BASECAMP LUXE
Melinda & Duane Pearson
Dear Melinda & Duane,
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
BasecampLuxe
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.
Maintenance Report
Basecamp Luxe
Tuesday, October 21, 2025
298 Lions Gate Dr. Winter Park, COLORADO 80482
Paul Burke
78321 US 40 Winter Park 80482
Basecamp luxe - MO inspection
4 week inspection for Basecamp luxe, 298 Lions Gate Dr.
Top floor
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
Patio furniture- no scrapes dents or damage, hardware present and secure
Patio decorations/string lights- bulbs clean, dry inside and all working/secure.
Grill- 2 full tanks, clean, no damage, hardware present and secure
Deck mats- in place clean and undamaged
Photo
Patio landing and stairs
Door- clean, isn’t squeaking, hardware present and secure, no damage, check condition of threshold and weatherstrip
Floor- clean/ undamaged, rug present
Shoe rack- 2 pairs, secure, clean
Cabinets- secure, clean, undamaged
Counter- decor present, caulking good
Sink- secure, working, dry underneath
Fridge- clean, cold, undamaged, could clean.
Receptacle- 1
Light switch- 3
Carpet stairs- clean no stains, secure.
Railing- secure, undamaged
Photo Floor
Photo
Shoe rack
Photo Cabinets Photo Counter Photo Sink
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working, remote working, check batteries
Closet- door clean and secure, 12 hangers, area fan clean and working
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
Receptacles- 7
Light switch- 1
Floor- rug unstained, floor clean no damage.
Door- secure, no squeak
E 9 0 4 Checklist
East bathroom
Shower- shower head and shelves 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
Receptacle- 1
Light switch- 1
Photo Shower
Checklist
Hall/tv room
Closet door- secure, no squeak
Walls- no stain, scratches or marks
Tv room- decor present
Tv- secure, clean, remote present, remote batteries
Tv- shelf secure
Sleeper couch- working clean and no stains
Floor- tv room rug no stains, hall floor clean undamaged
Vent fan- working, clean
Receptacle- 3
Light switch- 2
Checklist
West bathroom
Shower- shower head and shelves clean, secure, good caulking.
Shower curtain- clean, secure
Towel hangers- secure
Toilet- working properly, clean
Counter- undamaged, clean, dry underneath
Floor- clean
Door- secure, no squeeks
Light switch- 1
Receptacle- 1
Photo
Decor
Photo Shower
Checklist
Laundry room
Door- secure no squeak
Dryer- no dust clean
Washer- clean
Photo Counter
Photo Sink
Stairs
Carpet clean with no stains, railing secured
E 9 0 4 Checklist
West bedroom
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working, remote working, check batteries
Closet- door clean no squeaks, 12 hangers, area fan clean and working. Vacuum empty.
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
Floor- rug unstained, floor clean no damage
Door- secure, no squeak
Receptacle- 6
Light switch- 1
2nd (main) floor
E 9 0 4 Checklist
Porch
Railing- secure and undamaged
Furniture-hardware, no damage
Grill- clean, hardware, 2 full tanks
E 9 0 4 Checklist
Dining corner
Window- clean blings working
Decor- present and clean
Table/bench- no stains or damage, secure
E
Checklist
Living room
Furniture- no stains or damage
Decor- present
Walls- clean no stains or dents
Floor- rug and wood floor clean no dents
Fire place- working
Tv- secure, clean, remote present with batteries
Fan- working and clean
Checklist
Kitchen
Co
ffee makers- working and clean inside and out
Stove- clean, working
Oven- clean, working
Micro wave- clean, working
Toaster- clean, working
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
Main floor bath
Shower- shower head and shelves clean, secure, good caulking.
Shower curtain- clean, secure
Towel hangers- secure
Toilet- working properly, clean
Counter- undamaged, clean, dry underneath
Door- secure, no squeak
Floor- clean, no stains on rug
Receptacle- 1
Light switch- 1
Photo
Photo
Photo
4 Checklist
Kids room
PAC man- working, clean and undamaged
Bunkbed/furniture- secure and undamaged.
Window- clean, working, blinds undamaged
Floor- clean and undamaged
Door- secure and no squeak
E
4 Checklist
Kids room
PAC man- working, clean and undamaged
Bunkbed/furniture- secure and undamaged.
Window- clean, working, blinds undamaged
Floor- clean and undamaged
Door- secure and no squeak
E 9 0 4 Checklist
Front porch
Deck- clean and undamaged
Furniture- secure clean and undamaged
Door- good batteries in lock, no squeak, secure. Threshold and weatherstrip in good condition
Welcome mat- present and clean
E 9 0 4 Checklist
Entry way
Jacket hooks- secure
Mud mats- clean, present
E 9 0 4 Checklist
Stairs
Carpet- no stains or damage
Railing- secured
E 9 0 4 Checklist
Stairs
Carpet- no stains or damage
Railing- secured
E 9 0 4 Checklist
Entry way
Door- smart lock batteries, secure, no squeeks, weather stip and threshold good and clean
Window- clean
Floor- clean, rug no stains, mud pads present
Coat hooks- secure
E 9 0 4 Checklist
Garage
Door- secure with no leaks
Boiler- no leaks or codes
Breaker box- check for flipped breakers
Floor - swept
Photo
Photo
Photo