MOUNTAIN WELLNESS RETREAT
Douglas & Wynn Waggoner
Dear Douglas & Wynn,
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
Maintenance Report
Mountain Wellness Retreat: Rejuvenate in Luxury
Sunday, October 26, 2025
103 Ramble Lane
Winter Park, COLORADO 80482
Paul Burke
78321 US 40
Winter Park 80482
Mountain Wellness Retreat - MO Inspection
4 week inspection for Mountain Wellness Retreat 103 Ramble Lane Winter Park, Colorado 80482 Top
oor
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
String lights- Working, secure
Receptacle/Light switch - Test
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 - Test
Stairs- Secure, clean, no damage
Railing- secure, undamaged
E
Checklist
East Bedroom
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
Checklist
Shared 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, clean,no squeak
Receptacle/Light switch (check Battery)- Test
Checklist
South Bedroom
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
Checklist
West 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, clean,no squeak
Receptacle/Light switch (check Battery)- Test
West Bedroom
Windows- clean, working
Blinds/drapes- secure, clean, working
Fan- clean, working, remote working, check batteries
Closet- door clean and secure, area fan clean and working
Furniture- undamaged, clean inside, outside and underneath
TV- remote present w/ charged batteries, secure and clean.
Floor- rug unstained, floor clean no damage.
Receptacle/Light switch (check Battery)- Test
Doors- secure, no squeak
E 9 0 4 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
E 9 0 4 Checklist
office area/Stairs
Receptacle/Light switch (check Battery)- Test
Floor- rug unstained, floor clean no damage.
Stairs- Secure, clean, no damage
Railing- secure, undamaged
Windows- clean, working
2nd Floor
E
Checklist
Half Bath
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,clean, no squeak
E
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 9 0 4 Checklist
Porch
Railing- Secure, clean
Furniture- secure, clean, undamaged
Sliding door- clean, secure, undamaged
Grill- clean, all parts,
Bottom Floor
E 9 0 4 Checklist
Bottom floor
Shower- shower head and shelves clean, secure, good caulking.
Shower door- clean, secure, undamaged
Towel hangers- secure
Toilet- working properly, clean
Counter- undamaged, clean, dry underneath
Floor- clean, no stain on rug
Doors- secure, no squeak
Receptacle/Light switch (check Battery)- Test
4 Checklist
Bottom bedroom
Windows/door- 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
Floor-floor clean no damage
Door- secure, no squeak
Receptacle/Light switch (check Battery)- Test
TV- remote present w/ charged batteries, secure and clean.
4 Checklist
Game Room
TV- remote present w/ charged batteries, secure and clean.
Floor- clean, no stain on rug
Furniture- undamaged, clean inside, outside and underneath
Test and listen for all alarms
Check battery's
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 boilers
gas connections on stove
E 9 0 4 Checklist
Pipes
Check pressure on Expansion tank next to boiler (15psi)
check faucets for good pressure
