PEAKVIEW PARADISE
Pavan Reddy
Dear Pavan,
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
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.
Peakview Paradise
Maintenance Report
Peak View Paradise
Friday, October 31, 2025
164 Game Trail
Fraser, COLORADO 80442
Paul Burke
78321 US 40
Winter Park 80482
Peak View Paradise - MO Inspection
4 week inspection for Peak View Paradise, 164 Game Trail, Fraser CO 80442
Bottom Floor
E 9 0 4 Checklist
Landry room and utility closet
Washer Dryer- N/A
Doors- secure, no squeak
Boiler- good pressure/temp, no leaks, no codes
Receptacle/Light switch- Test
E
4 Checklist
North 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/Light switch- Test
Checklist
North 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/Light switch- Test
E
Checklist
Guest bathroom
Shower- shower head clean, secure, good caulking
Shower door- clean, secure
Towel hangers- secure
Toilet- working properly, clean
Counter/sink- undamaged, clean, dry underneath
Floor- clean
Door- secure, no squeak
Receptacle/Light switch- Test
Guest Bedroom
Windows- clean, working
Blinds- 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/Light switch- Test
E 9 0 4 Checklist
East Bedroom
Windows- clean, working
Blinds- secure, clean, working
Fan- clean, working
Closet- door clean no squeaks, hooks secure, fan working clean and remote working, Breaker Box check
Floor-floor clean no damage
Furniture- undamaged, clean inside, outside and underneath
Door- secure, no squeak
Receptacle/Light switch- Test
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
The water looks beautiful and the temp is good. However, there is rust around some of the jets and the panels on the exterior of the tub are warped
E 9 0 4 Checklist
Family Room
Windows- clean, working
TV- remote present w/ charged batteries, secure and clean.
Floor- rug and wood floor clean no dents
Decor- present
Receptacle/Light switch- Test
Furniture- undamaged, clean inside, outside and underneath
Board games- have all parts and pieces, no damage
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
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- Test
E 9 0 4 Checklist
Living/Dining 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
Receptacle/Light switch- Test
chandelier- clean, working
Table/Chairs- Clean Secure undamaged
Floor- rugs unstained, floor clean and undamaged
E 9 0 4 Checklist
Deck
Railing- secure and undamaged
Furniture-hardware, no damage
Grill- clean, hardware, 2 full tanks
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
Master Bath
Shower- shower head and shelves clean, secure, good caulking.
Shower door- clean, secure
Towel hangers- secure
Toilet- working properly, clean
Counter/sink- undamaged, clean, dry underneath
Floor- Clean no damage- no stains on rug
Doors- secure, no squeak
Receptacle/Light switch- Test
Two swimsuits were hanging in the master bath. I put them in the drawer labeled personal items
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/Light switch- Test
Checklist
Entry/Stairs
Stairs- Clean, undamaged, clean
railing - secure, clean
front door- clean,no squeaks, lock has battery, Weather strip and threshold
Floor- Clean no damage- no stains on rug E
Checklist Garage
Door- secure with no leaks
Floor - swept
garage items - clean and organized
The garage smells like old food and garlic. The smell is coming from the mini fridge.
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
E 9 0 4 Checklist
Smoke Alarm
Test and listen for all alarms
check all alarm lights
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 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
