ALPENGLOW RETREAT
Hank & Jane Floyd
Dear Hank & Jane,
As we step into October, I’m excited to share several important updates and milestones that highlight the continued strength of your investment with Elysian.
Data-Driven Pricing
We’ve completed our first quarterly deep dive into market performance, blending insights from four premium data sources into our proprietary pricing model. The results are clear: our homes continue to command standout performance. Across our portfolio, the average Target ADR (Average Daily Rate) is tracking at $810, with blended market comparisons closer to $648. Neighborhood analysis shows Lakota leading the market with the highest ADR per bedroom ($214) and strong occupancy (44%), while even the softer markets like Fraser West maintain healthy occupancy near 36%. This disciplined, data-backed approach ensures we are maximizing both rate and occupancy for every property.
This chart that shows the Average Daily Rate divided by the number of bedrooms, the Average Daily Rate divided by the number of people a home sleeps and average occupancy for each neighborhood where Elysian has a presence.
Adapting to Airbnb’s Fee Changes
Airbnb has announced a shift in its fee structure: instead of splitting their 15.5% fee between host and guest, the full amount will now be charged to guests. Anticipating this change, we’ve already adjusted our pricing across all channels. “Channel inflators” are now in place, automatically lifting daily rates to offset the fees. You may notice new “Host Fee” line items on owner statements, but rest assured—this cost is being passed through to guests, protecting your net revenue
A Partnership with Purpose
We are honored to announce that Elysian is now the preferred housing partner of the National Sports Center for the Disabled (NSCD). The NSCD is one of Winter Park’s most cherished institutions, empowering thousands of athletes with disabilities through adaptive sports. This partnership is deeply meaningful to us: not only will a portion of Elysian’s fee go directly to supporting the NSCD, but we’ll also be featured in their marketing materials and highlighted on their new website set to launch next year. This is an opportunity for our homes and your investments—to contribute to something larger than hospitality.
Future Occupancy & Strategy
Our pacing is exactly where we want it to be. We are outpacing the slower weeks between now and the end of March at a strong clip, while deliberately holding prices firm for peak holiday and spring break periods. In short: we’re competitive where demand is thin, and uncompromising when we know demand will be strong. This balance is what allows us to outperform the broader market throughout the year.
Sauna - Next Guest Magnet?
Hot tubs went from a “nice-to-have” to a “must-have” in the vacation rental world, and we believe saunas could be the next big draw—particularly in a mountain market like Grand County where wellness and après-ski experiences are highly valued. We are currently in negotiations with premium outdoor sauna companies to secure significant discounts for our homeowners and even exploring the possibility of one complimentary test unit to measure whether this feature increases bookings and nightly rates the way hot tubs once did. Before moving forward, we’d like to get an accurate sense of homeowner interest.
Yes, I’m Interested
Investments in Growth
We are also testing exciting new marketing initiatives. In October, we’ll launch a highly targeted campaign to 150,000 families in Texas using exclusive Condé Nast data. With Alterra Resorts investing heavily in the same region through billboards and ad campaigns, we intend to piggyback on that market momentum and capture a premium flow of guests for your homes.
We are proud of the momentum we’ve built and even more excited about what lies ahead. Thank you, as always, for your trust and partnership
Warmly, Paul & The Elysian Team
Listing Performance
How to Read the Booking Funnel Report:
Average City Rankings: Shows where your property ranks compared to all listings in the city.
1st-page impressions: Search impressions are the number of distinct people who saw your listings on the first page of search results
Clickthrough: A click-through” happens when a user goes from seeing the listing on the search results page and then clicks to go to your listing.
Wishlist: Wishlist additions is the average number of times your listings are added to guest wishlists.
Booking Rate: The average percentage of people who booked after viewing the listing.
Overall Conversion Rate: conversion rate is the average daily number of distinct visitors who viewed your listing in search and then booked.
We use this information to identify the stages where optimization for your property is needed.
Alpenglow Retreat
This report reflects the most current data as of 1st week of October 2025, showing how the property performs across each stage of the booking funnel.
Maintenance Report
Alpenglow Retreat
Wednesday, October 1, 2025
74 Ramble Lane
Winter Park, COLORADO 80482
Paul Burke
78321 US 40
Winter Park 80482
Alpenglow Retreat - MO Inspection
4 week inspection for Rocky Mountain Retreat, 74 Ramble Ln
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
TV- remote present w/ charged batteries, secure and clean.
No remote for the TV or the soundbar and the sound for the TV is not working. The Chromecast is working. There is a remote and the connection to the TV is good
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
The light switch on on the right at the top of the stairs controls the outlet to the TV and needs to be either removed or labeled
3rd floor
E 9 0 4 Checklist
Master Bathroom
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
E 9 0 4 Checklist
Master 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
TV- remote present w/ charged batteries, secure and clean.
The blind has power and is working but needs to be reprogrammed
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
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
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
Caulk in the corner of the vanity is black and needs to be cleaned or re-cocked
Checklist
Middle 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, check warmboard actuators
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
Checklist
Hallway/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
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
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 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
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
Checklist
Kids Bath
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
Checklist
Kids 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
E 9 0 4 Checklist
Garage
Door- secure with no leaks
Floor - swept
garage items - clean and organized
Boiler- good pressure/temp, no leaks
Replace condensate filter
Safety
E 9 0 4 Checklist
Fire extinguisher
Present in LOCATION
proper pressure
not expired
E 9 0 4 Checklist
First aid Kit
present in LOCATION
fully stocked on all items
no items expired
E 9 0 4 Checklist
Smoke Alarm
Test and listen for all alarms
Check battery's
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
