SKYVIEW
Chad Nickell, Miranda Nickell, AO Carson, Marisa Carson
Dear Chad & Miranda,
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.
Booking
Skyview
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.