ALPINE VISTA LODGE
Christine & Dave
Dear Christine & Dave,
As we step into November, I want to share several updates that reflect both our continued growth and the shifting dynamics of the luxury vacation market in Winter Park.
Performance Snapshot
As is traditional, October was a softer month for the mountain market — but Elysian once again outperformed. We achieved 5.6% Adjusted Paid Occupancy, compared to 1.4% for the broader market. Looking ahead, November is pacing at 15% occupancy, while the market sits at 10.7%, underscoring our sustained pricing power and market capture even during shoulder periods.
Guesty vs. Clearing — Clarifying Roles
Guesty recently rolled out a major update to its platform, but it’s become increasingly clear that it should be used primarily for calendar management rather than accounting. Moving forward, please rely on Guesty for viewing reservations and blocking out dates, and Clearing as your source of truth for financial reporting and statements. This ensures your numbers remain accurate, timely, and consistent
The Migration to Winter Park Continues
The migration trend continues — guests who once spent six figures in Aspen, Vail, and Park City are increasingly choosing Winter Park. In the past two weeks alone, we’ve secured five bookings exceeding $20,000, all from guests seeking a premium mountain experience without the premium price tag which is reaching 6 figures. This validates our position as the leading value in the luxury mountain market
Airbnb’s New Fee Structure
Airbnb has officially changed its 15.5% platform fee policy. Instead of splitting the fee between host and guest, the entire fee is now charged to the host. Previously, Elysian absorbed much of this cost, but doubling it is not sustainable. We’ve therefore implemented a rate inflator so this 15.5% fee is passed through to guests automatically. You’ll see this reflected in your November statements — ensuring your net earnings remain protected.
Major Investment in Direct Bookings
Elysian continues to invest heavily in reducing reliance on third-party platforms such as Airbnb and VRBO. Our new content marketing team will be in Winter Park November 9–13 filming four days of lifestyle and promotional content. This footage will power our direct-booking campaigns across digital and social platforms.
Winter is (Almost) Here
Winter Park Resort’s opening day was October 31st!. While snow hasn’t yet reached town despite a few early storms, the resort has begun full snowmaking operations. Early data suggests this will be Winter Park’s busiest winter yet, and Elysian is positioned perfectly to capture that surge.
Spa Man Service Change
We are evaluating a change in how Spa Man is paid. Because this service is already a direct pass-through cost, it makes sense for homeowners to pay Spa Man directly. We’ve asked that Spa Man copy you on all invoices for full transparency. Our team will continue to coordinate routine biweekly service and manage any urgent repairs when guests are in-house. If this new approach poses any issue, please reach out to me directly
Looking Ahead
As we enter the high season, we’re turning our attention to strategic pacing and yield optimization. The chart below will illustrate supply and demand dynamics for December through March, segmented by bedroom count. It highlights:
How
much total supply exists in each category
The percentage of bookings that remain compared to final bookings last year
This data-driven approach allows us to tailor pricing and marketing strategy to where opportunity is greatest — ensuring every home captures its fair share of the strongest demand months of the year.
We’re entering the season with strong momentum, a growing guest base, and a refined operational model built on transparency, performance, and partnership. Thank you, as always, for your continued trust.
Warmly, Paul & The Elysian Team
Alpine Vista Lodge
This report reflects the most current data as of 1st week of November 2025, showing how the property performs across each stage of the booking funnel.
Alpine Vista Lodge
Maintenance Report
Alpine Vista Lodge
Wednesday, October 15, 2025
65 Bear Trail
Winter Park, COLORADO 80482
Paul Burke
78321 US 40
Winter Park 80482
MO Inspection
General 4 week inspection template
Hot Tub Area
E 9 0 4 Checklist
Hot Tub/Roof Deck
Hot tub- at temp (104) and clean
Hot tub- no scrapes dents or damage inside/out
Hot tub- lid in working order hardware present and secure
TV- remote present w/ charged batteries, secure and clean.
Hot tub water looks great and it is holding temp but it is flashing errn on the display
E 9 0 4 Checklist
Patio landing and stairs
Door- clean, no squeak, threshold and weatherstrip
Floor- clean/ undamaged, rug present, unstained
Cabinets- secure, clean, undamaged
Counter- decor present, caulking good, Dry underneath
Fridge- clean, cold, undamaged, could clean.
Receptacle-
Light switch-
Stairs- Secure, clean, no damage
Railing- secure, undamaged
Bedrooms & Bathrooms
E 9 0 4 Checklist
Bathrooms
Shower- shower head clean, secure, good caulking.
Shower door- clean, secure
Towel hangers- secure
Toilet- working properly, clean
Counter- undamaged, clean, dry underneath
Floor- clean
Door- secure, no squeak, clean
Receptacle/Light switch- Test
Need brighter warmer lightbulb in downstairs shared shower
E 9 0 4 Checklist
Bedrooms
Closet- door clean and secure, Complimentary robe and shoes, area fan clean and working
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working, remote working, check batteries
Furniture- undamaged, clean inside, outside and underneath
Receptacle/Light switch (check Battery)- Test
Floor- rug unstained, floor clean no damage
Door- secure, no squeak
TV- remote present w/ charged batteries, secure and clean.
Nail pops in the ceiling and wall above the door in the master bedroom. The light switch next to the door in the master does nothing Nail pops in the bunk room
Checklist
Laundry Room
Washer Dryer- Clean around behind and underneath, Clean dust try in dryer and soap tray in washer
cabinets- clean and secure
Doors- secure, no squeak
Receptacle/Light switch- Test
Vacuum- Present charging, clean
Living Spaces
E 9 0 4 Checklist
Kitchen
Coffee maker- working and clean inside and out
Stove- clean, working
Oven- clean, working
Micro wave- clean, working
Toaster oven- clean, working
Stove shroud- Clean and working, check light
Fridge- clean inside out underneath and behind, good filter, ice machine not clogged
Sink- secure, no leaks underneath, good batteries in the aerator
Cabinets- clean secure and undamaged
Floor- clean and undamaged
Counter benches- clean, secure
Windows- clean, working
Receptacle/Light switch (check Battery)- Test
E 9 0 4 Checklist
Living/dining Room
Table/Chairs- Clean Secure undamaged
chandelier- clean, working
Windows- clean, working
TV- remote present w/ charged batteries, secure and clean.
Fire place- working
Floor- rug and wood floor clean no damage
Furniture- undamaged, clean inside, outside and underneath
Decor- present
Receptacle/Light switch (check Battery)- Test
E
Checklist
Porch
Railing- Secure, clean
Furniture- secure, clean, undamaged
Sliding door- clean, secure, undamaged
Grill- clean, all parts,
Screen door is ripped
E 9 0 4 Checklist
Stairs/Hallways
Stairs- Secure, clean, no damage
Railing- Secure, clean, undamaged
Closets- Clean and tidy
Lights- Working
Chip out of the banister leading up to the master bedroom
Stairs/Entry way (mud room)
Stairs- Secure, clean, no damage
Railing- Secure, clean, undamaged
front door- clean,no squeeks, lock has battery, Weather strip and threshold
Closet- Clean and tidy
Receptacle/Light switch (check Battery)- Test
The bottom of the door to The powder Room in the entryway is freshly chipped
E 9 0 4 Checklist
Garage
Door- secure with no leaks
Floor - swept
garage items - clean and organized
Boiler- good pressure/temp, no leaks
Garage will need to be emptied before renter use
E 9 0 4 Checklist
Fire extinguisher
Present in LOCATION
proper pressure
not expired
Need one mounted at the top of the stairs, a sign for the one under the sink, and one mounted somewhere downstairs (probably the laundry room)
E
E
E
Checklist
First aid Kit
present in LOCATION
fully stocked on all items
no items expired
Checklist
Smoke Alarm
Test and listen for all alarms
Check battery's
Need CO detectors in all br
Checklist
Gas connections check for leaks
two natural gas connections on fire pits
propane tank connection on grill
gas connections on boilers
gas connections on stove
Checklist
Pipes
Check pressure on Expansion tank next to boiler (15psi)
check faucets for good pressure
