CLOUD NINE CHALET
Manoj Bupathi
Dear Manoj,
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
Nine Chalet
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
Cloud Nine Chalet
Thursday, October 16, 2025
1615 Pioneer Trail
Fraser, CO 80442
Paul Burke
78321 US 40
Winter Park 80482
Cloud NIne - MO Inspection
4 week inspection for Cloud Nine, 115 Pioneer Dr Winter Park CO
Bottom Floor
E 9 0 4 Checklist
Kids Room
Windows- clean, working
TV- remote present w/ charged batteries, secure and clean.
Receptacles- 8
Light switch- 1
Floor- floor clean no damage.
Door- secure, no squeak
Toy Shelves- make sure toys are in good condition and orderly, shelves are study and undamaged
Bed unit- Check Cleanliness under all four mattresses, make sure steps and railing are secure and tight, make sure all 4 corner guards are present and good condition
Tik Tac Toe- Make sure all pieces are present and have magnets
No smoke detector in this room
E 9 0 4 Checklist
Office and hall Closet
Computer- Plugged in, cords tidy, check batteries for mouse and keyboard, clean
Desk- Hardware secure, clean under behind and all around computer, no damage
E
Couch- Clean on top behind and underneath, no stains or damage, bug trap clean
Window- Working, Clean
Closet- Mattresses tidy, fan working and clean,remote battery good,
Computer chair- Clean, working, hardware secure
Receptacle- 4
light switch- 3
Closet- Shelves secure, pillows/towels clean and tidy, bug trap clean, hooks secure
Doors- not squeek, secure
E
Checklist
Landry room and utility closet
Washer Dryer- Clean around behind and underneath, Clean dust try in dryer and soup try in washer
cabinets- clean and secure
Doors- secure, no squeak
Boiler and tank- dry no leaks and clean
receptacle- 2
light switch- 3
Checklist
Hall Bathroom
Photo
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- 2
light switch- 2
E 9 0 4 Checklist
Master Bath
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
Doors- secure, no squeak
receptacle- 2
light switch- 2
Photo
Checklist
Master Bedroom
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working
Closet- door clean no squeaks, hooks secure, fan working clean and remote working
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
Floor-floor clean no damage
Door- secure, no squeak
Receptacle- 5
Light switch- 1
Checklist
Guest Bedroom
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working
Closet- door clean no squeaks, hooks secure, fan working clean and remote working, Breaker Box check
Furniture- undamaged, clean inside, outside and underneath
Floor-floor clean no damage
Door- secure, no squeak
Receptacle- 5
Light switch- 1
Checklist
Guest Bath
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, no stain on rug
Doors- secure, no squeak
receptacle- 2
light switch- 1
Windows- clean, working
Photo
Photo
Checklist
Game Room
Windows- clean, working
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
PS5- Make sure unit starts up, check controller bat
Floor- clean, no stain on rug
Driving Feature- wires connected, plugged in, turns on, no damage
basketball Feature- secure, clean, 3 balls present
Closet- door clean no squeaks, hooks secure, fan working clean and remote working
Automatic blinds in this room are not opening all the way. Schedule Joe to take a look
Checklist
Lounge
Windows- clean, working
TV- remote present w/ charged batteries, secure and clean.
Fire place- working
Popcorn Machine- clean, working parts and instructions present
espresso machine- clean, instructions present
Floor- rug and wood floor clean no dents
Walls- clean no stains or dents
Decor- present
Drink Fridge- clean, working
Receptacle- 9
light swtich- 5
Photo
E 9 0 4 Checklist
Hot Tub downstairs porch
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 floor- Rugs no stains, no leaves
Seasonal Fire pit- Working and clean
Top Floor
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
Photo
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
Receptacles-
Light switch- 3 E
4 Checklist
Dining/ entry
Table/Chairs- Clean Secure undamaged
chandelier- clean, working
Floor- rug unstained, floor clean and undamaged
Closet- doors clean, working, inside orderly, fan is working remote has batteries 3
front door- clean,no squeeks, lock has battery
Windows- clean, working
Receptacles-
Light switch- 3
Checklist
Living Room
Windows- clean, working
TV- remote present w/ charged batteries, secure and clean.
Fire place- working
Floor- rug and wood floor clean no dents
Furniture- undamaged, clean inside, outside and underneath
Decor- present
Receptacles-
E 9 0 4 Checklist
Decks
Railing- secure and undamaged
Furniture-hardware, no damage
Grill- clean, hardware, 2 full tanks
Fire Pit Feature- Working, clean undamaged
E 9 0 4 Checklist
Upstairs Master Bath
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 no damage- no stains on rug
Doors- secure, no squeak
receptacle- 2
Light switch- 1
E 9 0 4 Checklist
Upstairs Master Bedroom
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working
Closet- door clean no squeaks, hooks secure, fan working clean and remote working
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
Floor-floor clean no damage
Door- secure, no squeak
receptacle- 5
Light switch- 1
Checklist
1/2 Bath/Laundry
Towel hangers- secure
Toilet- working properly, clean
Window- clean, working
Counter- undamaged, clean, dry underneath
Floor- Clean no damage- no stains on rug
Doors- secure, no squeak
Washer Dryer- Clean around behind and underneath, Clean dust try in dryer and soap try in washer
Checklist
Mud Room
Built in- undamaged, hooks secure, clean
Door- Clean, no squeaks, working
Closet- Clean, vacuum present and tank empty
Floor- Clean no damage- no stains on rug
Door- secure with no leaks
Floor - swept
garage items - clean and organized
Safety
E 9 0 4 Checklist
Fire extinguisher
Present in pantry
proper pressure
pin is present
not expired
E 9 0 4 Checklist
First aid Kit
present in pantry
fully stocked on all items
no items expired
Needs restocked/replaced with a bigger one
4 Checklist
Smoke Alarm
Test and listen for all alarms
check all alarm lights
Check battery's
Need CO detectors in all BR
E 9 0 4 Checklist
Gas connections check for leaks
two natural gas connections on fire pits
propane tank connection on grill
gas connections on boiler
gas connections on stove
E 9 0 4 Checklist
Pipes
Check pressure on Expansion tank next to boiler (15psi)
check faucets for good pressure
