Two weeks after our late-October update, November is here and Bansko is getting ready for winter. This time there are three things owners, landlords and buyers should know: the preliminary dates of the ski season, a proposal that would raise the tax assessments of property from 2027, and the rules for short-term rentals that now apply on Airbnb and Booking. Here is a short summary based on official announcements and published sources.
Ski Season 2026/2027: Preliminary Dates and Pass Prices
According to the preliminary schedule of the lift operator, Yulen, reported on 18.10.2026, the winter season in Bansko is planned to run from 01.12.2026 to 11.04.2027. The operator notes that the dates may change depending on the weather, the snow cover and other circumstances. Last season opened on 13.12.2025, so the final date will depend on the snow.
Season passes for 2026/2027 are sold at promotional prices until 01.12.2026 (inclusive):
- adults — 870 EUR;
- students, pupils aged 12 to 18.99 and pensioners up to 74.99 — 820 EUR;
- children aged 7 to 11.99 — 460 EUR;
- children up to 6.99 and pensioners aged 75 and over — 55 EUR.
Check the current conditions on the official banskoski.com site before buying.
What it means for owners: if you rent out short-term, December bookings depend heavily on the opening date. Plan flexible conditions for the first two weeks of December and set your prices for the holidays now.
Proposed Increase in Property Tax Assessments from 2027
The Ministry of Finance has published a draft amendment to the Local Taxes and Fees Act. The public consultation ran from 23.09.2026 to 23.10.2026. The draft raises the base values used to calculate the tax assessment of buildings and land, compared with 2026, by these coefficients:
- 2027 — 1.3 (about 30% higher);
- 2028 — 1.65;
- 2029 — 2.0 (double the 2026 level).
This is a proposal, not a law. It still has to be adopted by Parliament, and the final numbers may change.
Why it matters for property owners:
- Annual property tax. It is calculated on the tax assessment, so a higher assessment means a higher tax, even if the municipal rate stays the same.
- Waste collection fee. In many municipalities it is also linked to the tax assessment.
- Buying and selling. The local transfer tax and notary fees are calculated on the higher of the price and the tax assessment. For most market deals in Bansko the agreed price is higher, so the effect there should be smaller, but it is worth checking for older or cheaper properties.
We will follow the bill and write again when there is a final decision.
Short-Term Rentals: Registration Number Required
Since 20.05.2026, EU Regulation 2024/1028 on short-term rentals applies. Every short-term rental listed on a platform such as Airbnb or Booking must have a valid registration number, and the platforms are required to remove listings without one.
In Bulgaria, an apartment rented to tourists is registered (categorised) with the municipality where it is located, and the property is then entered in the national tourism information system (ESTI). Before the winter season, check that:
- your apartment is registered with the municipality and the certificate is valid;
- the property is entered in ESTI;
- the correct registration number is shown in every listing.
A listing removed in December, at the start of the season, means lost bookings that are hard to recover.
These rules cover short stays for tourists. Renting to one tenant on a long-term lease is a different arrangement, with its own contract and tax rules. Our guide Short-Term or Long-Term Rental in Bansko? explains how to choose.
Coming Up
- 05.11.2026 — SAREX-26. A full-scale search-and-rescue exercise for an aviation accident is planned in the Pirin area. A preparatory exercise was held at Bandershka Polyana on 21.10.2026.
- 18–22.11.2026 — Bansko Film Fest. The 25th edition, with 80 premieres from 35 countries (see our early-October update).
- 01.12.2026 — last day of the promotional season pass prices and the planned start of the ski season.
Quick Checklist for November
- Check the registration number of your short-term rental on every platform.
- Set prices and conditions for December and the holidays.
- Service heating, check smoke detectors and prepare the apartment for guests.
- If you plan to sell in 2027, look at the proposed changes to the tax assessments with your tax adviser.
- If you plan to buy before the season, start viewings now, before the December rush.
This article is general information, not legal or tax advice.
How We Can Help
Local Property Expert manages more than 130 properties in Bansko and the region and works in Bulgarian, English and Russian.
- Getting your apartment ready for winter guests? Our Property Management & Rentals service takes care of the property and the guests.
- Thinking of selling? Request a free property valuation — we inspect the property on site and send you the result within 1 working day of the viewing.
- Thinking of investing? See our property investment service. An investment consultation costs 300 EUR and is deducted from our commission if you buy through us.
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