $11,409.63 8.50%
Cigarette Tax $85,068.00 $77,343.00 ($7,725.00) (9.08%)
Rec Admissions $619,253.48 $668,466.30 $49,212.82 7.95%
Rec Program Fees $239,471.83 $237,626.49 ($1,845.34) (0.77%)
TOTAL $7,691,006.42 $7,314,756.54 ($376,249.88) (4.89%)
Page 2 of 12
Adopted Budget 2026 v Actual 2026: All taxes reflect an unfavorable variance over the 2026 budget.
Rec Center Admissions and Rec Program Fees revenue is favorable compared to the 2026 budget. Total
revenue for 2026 is reflecting an unfavorable variance to the 2026 budget. Below is a table which reflects
the dollar change and percentage variance.
COMMUNITY HOUSING REVENUE SUMMARY:
2026 REVENUE COMPARISON – BUDGET V ACTUAL
Budget Actual Dollar Variance Percentage
Variance
Sales Tax $5,579,186.27 $5,182,465.01 ($396,721.26) (7.11%)
Acc. Tax $1,277,896.68 $1,003,176.96 ($274,719.72) (21.50%)
Nicotine Tax $146,870.50 $145,678.78 ($1,191.72) (0.81%)
Cigarette Tax $95,144.45 $77,343.00 ($17,801.45) (18.71%)
Rec Admissions $596,809.45 $668,466.30 $71,656.85 12.01%
Rec Program Fees $224,250.91 $237,626.49 $13,375.58 5.96%
TOTAL $7,920,158.26 $7,314,756.54 ($605,401.72) (7.64%)
2025 v 2026 YTD REVENUE COMPARISON
2025 2026 Dollar Variance Percentage
Variance
STR Tax for CH $547,292.15 $476,764.42 ($70,527.73) (12.89%)
Use Tax for CH $132,275.60 $226,765.07 $94,489.57 71.43%
TOTAL $679,567.75 $703,529.49 $23,961.74 3.53%
2026 REVENUE COMPARISON – BUDGET V ACTUAL
Budget 2026 Dollar Variance Percentage
Variance
STR Tax for CH $525,506.13 $476,764.42 ($48,741.71) (9.28%)
Use Tax for CH $250,000.00 $226,765.17 ($23,234.83) (9.29%)
TOTAL $775,506.13 $703,529.59 ($71,976.54) (9.28%)
Page 3 of 12
REVENUE ANALYSIS:
Sales Tax: Revenues – May 2026: May sales tax revenues totaled $706,824. This is an increase of
$83,663 or 13.43% compared to May 2025 sales tax revenue of $623,161.
MAY 2025 v MAY 2026 SALES TAX COMPARISON BY INDUSTRY
May 2025 May 2026 Increase/Decrease
Home/Garden $74,108.56 $84,821.80 $10,713.24
Grocery/Specialty/Health $148,537.54 $151,704.70 $3,167.16
Sporting Goods Retail/Rental $34,136.87 $21,613.87 ($12,523.00)
Miscellaneous Retail $25,401.15 $19,387.40 ($6,013.75)
Accommodations $67,833.96 $92,495.30 $24,661.34
Restaurants/Bars $104,455.54 $110,229.99 $5,774.45
Other $7,916.19 $5,103.28 ($2,812.91)
Service Related $22,136.45 $18,505.88 ($3,630.57)
Liquor Stores $12,144.92 $39,732.74 $27,587.82
E-Commerce Retail $66,994.56 $75,595.89 $8,601.33
Manufacturing/Wholesale $19,897.01 $32,695.63 $12,798.62
Construction Related Services $31,181.69 $46,936.62 $15,754.93
Digital Media Suppliers/Sellers $7,435.29 $6,869.97 ($565.32)
Commercial/Industrial Equipment $910.63 $923.14 $12.51
Special Events $71.37 $208.65 $137.28
TOTAL $623,161.73 $706,824.86 $83,663.13
Sales Tax: May 2026 Budget v Actual Collections: May 2026 sales tax revenues totaled $706,824. This
is an increase of $51,823 over the May 2026 estimate of $655,001. This is 7.91% above the adopted 2026
budget (based on a 3-year average).
MAY 2026 BUDGET v ACTUAL COLLECTIONS - SALES TAX
2026 Budget 2026 Actual Dollar Variance Percentage Variance
May $655,001.48 $706,824.86 $51,823.38 7.91%
Page 4 of 12
Accommodation Tax: Revenues –May 2026: Accommodation tax revenues totaled $93,479 for the month
of May. This is an increase of $31,969 or 51.97% compared to May 2025 accommodation tax revenues,
which totaled $73,801. Accommodation tax collections by industry type for May 2026 compared to May
2025 reported an increase to Hotels and Vacation Rental with a decrease for Time Shares.
MAY 2025 v MAY 2026 ACCOMMODATION TAX COMPARISON BY INDUSTRY
May 2025 May 2026 Increase/(Decrease)
Timeshares $11,393.44 $8,562.65 ($2,830.79)
Hotels $19,805.33 $25,430.31 $5,624.98
Vacation Rentals $30,311.14 $59,486.12 $29,174.98
TOTAL $61,509.91 $93,479.08 $31,969.17
647,245.51 625,806.33 682,337.13 623,161.73 $706,824.86
-3.31%
9.03%
-8.67%
13.43%
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
2022 2023 2024 2025 2026
2022-2026 May Sales Tax Revenue Trend
Page 5 of 12
May 2026 Budget v Actual Collections: May 2026 accommodation tax revenues totaled $93,479. This is
an increase of $19,677 compared to the May 2026 estimates of $73,081. This is 26.66% above the
adopted 2026 budget (based on a 3-year average).
MAY 2026 BUDGET v ACTUAL COLLECTIONS - ACCOMMODATIONS TAX
2026 Budget 2026 Actual Dollar Variance Percentage Variance
May $73,801.86 $93,479.08 $19,677.22 26.66%
Short Term Rental Tax for CH: Revenues – May 2026: STR Tax for Community Housing totaled
$42,648 for the month of May. This is an increase of $12,712 or 42.47% compared to May 2025. The
Westin Hotel is classified as a hotel in our MuniRevs system, although they are zoned as residential.
MAY 2025 v APRIL 2026 STR TAX FOR CH COMPARISON BY INDUSTRY
May 2025 May 2026 Increase/(Decrease)
Timeshares $5,696.72 $4,281.34 ($1,415.38)
Hotels $9,902.67 $9,804.79 ($97.88)
Vacation Rentals $14,336.41 $28,543.40 $14,206.99
TOTAL $29,935.80 $42,629.53 $12,693.73
76,495 67,233 75,041 61,510 93,479
-12.11%
11.61%
-18.03%
51.97%
$0
$50,000
$100,000
$150,000
2022 2023 2024 2025 2026
2022-2026 May Accommodation Tax Revenue
Trend
Page 6 of 12
Nicotine & Cigarette Tax: Revenues – May 2026: Nicotine tax revenues totaled $255,051 and cigarette
tax revenues totaled $14,766 for May 2026. Compared to May 2025 revenues, this is an increase of
$2,783 for nicotine tax revenues, which totaled $22,267 and a decrease of $987 for cigarette tax revenues,
which totaled $15,753. Vapes and all other miscellaneous tobacco and nicotine products are included in the
nicotine tax and are subject to the 40% tax rate.
24,274 26,362 19,784 22,268 25,052
8.60%
-24.95%
12.56%12.50%
-
5,000
10,000
15,000
20,000
25,000
30,000
2021 2022 2023 2024 2025
2022-2026 May Nicotine Tax Revenue Trend
20,034 18,906 18,465 15,753 14,766
-5.63%-2.33%
-14.69%-6.27%
-
5,000
10,000
15,000
20,000
25,000
2021 2022 2023 2024 2025
2022-2026 May Cigarette Excise Tax Revenue
Trend
Page 7 of 12
April 2026 Adopted Budget v Actual Collections: May 2026 nicotine and cigarette tax revenues totaled
$25,051 and $14,766, respectively. This is an increase of $621 over the May 2026 budget for nicotine tax,
which is $24,430 and a decrease of $4,165 over the May 2026 budget for cigarette tax estimates, which is
$18,931 which is based on a 3-year average.
MAY 2026 BUDGET v ACTUAL COLLECTIONS – NICOTINE AND CIGARETTE TAX REVENUES
2026 Budget 2026 Actual Dollar Variance Percentage
Variance
Nicotine $24,430.45 $25,051.50 $621.05 2.54%
Cigarettes $18,931.60 $14,766.00 ($4,165.60) (22.00%)
Total ($3,544.55)
Use Tax for Community Housing: Revenues – June 2026: The use tax for community housing
collected in the month of June 2026 was $15,000. Compared to June 2026 estimate of $41,666, this is an
decrease of $26,666.
JUNE 2026 BUDGET v ACTUAL COLLECTIONS – USE TAX REVENUES
2026 Budget 2026 Actual Dollar Variance Percentage
Variance
Use Tax for CH $41,666.67 $15,000.00 ($26,666.67) (64.00%)
Real Estate Transfer Tax: Revenues – June 2026: June 2026 real estate transfer tax totaled $284,708.
Compared to June 2025, which totaled $150,020, this is an increase of $134,687. This is an increase of
$25,082 over the June 2026 budget which was based on a 3-year average.
2026 BUDGET v ACTUAL COLLECTIONS – REAL ESTATE TRANSFER TAX REVENUES
2026 Budget 2026 Actual Dollar Variance Percentage
Variance
Real Estate Transfer Tax $259,625.87 $284,708.63 $25,082.76 9.66%
Page 8 of 12
Real Estate Transfer Tax: Revenues 2026: 2026 real estate transfer tax totals 2,184,771. Compared to
2025, which total $2,067,055, this is an increase of $117,715. This is an increase of $28,160 compared
to the 2026 budget which was based on a 3-year average.
2026 BUDGET/PRIOR YEAR v ACTUAL COLLECTIONS – REAL ESTATE TRANSFER TAX REVENUES
2026 Budget 2026 Actual Dollar Variance Percentage
Variance
Real Estate Transfer Tax $2,156,611.02 $2,184,771.28 $25,082.76 1.31%
2025 Actual 2026 Actual Dollar Variance Percentage
Variance
Real Estate Transfer Tax $2,067,055.95 $2,184,771.28 $117,715.33 5.69%
$417,855 $532,712 $293,595 $150,021 $284,709
27.49%
-44.89%
-48.90%
89.78%
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
2022 2023 2024 2025 2026
Real Estate Transfer Tax June Revenue Trends
Page 9 of 12
Recreation Center Fees: Revenues – June 2026 Admissions & Program Fees: Recreation admission
revenues for June 2026 totaled $110,363 is an increase of $8,007 compared to June 2025 which totaled
$102,355. This is $8,613 above the adopted 2026 budget estimates of $101,746. Recreation program fee
revenues for June 2026 totaled $27,525. This is a decrease of $6,846 compared to 2025, which totaled
$34,371. This is $9,714 below the adopted 2026 budget estimates of $27,525, which is calculated based
on a 3-year average.
96,969 109,452 102,513 102,356 110,363
12.87%
-6.34%-0.15%
7.82%
90,000
95,000
100,000
105,000
110,000
115,000
2022 2023 2024 2025 2026
Recreation Admissions June Revenue Trends
$29,899 $36,195 $41,098 $34,372 $27,525
21.06%
13.55%
-16.37%
-19.92%
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
2022 2023 2024 2025 2026
Recreation Program Fees June Revenue Trends
Page 10 of 12
New and Renewed Business and STR Licenses – 2025 v 2026: The total number of 2026 business
licenses issued thru June was 416. This was down 117 licenses or 22.0% for the year to date. The total
number of STR licenses issued through June was 116, which was favorable by 3 licenses or 2.7%
compared to 2025.
-
50.00
100.00
150.00
200.00
250.00
300.00
350.00
400.00
450.00
Business License - Vendor Business License - Fixed
Location
Business License - Home
Occupation
Business License - Special
Event
Business Licenses Issued 1/1 -6/30
2024 2025 2026
2025 v 2026 – BUSINESS AND STR LICENSES – YEAR TO DATE
2025 2026 License
Variance
Percentage
Variance
Business License - Vendor 389 267 (122) (31.4%)
Business License – Fixed Location 97 96 (1) (-1.0%)
Business License – Home Occupation 26 26 0 0.0%
Business License – Special Event 21 27 6 28.6%
TOTAL BUSINESS LICENSES 533 416 (117) (22.0%)
STR License 113 116 3 2.7%
Page 11 of 12
EXPENDITURES: June 2026
General Fund YTD Actuals v 2026 Budget: General Fund expenditures through June 2026 total
$12,003,329 which is 44.24% of the total adopted budget. These expenditures include all wages, health
benefits, events, computer services, operating cost, legal services, and utilities.
Mobility Fund YTD Actuals v 2026 Budget: Mobility Fund expenditures through June 2026 total
$2,275,832 which is 77.75% of the total adopted budget. These expenditures include the cost for wages,
health benefits, consulting services, and utilities.
Fleet Maintenance YTD Actuals v 2026 Budget: Fleet Maintenance expenditures through June 2026 total
$1,444,796 which is 59.02% of the total adopted budget. These expenditures include wages, health
benefits, fuel, vehicle maintenance, utilities, equipment, and operating supplies.
Capital Projects Fund YTD Actuals v 2026 Budget: The Capital Improvement expenditures through June
2026 total $3,419,875 which is 17.83% of the total adopted budget. These expenditures were primarily
made up from the public works garage, Avon Rd cross walk improvements, and Hwy 6 improvements.
95
100
105
110
115
120
STR License
STR Licenses Issued 1/1 -6/30
2024 2025 2026
Page 12 of 12
DESTIMETRICS ANALYSIS: Avon benefits from a strong visitor economy driven by skiing, outdoor
recreation and festivals. The Town contracts with Inntopia DestiMetrics, which collects lodging and booking
information from mountain destinations throughout the community to monitor visitor demand, occupancy
levels, average daily room rates, and future booking trends. DestiMetrics data is widely used in Colorado
resort communities to evaluate tourism and forecast economic activity. Below are the notes from
DestiMetrics for the month of July.
• Summer softens but stays strong as travelers focus on lower-priced options.
• Booking Pace was up a slight 1.0% in June, but travelers preferred less expensive Sept.-Nov. bookings to
the higher-priced and revenue critical months of June-Aug.
• All three primary metrics lost strength between May 31 and June 30. But overall, seasonal occupancy is
up 2.8% (3.7% last month), ADR is up 5.5 percent (6.4% last month), and RevPAR remains strong, up
8.5% (10.3% last month).
• The 4th of July holiday will be strong when final #s are in, but most days before and after are down.
• There are strong indications of rate sensitivity: Length-of-Stay is longest for Sunday/Monday arrivals,
reservations for midweek are up while weekend is down, and Luxury properties are seeing month-over-
month declines.
• Travel from Canada is better this summer than last, with gains isolated to specific, holiday-focused
pockets.
• Moderate properties were the only category to strengthen in June; Luxury lost ground, Economy’s
struggle extends beyond 10 months.
Thank you,
Dean
970.748.4088 predmond@avon.org
TO: Finance Committee Members FROM: Paul Redmond, Chief Financial Officer
RE: Review Revenue Assumptions and Proposed 2027 General Fund Revenues
DATE: July 23, 2026
SUMMARY: This report provides the Finance Committee with an overview of the current General Fund
revenue assumptions used for 2027 budget planning. Staff is applying a core inflation adjustment to sales
tax revenues and otherwise keeping other revenues generally unchanged from the current forecast. This
approach recognizes sales tax is the Town’s largest General Fund revenue source and the revenue
category most directly affected by inflationary price changes. Other than this adjustment, the revenue
projections remain conservative.
BACKGROUND: The Town has historically used a conservative revenue budgeting approach when
preparing the annual budget. General Fund revenues are reviewed based on actual collections, historical
trends, known policy changes, development activity, and broader economic conditions. This conservative
practice helps avoid overcommitting ongoing operating expenditures to revenue growth that may not be
sustainable.
Overall, the finance team is recommending that most General Fund revenue categories remain flat, which
includes licenses and permits, intergovernmental revenues, charges for services, fines and forfeitures,
investment earnings, and other miscellaneous revenues. Finance Committee’s input is encouraged and if
the discussion suggests a clear reason to change the projections, adjustments may be considered.
REVENUE ASSUMPTIONS: Staff propose General Fund revenues remain the same as the current budget,
except for sales tax. Sales tax would be increased by the core inflation rate (2.5%) to reflect the expected
impact of general price increases on taxable sales. This adjustment does consider new economic growth
with Whole Foods opening in late 2027 and the opening of the Bosk Apartment development.
This approach is consistent with the Town’s historic budgeting practice because it avoids building the
General Fund budget around aggressive revenue growth assumptions. It also provides a reasonable
middle ground between holding sales tax completely flat and projecting growth that may not materialize.
The Finance Department will adjust property tax revenues according to the Assessor’s Office when the
preliminary property values are received by the Town mid-August.
FINANCIAL IMPACT: The proposed assumption helps maintain a structurally cautious budget by limiting
revenue increases to a narrow and supportable adjustment. If future sales tax collections outperform the
budget, the Town will be able to evaluate those revenues during future budget amendments. If sales tax
collections underperform, the conservative nature of the remaining revenue assumptions should help
reduce the overall risk to the General Fund.
Page 2 of 2
RECOMMENDATIONS: Staff recommend the Finance Committee discuss the proposed General Fund
revenue assumptions and provide direction on whether sales tax should be adjusted by the core inflation
rate while all other General Fund revenues remain unchanged. Staff will incorporate the Committee
direction into the next budget forecast and return with updated financial schedules as part of the budget
process.
Thank you, Paul
ATTACHMENTS: Attachment A – General Fund Revenue Forecast
Attachment B – Sales Tax Forecast Assumptions
TOWN OF AVON
SALES TAX
2026 Actual vs. Budget
Budget YTD Collections Budget 2027 Proposed
2020 2021 2022 2023 2024 2025 2026 2026 Variance Sales Tax
January 841,459.85$ 920,624.77$ 1,171,213.65$ 1,286,822.82$ 1,277,672.04$ 1,221,134.38$ 1,283,894.84$ 1,143,686.00$ (140,208.84)$ 1,315,992.21
February 820,617.44 883,363.76 1,242,766.09 1,283,697.83 1,214,899.64 1,222,882.24 1,262,138.54 1,171,750.44 (90,388.10)$ 1,293,692.01
March 872,489.74 1,295,893.82 1,550,583.98 1,615,720.89 1,715,792.76 1,711,208.48 1,710,237.45 1,543,192.88 (167,044.57)$ 1,752,993.39
April 349,189.52 591,350.43 618,675.15 676,047.57 638,080.60 655,250.12 667,913.96 617,010.83 (50,903.13)$ 684,611.81
May 424,189.45 567,768.59 647,245.51 625,806.33 682,337.13 623,161.73 655,001.48 706,824.86 51,823.38$ 671,376.52
June 801,965.52 1,012,305.14 1,116,755.98 1,336,733.62 1,169,041.63 1,318,403.70 1,296,968.96 1,230,777.21 (66,191.75)$ 1,329,393.18
July 700,496.72 1,042,949.28 1,033,989.88 978,928.67 998,254.92 1,092,042.18 1,040,926.85 1,020,108.31 (20,818.54)$ 1,066,950.02
August 683,538.19 863,504.26 939,057.45 891,159.97 910,730.02 963,109.06 937,748.46 918,993.49 (18,754.97)$ 961,192.17
September 893,931.44 1,067,978.54 1,313,703.11 1,289,076.76 1,249,228.27 1,323,182.55 1,309,622.17 1,283,429.72 (26,192.44)$ 1,342,362.72
October 611,071.51 747,175.12 791,237.51 733,685.88 731,652.50 756,379.89 753,494.98 738,425.08 (15,069.90)$ 772,332.35
November 603,849.77 717,963.28 569,108.53 715,717.73 699,812.46 674,453.27 708,817.16 694,640.82 (14,176.34)$ 726,537.59
December 1,496,576.53 1,734,151.62 1,999,495.89 1,804,560.24 1,834,675.58 1,901,248.01 1,879,053.16 1,841,472.09 (37,581.06)$ 1,926,029.49
Total 9,099,375.68$ 11,445,028.61$ 12,993,832.73$ 13,237,958.31$ 13,122,177.55$ 13,462,455.61$ 13,505,818.00$ 12,910,311.74$ (595,506.26)$ 13,843,463.45$
0.2%25.8%13.5%1.9%-0.9%2.6%0.3%-4.4%
Actual Collections
ATTACHMENT A
Supplement #2
Unaudited Original Amended Difference
Actual Budget Budget Increase 2026 2027
Description 2025 2026 2026 (Decrease)Projections Budget
Taxes:
General Property Tax 2,914,948$ 3,165,318$ 3,165,318$ -$ 3,165,318$ 3,212,798$
General Property Tax - Delinquencies 14.96 500 500 - 500 500
General Property Tax - Interest 3,909 1,900 1,900 - 1,900 1,900
General Property Tax - Abatements -298.15 - - - - -
Specific Ownership Tax 170,637 130,000 130,000 - 130,000 150,000
Sales Tax 13,441,602 13,505,818 13,505,818 - 13,005,818 13,843,463
Utility Tax 110,198 130,000 130,000 - 113,308 116,140
Accommodation Tax 2,298,238 2,458,503 2,458,503 - 2,258,503 2,458,503
Penalties and Interest 61,104 50,000 50,000 - 50,000 50,000
Sales Tax Audit Assessments 50,180 50,000 50,000 - 380,000 50,000
VAA Retail Sales Fee 1,161,875 1,100,000 1,100,000 - 1,068,925 1,127,500
Cigarette Excise Tax 210,507 245,000 245,000 - 187,731 245,000
Tobacco Add-on Sales Tax 325,442 360,000 360,000 - 361,881 360,000
Franchise Fees 453,296 460,000 460,000 - 431,754 460,000
Total Taxes 21,201,653 21,657,039 21,657,039 - 21,155,638 22,075,804
Licenses and Permits:
Liquor Licenses 6,520 7,500 7,500 - 7,500 7,500
Business Licenses 271,545 200,000 200,000 - 245,000 200,000
Contractor's Licenses 25,655 20,000 20,000 - 25,655 20,000
Tobacco/Cigarette Licenses 3,250 1,750 1,750 - 3,250 3,250
Booting/Towing Licenses 850 600 600 - 550 550
Building Permits 349,675 225,000 225,000 - 2,030,000 225,000
Road Cut Permits 250 20,000 20,000 - 1,500 20,000
Mobile Vendor Cart Permits 1795 2,400 2400 - 1116 24000
Total Licenses and Permits 659,540 477,250 477,250 - 2,314,571 500,300
Intergovernmental:
Federal Grants:
Click It or Ticket - - - - - -
Ballistic Vests Grant 2,363 2,000 2,000 - 1,100 2,000
State Grants -
LEAF Grant - 12,500 12,500 - - -
High Visibility Grant 30,237 25,000 25,000 - 28,550 25,000
POST I70 Training Grants 8,667 45,000 45,000 - 15,000 45,000
DOLA Grants 118,250 - - - - -
Best & Brightest 33,499
Avon's Best and Brightest - 25,000 25,000 - 10,380 -
Other State Grants 202,074 100,000 100,000 - 100,000 -
Local Government/Other Agency -
Other Local Grants - - - - - -
Revenue Detail
MUNICIPAL SERVICES
General Fund
ATTACHMENT B
Supplement #2
Unaudited Original Amended Difference
Actual Budget Budget Increase 2026 2027
Description 2025 2026 2026 (Decrease)Projections Budget
Revenue Detail
MUNICIPAL SERVICES
General Fund
State/County Shared Revenue:-
Conservation Trust 72,636 80,000 80,000 - 73,810 80,000
Motor Vehicle Registration 24,755 26,000 26,000 - 25,755 26,000
Highway User's Tax 226,229 236,158 236,158 - 218,072 236,158
County Sales Tax 627,626 746,785 746,785 - 617,946 765,455
Road & Bridge Fund 214,525 175,000 175,000 - 218,072 175,000
State Severance Tax 215 2,400 2,400 - - -
County Grants 16,763
Retail Delivery Fee 8,489 6,000 6,000 - 7,420 7,500
Total Intergovernmental 1,586,328 1,481,843 1,481,843 - 1,316,105 1,362,113
Charges for Services:
General Government:
Photocopying Charges - - - - - -
License Hearing Fees - - - - - -
Other Fees and Charges 1,004 2,500 2,500 - 1,080 2,500
Credit Card and Paper Filing Fees 3,705 2,500 2,500 - 1,884 2,500
Community Development:
Plan Check Fees 160,444 150,000 150,000 - 176,492 150,000
Design Review Fees 16,075 170,000 170,000 - 193,502 170,000
Animal Control Fees - - - - - -
Fire Impact Fee Administration Fees 4,828 2,500 2,500 - 2,160 2,500
Public Safety:
Police Reports 399 1,000 1,000 - 605 1,000
Police Extra Duty 38,270 40,000 40,000 - 40,000 40,000
Fingerprinting Fees 1,305 750 750 - 780 750
VIN Inspection Fees 7,487 2,000 2,000 - 7,500 7,500
False Alarm Fees/Misc Police Dept Fees - 75 75 - - -
DUI Reimbursement 13,464 15,000 15,000 - 12,933 15,000
Avon Recreation Center:
Admission Fees 1,431,571 1,350,000 1,350,000 - 1,400,000 1,400,000
Program Fees 30,304 30,000 30,000 - 37,529 30,000
Facility Rentals 25,300 22,000 22,000 - 17,510 22,000
Merchandise Sales 8,419 9,000 9,000 - 6,746 9,000
Other Recreation Services 9,040 8,800 8,800 - 7,568 8,800
Fitness Program Revenues 46,489 42,000 42,000 - 40,338 42,000
Swim Team Revenue 58,080 52,800 52,800 - 55,000 52,800
Private Lessons 11,510 20,000 20,000 - 14,840 20,000
Avon Rec CTR Gift Cards 544 500 500 - 500 500
Supplement #2
Unaudited Original Amended Difference
Actual Budget Budget Increase 2026 2027
Description 2025 2026 2026 (Decrease)Projections Budget
Revenue Detail
MUNICIPAL SERVICES
General Fund
General Recreation:
Adult Program Revenues 49,590 34,000 34,000 - 25,706 34,000
Cabin Equipment Rentals 41,886 35,000 35,000 - 35,000 35,000
Athletic Field Rentals 1,290 240 240 - 240 240
Cabin Concessions 71 500 500 - - 500
Youth Program Revenues 195,495 200,000 200,000 - 192,904 200,000
Special Events:
Consession Sales 73,096 94,131 94,131 - 94,131 95,000
Sponsorships 13,250 10,000 10,000 - 13,250 10,000
Event Fees 22,755 36,200 36,200 - 38,660 36,200
Special Event Admission Fees - 500 500 - - 500
Pavillion Rentals - 6,640 6,640 - 2,600 6,640
Total Charges for Services 2,265,671 2,338,636 2,338,636 - 2,419,458 2,394,930
Fines and Forfeitures:
Court Fines - Traffic 55,975 158,000 158,000 - 238,000 238,000
Court Fines - Criminal 22,525 20,000 20,000 - 12,640 20,000
Court Fines - Parking 2,285 3,000 3,000 - 2,200 3,000
Court Costs 5,025 3,000 3,000 - 2,152 3,000
Jury Fees - 100 100 - - 100
Bond Forfeitures - 100 100 - - 100
Police Training Surcharge 4,190 3,000 3,000 - 2,600 3,000
Total Fines and Forfeitures 90,000 187,200 187,200 - 257,592 267,200
Interest Earnings 1,645,688 1,500,000 1,500,000 1,500,000 1,500,000
Unrealized Gain (Loss) on Investments 3,907 - - - -
Investment Earnings:1,649,595 1,500,000 1,500,000 - 1,500,000 1,500,000
Other Revenues:
Recreational Amenity Fees 343,592 345,000 345,000 - 343,592 345,000
Lease of Town-Owned Property 105,798 414,462 414,462 - 443,648 443,648
Restituion and Insurance Reimbursemnet 6,557 20,000 20,000 - 25,322 20,000
Parking Revenue 28,848 12,000 12,000 - 5,433 12,000
Miscellaneous Reimbursemnets 24,022 30,000 30,000 - 30,896 30,000
Miscellaneous Nonclassified Revenues 53,511 137,000 137,000 - 60,000 137,000
Total Other Revenues 605,163 958,462 958,462 - 908,891 987,648
TOTAL REVENUES 28,057,950$ 28,600,430$ 28,600,430$ -$ 29,872,255$ 29,087,995$
970.748.4088 predmond@avon.org
TO: Finance Committee Members FROM: Paul Redmond, Chief Financial Officer
RE: Updates to Avon Community Housing Plan
DATE: July 27, 2026
SUMMARY: The proposed 2026 Avon Community Housing Plan is a full replacement of the 2021 Plan and
is intended to serve as a supplemental element of the Town of Avon Comprehensive Plan. The update
reflects the continued escalation of housing costs, the 2025 Eagle County Regional Housing Needs
Analysis, recent Town housing accomplishments, and a more detailed ten-year strategy for projects,
programs, policies, and funding. The Planning and Zoning Commission has reviewed the Plan through
public hearings held on June 8, June 22, and July 13, with further review anticipated before the Plan
proceeds to Town Council for adoption by ordinance. On July 20, the Town held and open house to review
the 2026 Avon Community Housing Plan with the Community. The PowerPoint slides from the open house
may be found here.
From a financial perspective, the most significant issue is that the Plan identifies a housing need and
project pipeline that substantially exceeds the Town’s existing dedicated housing revenues. The Plan
identifies more than 1,000 potential new Community Housing units over the next ten years, but
implementation will require additional financial resources, regional partnerships, grant funding, and careful
evaluation of the long-term fiscal impacts of new residential development.
BACKGROUND: Avon has long served as a workforce housing community for the Eagle River Valley,
including Vail and Beaver Creek. Prior housing efforts include deed-restricted units secured through PUD
approvals, Town-sponsored rental projects, Mi Casa Avon, Good Deeds Avon, employee housing
programs, dedicated housing funding, land acquisitions, and zoning changes to support Community
Housing. The 2026 Plan builds on these efforts while recognizing that the housing affordability gap has
widened considerably since the 2021 Plan.
The Plan states that housing costs have substantially outpaced local wages. Avon’s 2025 median home
sales price was approximately $1.11 million, while a two-income household earning average wages could
afford a home of approximately $444,000. This creates an affordability gap of more than $600,000 for a
median-priced home. Rental costs have also increased substantially, with recent market-rate rents reaching
approximately $2,500 for a studio, nearly $4,000 for a two-bedroom unit, and more than $5,000 for a three-
bedroom unit.
The 2025 Eagle County Regional Housing Needs Analysis identifies a ten-year regional need of more than
6,300 affordable housing units, with Avon’s share estimated at roughly one-quarter of the total need. The
Open House materials estimate Avon’s share at approximately 1,575 units, and the draft Plan identifies
Avon’s need at approximately 1,458 units. In either case, the scale of need is well beyond what current
Town resources can address.
Page 2 of 4
PROPOSED TEN-YEAR HOUSING STRATEGY: The Plan proposes a ten-year strategy to produce or
preserve approximately 1,065 Community Housing units through three primary categories: new
construction projects, deed restriction purchase programs, and development policies. The strategy is
intentionally weighted toward ownership opportunities, with an anticipated mix of approximately 65% to
75% ownership and 25% to 35% rental housing, subject to project economics and available funding.
TABLE I: 10-Year Housing Strategy
Strategy
Category
Ten-Year Unit
Estimate
Primary Finance Consideration
Projects 750 units Requires land, infrastructure, design, development partners, debt or
equity financing, and Town subsidy.
Programs 265 units Requires annual funding for deed restriction purchases through Mi
Casa Avon, Good Deeds Avon, and MEHOP.
Policies 50 units Depends on new development activity, code changes, market
feasibility, and legal defensibility.
Total 1,065 units Exceeds current dedicated resources and will require new revenues
and partnerships.
The proposed project includes a mix of Town-owned, private, and public/private opportunities. Near- and
mid-term projects include Avondale Apartments on CH2/Lot 5, CH1/Lot 8 in the Village at Avon, Slopeside,
91 Beaver Creek Place, Wildwood Annex, Sun Road Redevelopment, East Avon Preserve, Hidden Valley
Estates, State Land Board property, and Village Community Housing sites. The Plan estimates
approximately 750 new units from projects, including approximately 250 rental units and 500 ownership
units.
The Plan also continues and expands deed restriction purchase programs because they are flexible, can
be scaled with funding, and do not require the same level of entitlement, land acquisition, or construction
risk as new development. The three primary programs are Mi Casa Avon, Good Deeds Avon, and the
Municipal Employee Housing Ownership Program. Together, these programs are projected to produce or
preserve approximately 265 units over ten years if annual funding is available.
CURRENT COMMUNITY HOUSING FUNDING SOURCES: The current Community Housing Fund is
supported by dedicated revenue sources, including the 2% Short Term Rental Tax, 10% of Avon’s 2% Real
Estate Transfer Tax, 4% Use Tax on construction materials, and at least 50% of Avon Downtown
Development Authority tax increment revenue. These sources generate approximately $2.0 million
annually, although actual receipts may vary and the Use Tax is subject to prior Village at Avon agreements
until related tax credit obligations are satisfied.
Page 3 of 4
TABLE II: Current Community Housing Funding Sources
Funding Source Estimated Annual Amount
2% Short Term Rental Tax $1,000,000
10% Transfer of 2% RETT $500,000
4% Use Tax $250,000
50% Avon DDA Tax Increment $250,000
Total $2,000,000
If the Town were responsible for providing at least 50% of Avon’s assigned housing need, Avon’s share
would be approximately 788 units. At an average subsidy of $150,000 per unit, the financial need would be
approximately $118.2 million. This estimate demonstrates the magnitude of the gap between the Town’s
existing annual funding capacity and the capital required to materially address the housing need.
For comparison, the proposed Slopeside Community concept is estimated at approximately $63 million to
$65 million, or about $613,000 per unit. The developer indicated that an Avon capital investment of
approximately $17.5 million, or about $165,000 per unit, could be required to achieve an average
affordability level of 100% AMI. The proposal also suggested potential repayment over time through
increasing cash flows and refinancing, but that structure would require further review of risk, timing,
operating assumptions, debt terms, and Town balance sheet exposure.
POLICY AND REVENUE OPTIONS: The Plan identifies several policy and revenue options for further
analysis. These options are not all adopted through the Plan itself, but are presented as areas for future
work sessions, public hearings, legal review, financial modeling, and potential ballot or code actions.
• Evaluate increasing Employee Housing Mitigation from 20% to 30% and reducing the target
affordability from 120% AMI to 100% AMI.
• Explore inclusionary zoning in the Town Core, potentially requiring up to 50% of new residential
units to be Community Housing where legally and economically feasible.
• Consider revisions to the 3-Mile Plan to maximize Community Housing in annexations that include
residential development.
• Explore an increase to the Short-Term Rental Tax, including potential movement from 2% to 4%, to
generate additional dedicated housing revenue.
• Support regional funding solutions, including a potential regional housing authority and uniform
dedicated housing taxes across Eagle County jurisdictions.
• Continue pursuing Proposition 123, DOLA, tax credit, bond, grant, and public/private partnership
opportunities.
Page 4 of 4
• Consider discontinuing the annual transfer of 10% of RETT to housing if new dedicated housing
revenues are established, recognizing the Town’s competing capital infrastructure needs.
The Planning and Zoning Commission discussed whether Avon should explore increasing the existing 2%
STR Community Housing Tax. Based on the tax information provided, Avon’s current combined STR tax
rate is approximately 15.69%, which is lower than several peer resort communities and within the mid-
range of the comparison set. Increasing the STR tax from 2% to 4% would have generated an estimated
additional $5.16 million over the 2022–2026 period compared with the current 2% rate, based on the
provided sales data.
From a finance standpoint, an STR tax increase is one of the clearer near-term revenue options, but it
would require policy direction, public outreach, legal review, and voter approval. The Finance Committee
should evaluate whether the revenue stability, competitive tax positioning, administrative feasibility, and
housing impact justify advancing this option for further consideration.
RECOMMENDATIONS: Staff recommend the Finance Committee review the 2026 Avon Community
Housing Plan update as a long-range policy and implementation framework, with the understanding that the
Plan does not appropriate funds or commit the Town to specific projects. The Committee will be reviewing
the financial principles that should guide implementation, including sustainable annual funding levels,
reserve protection, revenue diversification, risk evaluation, and partnership requirements.
Staff further recommends that the Finance Committee support additional analysis of the following items
before Council considers major implementation decisions: an updated ten-year Community Housing Fund
forecast; project-level capital stack and subsidy analysis for near-term projects; a fiscal impact model for
new residential development; options for an STR tax increase; and regional funding alternatives, including
a potential regional housing authority. Staff will be modeling the increased expenditure for Town services
for the increased population provided by these projects.
CONCLUSION: The proposed 2026 Avon Community Housing Plan presents an ambitious and necessary
response to Avon’s housing affordability challenge. The Plan identifies a meaningful pipeline of projects
and programs, but the financial requirements are far greater than the Town’s current dedicated housing
revenues. The Finance Committee’s role will be critical in helping Council determine which tools are
financially sustainable, which projects should be prioritized, and how Avon can leverage local dollars with
regional, state, federal, nonprofit, and private-sector resources.
Thank you, Paul