Housing at a Crossroads: Queenstown and Aspen Compare Notes on Pressure, Policy, and Possibility
Sister Cities Challenges Series
The Infrastructure Dilemma - Housing & Urban Planning
In the second session of the Sister Cities Challenges series, moderated by Aspen NZ CEO, Christine Maiden Sharp, Queenstown and Aspen came together to unpack one of the most complex issues facing their fast-growing resort towns: housing & urban planning. With population growth and tourism economies placing pressure on both supply and infrastructure, and affordability slipping out of reach for many residents, the forum explored what’s working - and what still isn’t - in two of the world’s most sought-after mountain communities.
The forum was opened by Debbie Braun, President & CEO of the Aspen Chamber Resort Association, who reflected on the shared challenges of managing growth in places shaped as much by natural beauty as by economic opportunity.
“When you live in a place this beautiful, the secret gets out … suddenly you’re
planning a small town like a big city ... with a ski boot in one hand and a latte in the other.”
Growing Pains
Both towns are feeling the pressure. Queenstown’s population has grown by 53% since 2015, and Aspen continues to face housing prices that are rising exponentially compared to wages. “Aspen’s median home price didn’t just grow linearly…once it reached $2 million, it wasn’t long before it was $5 million, then $10 million. Now it’s over $13 million,” shared Chris Everson, Senior Affordable Housing Development Project Manager at City of Aspen.
Julie Scott, CEO of the Queenstown Lakes Community Housing Trust, noted that their housing waitlist has more than doubled in the last decade - from 600 households to over 1,400.
Short-Term Rentals and Long-Term Consequences
With 27% of homes in Queenstown unoccupied - and around half of those currently used for short-term rentals (STRs) - community concern around their impact on housing supply is rising. However, recent analysis by Infometrics, commissioned by Airbnb, suggests STRs have only a minor effect on rents and house prices in New Zealand, with population growth and interest rates playing a more significant role.
“One of the theories is that it’s not short-term letting itself that’s driving the issue, but actually a
large number of holiday homes ... almost a third of our housing stock is out of action at any one time.”
In Aspen, STRs are also a long-running community concern. In recent years, their council responded by introducing a dedicated short-term rental tax, which adds between 5% - 10% on top of existing sales and lodging taxes, with revenue earmarked for affordable housing and environmental programmes. In 2022 alone, this new tax generated over $9 million USD for local housing solutions.
In addition, STRs are banned in deed-restricted affordable housing. “We feel that (affordable) housing is for our workforce, and it should be filled with our workforce,” commented Bethany Spitz, Deputy Director at Aspen Pitkin County Housing Authority.
Who Builds? And Who Pays?
Aspen’s long-standing investment in affordable housing - including a dedicated real estate transfer tax and council-led developments - has helped the town deliver new homes, even as prices climb. Chris Everson shared “We’re building 277 new affordable units right now - funded in part by a real estate transfer tax that’s been in place since the 1980s. Without that, we might be lost.”
Queenstown, meanwhile, has faced legal roadblocks to inclusionary zoning efforts, prompting calls for more tools and central government support.
“We’re constrained by our debt ceiling and a small rating base. The big question is - who pays for new infrastructure? Either the ratepayer or the homeowner,” commented QLDC’s Liz Simpson.
Ben Farrell added that Queenstown must explore new funding models, suggesting that the benefits of tourism should be shared more equitably: profits from the visitor economy could be redirected toward accommodation development, not left solely to the property sector.
Planning, Power, and Place
As state and central governments push housing growth in both countries, local authorities are grappling with how to maintain character, infrastructure, and public trust:
“It’s not that we don’t want to grow - it’s how far, how fast, and who decides?”
Ben Farrell offered a frank view: “The last 30 years of New Zealand’s planning system made us lazy. We assumed our views (from our windows) were protected. But now, with reforms coming, our community is going to be forced to finally interrogate what we value - and what we’re willing to trade-off.”
In Aspen, similar tensions are emerging, with panellist Jenn Ooton, Senior Project Manager at the City of Aspen, noting increased pressure from state-level legislation aimed at fast-tracking housing delivery. Aspen’s response has focused on preserving affordability through deed restrictions which enable growth, while protecting long-term community outcomes.
Closer to Work, Closer to Community
As housing pressures push people further out, both towns are considering the impact of commute times and regional growth, which has prompted the question ‘how far is too far’? Aspen has invested in a fare-free regional transit system and compact housing options, but challenges remain.
“We have folks commuting 50–70 miles one way.
That’s not good for them, for their families, or for our community. ”
Chris Everson shared that recent studies in the US have shown that commute time is the single largest factor in the odds of escaping poverty, and the longer the average commute, the worse the chances for low-income families to move up the economic ladder.
Jenn Ooton added that wider regional solutions are essential - not just new builds, but reclaiming housing stock where possible: “We’re working regionally to convert market-rate homes and place deed restrictions on them - not just building new… housing here has become unattainable even farther away (from Aspen).”
In Queenstown, winter driving conditions and limited public transport infrastructure are additional barriers to commuters. The panel agreed that public transport investment must go hand-in-hand with housing development, both locally and regionally.
What Can We Learn From Each Other?
The forum closed with reflections on the benefits of cross-cultural collaboration and the importance of community engagement. Aspen’s long-term planning structures and revenue tools offered inspiration, while Queenstown’s rapid population growth highlighted the need to plan ahead before communities are priced out.
Chris Everson closing comment highlighted the reality - “Aspen is a case study for what happens if we don’t act soon enough. If you think you’re doing enough today, in 20 years, you may find you haven’t.”
While Ben Farrell offered to Queenstowner's:
“Let’s be honest - we can do better. But to do that, we need better data,
better intelligence, and forums like this to share what’s actually working.”
As moderator Christine Maiden Sharp concluded “This has been a remarkably candid and robust discussion. The conversation isn’t over - but I hope both communities pick up these threads and keep running with them. Better outcomes rely on informed dialogue, data over anecdote, and a commitment to impact - not just consultation.”
This Sister Cities Forum reinforced that while no two places are the same, the challenges are often shared - and so are the opportunities to learn. To hear the full discussion and explore models that could work in your own community, watch the forum replay below.
The next Sister Cities Challenge will focus on transport and energy, two topics closely tied to housing access and affordability. Register here to receive updates.
Panellists:
Chris Everson, Senior Affordable Housing Development Project Manager for the City of Aspen, has led the development of nearly 500 deed-restricted affordable housing units in Aspen. He oversees all project phases, including needs assessments, community engagement, planning, funding, and occupancy. Chris came to the City of Aspen in 2008 with degrees in business administration and engineering and with experience in project and product management across the banking, technology, and industry sectors.
Ben Farrell, owner and director of Cue Environmental, has been heavily involved in New Zealand’s environmental and resource management sector for some 25 years, working throughout New Zealand across a range of interests. An accomplished RMA Planning Expert, Ben is the President of the New Zealand Resource Management Law Association and former national Board member of the New Zealand Planning Institute. In addition to his professional work, Ben is an active volunteer and has provided numerous pro-bono planning consultancy services to a range of people and not-for profit organisations.
Jenn Ooton is the Senior Project Manager in the City Manager’s Office at the City of Aspen. She is a strong operations professional skilled in Organizational Development, Community Development, Community Outreach, Media Relations, and Regionalism. Ms. Ooton holds a Master of Public Administration from the University of Colorado Denver, and a Bachelor of Science in Journalism from the University of Colorado Boulder. She has 14 years of experience in local government, including working on affordable housing policy, resiliency, legislative policy, and with property owners and developers on redevelopment and infill projects.
Julie Scott leads the Queenstown Lakes Community Housing Trust and has an extensive understanding of housing issues in the District. The unique issues faced in the area, has led to the Trust being renowned for its innovative housing solutions. To this end, Julie manages a team which has successfully implemented rent-to-buy, affordable rental and two assisted home ownership programmes, whilst also contracting to central Government to deliver Public Housing. Having lived in Tāhuna Queenstown since 2002, Julie’s a passionate advocate of community housing and shares QLCHTs models throughout NZ.
Liz Simpson is a Strategic Senior Planner at Queenstown Lakes District Council, where she is leading Spatial Plan Generation 2—a key strategic initiative shaping future growth in the district. With over 20 years of experience in Local Government, Liz has delivered complex projects such as the Te Pūtahi Ladies Mile Masterplan and spent 14 years leading the Subdivision and Development Contributions team. She holds a Master’s in Resource and Environmental Planning, and as a long-time Queenstown resident, offers both professional expertise and personal insight into the challenges of housing affordability, urban expansion, and infrastructure planning in high-growth areas.
Bethany Spitz is the deputy director of the Aspen Pitkin County Housing Authority (APCHA). APCHA is North America’s largest workforce housing program, with over 3,000 ownership and rental properties. APCHA enforces eligibility and compliance with the program. Bethany has been residing in the Aspen area since 2007. Before joining APCHA in 2018, Bethany, a Colorado attorney.
Moderator:
Christine Maiden Sharp, founder and Chief Executive of the Aspen Institute in New Zealand, brings a wealth of global experience to her leadership. Previously, she served as Executive Director of the New Zealand Chamber of Commerce in Singapore and was a consultant with McKinsey & Company. Having lived and worked across Asia, Australia, and the USA, Christine returned to Queenstown, New Zealand, where she was inspired to launch the initiative. She holds a Master of Commerce with First Class Honours from the University of Auckland. Following her tenure at McKinsey & Company, Christine played a key role in shaping forward-thinking corporate strategies in Australia as an independent consultant. Today, she remains dedicated to driving meaningful change in organisations and society, aligning with the Institute’s mission to foster a more just, free, and equitable world.