The town treats it as a commercial lodging property so it's exempt from heavy-handed local STR restrictions.The sellers have been open for biz only part time in their retirement.  

Part of it is my tenants believe me when I tell them they are not going to get $0.01 from me, the eviction will make it difficult for them to find lodging forever, and I will do my best to garnish their future wages.  

Property is exempt from STR permitting because the jurisdiction considers it to be a commercial lodging establishment.We've been pursuing an SBA 504 loan for it, which was going well until we discovered that the sellers have operated it only part-time the last 12 years -- intentionally blocking 60% of available room-nights because they just weren't up for running it full time in their retirement. 

Seller agents have an obligation "fiduciary" to their clients so they will have to show the home to unrepresented buyers, if agents want to try and cut the independent buyer out then they risk the buyer lodging formal complaints.

This article talks about the area being saturated with STR'S and city council looking to double the lodging tax.https://pagevalleynews.com/lodging-owners-speak-out-against-proposed-doubling-of-lodging-tax/

We currently own an STR in Red Lodge Mt.

You could have a few things driving the cost:-Location - if the house is more remote the contractor will have higher costs to get out there (gas, lodging, limited resources) or if you are using a local guy he might be higher because he knows there are fewer competitors -El Nino - the roofers we use are all busy because people are rushing to get work done before the rains hit.  

All around Jackson, Conway and North Conway you can find some great SFR's, Townhomes, and smaller cottages that get a lot of traffic 365.You have 5 main Mountains to Ski/Snowboard/Tube plus lodges all in that area as well as a great off the beaten path town filled with coffee shops, Bars, Restaurants, Ski shops, Outlets, Mall, and a  Main train station that goes all the way up into the White Mountains. 

One luxury HOA community offering healthy oceanfront listings for sale and exceptional amenities while allowing 30+ day rentals is Salishan Coastal Lodge Resort in Lincoln City.

I'm putting my listings on Houfy and Lodge Lovers.