How It Works
Own less.
Experience more.
The Model
Fractional ownership done with institutional rigour.
Caramelo Properties acquires exceptional residential real estate and divides each home into exactly 12 documented ownership interests. You own a real, recorded share of real property — not a membership, not a club, not points.
The purchase price is a fraction of the whole-home value. The experience is the whole home.
1/12
Ownership interest
4
Weeks per year
12
Year rotation cycle
0
Rental pool — it's yours
The Process
Six steps from interest to ownership.
Select a Property & Share
Browse our curated portfolio of exceptional properties. Each home is divided into exactly 12 shares — you choose the share that best fits your preferred seasons.
A documented ownership interest, recorded and transferable.
Complete the Purchase
Your fractional ownership is structured as a documented LLC membership interest — recorded, transferable, and backed by real equity. Our legal team handles the full transaction.
Wire transfer or financing available. Closing in as few as 14 days.
Receive Your Owner Code
Upon closing you receive a unique owner code for the Caramelo Owners Portal. This gives you access to your calendar, co-owner messaging, maintenance requests, and financial statements.
Portal access is live within 24 hours of closing.
Enjoy Your Weeks
Your share comes with 4 weeks per year — one Prime Ski, one Summer, one Extra Ski, and one Shoulder week — rotating equitably across all 12 shares on a 12-year cycle.
Exact dates confirmed well in advance each season.
Trade, Sell, or Hold
Owners can offer their weeks to co-owners via the Owners Portal board, exchange for a St. Regis Aspen week through the Switch programme, or sell privately. Your share is yours to transfer.
No lock-up period. Full flexibility at your discretion.
We Handle Everything Else
Caramelo Properties manages the HOA, insurance, maintenance, cleaning, and utilities. A fixed annual management fee covers all operating costs.
Detailed quarterly owner statements provided.
The Calendar
Four distinct weeks, rotating over 12 years.
Each share holds four weeks per year: one Prime Ski week, one Summer week, one Extra Ski week, and one Shoulder season week. The assignment rotates by one position each year across the 12-share cycle — ensuring every owner eventually holds every category.
Prime Ski — Weeks 1–10 & 51–52
Peak winter — Christmas, New Year, Presidents' Week, Spring Break
Summer — Weeks 23–34
Peak summer occupancy, July 4th and August high season
Extra Ski — Weeks 11–16 & 45–50
Early and late season skiing, pre/post holiday
Shoulder — Weeks 20–22 & 35–43
Spring and fall — hiking, biking, shoulder access
12-Year Rotation — Share A example
FAQ
Common questions.
How is 1/12 ownership structured legally?
Each share is a documented LLC membership interest — real, recorded equity in the entity that owns the property, transferable and permanent. It is not a usage license, a points system, or a timeshare.
Can I finance a fractional share?
Yes. Several lenders specialise in fractional real estate financing. We work with preferred partners who understand the structure, though you are free to use any lender.
How are maintenance costs split?
Operating costs — utilities, insurance, landscaping, cleaning, and capital reserves — are divided equally across all 12 owners. You receive a detailed quarterly statement.
What if I can't use my week one year?
You may offer the week to co-owners via the Owners Portal board, propose a trade or exchange for a St. Regis Aspen week, or simply let it pass. There is no penalty for unused weeks.
How does the rotating calendar work?
The 12 shares each hold 4 weeks. Each year the rotation advances by one position across the 12-year cycle, so every owner holds every category of week at least once per cycle.
What happens when I want to sell?
You may sell your share privately or offer it to existing co-owners first. Caramelo's team can assist with valuation and introductions.