Mud Season” or “Shoulder Season” in the mountains?
Welcome to Mud Season: What It Means to Live and Own Property in the Mountains
If you’re new to mountain living or planning to own property in a Colorado resort town, you might hear locals refer to something called “mud season.” It’s not exactly glamorous, but it’s an important—and necessary—part of the mountain town rhythm. Also known as shoulder season, this unique time of year offers a valuable opportunity for homeowners, business owners, and locals to catch their breath between the bustling ski season and the busy summer tourist months.
So what exactly is mud season, and why does it matter to you as a homeowner, vacation property investor, or visitor in places like Creede, South Fork, Breckenridge, or Telluride?
What is Mud Season?
Mud season typically falls between the end of the winter ski season and the beginning of the summer tourism boom. In most Colorado towns sitting below 9,000 feet in elevation, this happens between April and early June. As the snow melts, the landscape transforms into—you guessed it—a muddy mess. Trails become slick, roads can be rutted, and you’ll want to swap your snow boots for rubber ones.
Locals know to keep a set of "mud season shoes" by the door. You’ll likely want to do the same!
But mud season is more than just mess. It’s a transitional period—sometimes quiet, sometimes productive—that plays a vital role in how mountain towns operate.
Why It’s Called Shoulder Season
“Mud season” is often used interchangeably with “shoulder season.” In resort communities, shoulder seasons refer to the time between the high seasons (winter and summer). We also experience a second shoulder season in early fall, after Labor Day and before the snow returns and ski slopes reopen.
While every mountain town varies slightly, shoulder seasons tend to be calmer. Fewer tourists are in town, restaurants scale back their hours or temporarily close for deep cleaning and updates, and resort staff shift gears from hosting visitors to prepping for the next wave.
This lull is why we call it the “shoulder.” It supports the busier “arms” of the year—and if you know how to use this time wisely, it can support your homeownership goals too.
What Homeowners and Investors Should Know
If you own a vacation rental, second home, or are considering purchasing property in the mountains, shoulder season is prime time for maintenance.
Most local contractors, housekeepers, and property managers know that once the resorts close in April, the clock starts ticking to prepare every property for summer rentals, family vacations, and seasonal stays. This is the time to:
Schedule deep cleaning for your home or short-term rental
Have your HVAC, plumbing, and water systems inspected or turned back on
Fix wear-and-tear caused by ski gear, boots, and heavy use over the winter
Repair or refinish decks, porches, and siding
Upgrade furniture, lighting, or decor if needed for guest satisfaction
Get landscaping ready for warmer weather
Check and clean gutters to prepare for spring rain and runoff
Book contractors while their calendars still have openings
Just be patient. Contractors are in high demand during shoulder season, and even with fewer visitors in town, availability can be tight.
Town-Wide Spring Cleanups & Community Efforts
One of the most inspiring aspects of mud season is how mountain communities come together. Many small towns host town-wide cleanups. Locals gather to pick up litter, remove winter debris from trails and roadsides, and help prepare public spaces for summer visitors.
It’s a great time to volunteer or get to know your neighbors. If you’ve recently moved into a mountain town or own a second home you plan to visit more often, participating in these cleanups can help you build connections and give back to your community.
What to Expect as a Visitor During Mud Season
Planning a spring trip to Creede, South Fork, or any other mountain town? You’ll enjoy:
Fewer crowds at restaurants, trails, and attractions
Deep discounts on lodging and dining
Mild weather—cool mornings and sunny afternoons
Wildlife sightings as animals return from winter hiding
The peaceful pace of life locals love
However, some businesses may be closed or operating on reduced hours, especially in April and early May. Trails may be too muddy to hike comfortably, and some scenic roads may still be snow-covered or closed.
Always check local conditions and plan accordingly. Dress in layers, pack waterproof footwear, and keep an adventurous attitude.
The Bottom Line: Mud Season is a Hidden Opportunity
Whether you’re a full-time local, a second homeowner, or someone exploring the idea of investing in a Colorado mountain property, mud season shouldn’t be dismissed. It's the ideal time to focus on property care, connect with your community, or simply enjoy the calm between the seasons.
Need help navigating mountain real estate or maintaining your vacation home during shoulder season? I’m here to help. With over 18 years of experience and deep roots in Colorado communities, I can guide you through the unique aspects of buying, selling, or managing a home in the mountains.