Buying a second home in Sun Valley.
What homes cost, how Idaho's new law changed short-term rentals, and how to own, with introductions to trusted local agents.
Talk with RobThe valley in brief.
Sun Valley and Ketchum sit side by side in Idaho's Wood River Valley, at the base of Bald Mountain and Dollar Mountain. Friedman Memorial Airport in Hailey is about 12 miles south.
Sun Valley opened in 1936 as one of America's first destination ski resorts. Buyers come for the skiing, the quiet, and a small-town feel without the crowds of larger resorts.
Prices up in 2026.
Sun Valley Board of Realtors, Blaine and Custer counties, year to date through October 2026, compared with the same period in 2025.
Source: Sun Valley Board of Realtors data, October 2026 report, dated November 1, 2026.
Idaho's new short-term rental law
Idaho House Bill 583 changed the rules across the state in 2026.
Source: Idaho Mountain Express, June 19, 2026. Lodging and sales taxes still apply to stays of 30 days or less. Past results do not predict future income.
Where you can rent nightly.
Under Idaho HB 583, cities cannot require permits, registration or inspections for short-term rentals or treat them more strictly than other homes. Basic safety rules such as smoke alarms and fire extinguishers can still apply. HOAs can still set their own rules. Last checked November 13, 2026.
Allowed like any other home
- Ketchum, which is repealing its permit program
- Sun Valley, which had no short-term rental rules
- Hailey and Bellevue, which are updating their codes
Check HOA rules and CC&Rs
State law limits cities, not private covenants. Many condo associations and subdivisions have their own rental rules, minimum stays or bans. Read them before you buy.
Covenants that ban short-term rentals
Where a building or subdivision's CC&Rs prohibit short-term rentals, the state law does not override them.
Match the home to the rules.
Nightly rental investment
With city permits gone, the HOA is the key check. Condos near the River Run and Warm Springs base areas and in Ketchum are common choices.
Private home
Single-family homes in Ketchum, Sun Valley and the Wood River Valley suit buyers who plan to spend real time here.
Co-ownership
Shares of homes may be available through co-ownership. Ask us which co-owned homes are available now.
Sun Valley FAQ
Can I short-term rent a home in Sun Valley or Ketchum?
Under Idaho House Bill 583, effective July 1, 2026, cities cannot require short-term rental permits, registration or inspections. HOA rules and CC&Rs can still limit or ban rentals, so check them for any property.
What does a home cost in Sun Valley?
Through October 2026, the median single-family sale price in Blaine and Custer counties was $1.4 million and the median condo price was $900,000. Ketchum's median across all types was $1.9 million, according to Sun Valley Board of Realtors data.
How far is Sun Valley from an airport?
Friedman Memorial Airport in Hailey is about 12 miles south of Ketchum.
Is co-ownership available in Sun Valley?
Ask us which co-owned homes are available now.
Do you charge buyers a fee?
No. There is no fee to buyers for our guidance.
Thinking about Sun Valley?
Tell us what you have in mind and we will introduce you to a trusted local agent and share what fits your plans.