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6260 · Mountain Views

High Mountain Rd · Morganton NC · Sleeps 6 · 3BR · 2BA

ALERT — BOOKINGS COLLAPSED, FIX VISIBILITY

Scorecard

Sleeps 6 · 3BR · 2BA · windows ending June 11, 2026
Last 365 days
$34.4K
42.2% occ · ADR $222 ▼ -30%
Last 90 days
$8.2K
34.4% occ ▼ -43%
Last 30 days
$2.6K
33.3% occ · ADR $262 ▼ -51%
Next 30 days
$2.4K
30.0% booked · LY actual: $5.8K (86.7%)
Next 90 days
$3.4K
12.2% booked · LY actual: $12.4K (72.2%)
Booked ahead (all)
$4.5K
5 stays · thru 2026-11
Booking pace (leading indicator): 6 reservations made in the last 90 days worth $3.9K — vs 19 worth $11.7K in the same window last year.
2.8 nights avg stayparty of 3.9books 36 days out4.88★ last 12 mo (118 reviews all-time)airbnb 78% · vrbo 22%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$6K$4.5K$3K$1.5K$02023-04: $1,114 rev, 17% occ23/042023-05: $2,287 rev, 29% occ2023-06: $3,065 rev, 47% occ2023-07: $5,335 rev, 65% occ23/072023-08: $1,932 rev, 26% occ2023-09: $4,549 rev, 60% occ2023-10: $5,934 rev, 65% occ23/102023-11: $5,074 rev, 60% occ2023-12: $5,998 rev, 68% occ2024-01: $3,083 rev, 42% occ24/012024-02: $2,907 rev, 41% occ2024-03: $4,413 rev, 61% occ2024-04: $4,512 rev, 57% occ24/042024-05: $4,736 rev, 71% occ2024-06: $3,450 rev, 50% occ2024-07: $4,199 rev, 55% occ24/072024-08: $2,829 rev, 35% occ2024-09: $3,322 rev, 47% occ2024-10: $5,130 rev, 52% occ24/102024-11: $5,290 rev, 73% occ2024-12: $4,966 rev, 71% occ2025-01: $2,363 rev, 32% occ25/012025-02: $2,809 rev, 39% occ2025-03: $3,864 rev, 84% occ2025-04: $4,599 rev, 80% occ25/042025-05: $5,893 rev, 74% occ2025-06: $5,715 rev, 87% occ2025-07: $5,061 rev, 90% occ25/072025-08: $3,165 rev, 65% occ2025-09: $3,594 rev, 30% occ2025-10: $1,437 rev, 32% occ25/102025-11: $2,047 rev, 30% occ2025-12: $2,634 rev, 39% occ2026-01: $1,595 rev, 23% occ26/012026-02: $2,200 rev, 32% occ2026-03: $2,472 rev, 29% occ2026-04: $2,554 rev, 40% occ26/042026-05: $3,009 rev, 32% occ2026-06: $2,281 rev, 27% occ2026-07: $771 rev, 10% occ26/072026-08: $956 rev, 6% occ2026-09: $0 rev, 0% occ2023-04: 17% occupied2023-05: 29% occupied2023-06: 47% occupied2023-07: 65% occupied2023-08: 26% occupied2023-09: 60% occupied2023-10: 65% occupied2023-11: 60% occupied2023-12: 68% occupied2024-01: 42% occupied2024-02: 41% occupied2024-03: 61% occupied2024-04: 57% occupied2024-05: 71% occupied2024-06: 50% occupied2024-07: 55% occupied2024-08: 35% occupied2024-09: 47% occupied2024-10: 52% occupied2024-11: 73% occupied2024-12: 71% occupied2025-01: 32% occupied2025-02: 39% occupied2025-03: 84% occupied2025-04: 80% occupied2025-05: 74% occupied2025-06: 87% occupied2025-07: 90% occupied2025-08: 65% occupied2025-09: 30% occupied2025-10: 32% occupied2025-11: 30% occupied2025-12: 39% occupied2026-01: 23% occupied2026-02: 32% occupied2026-03: 29% occupied2026-04: 40% occupied2026-05: 32% occupied2026-06: 27% occupied2026-07: 10% occupied2026-08: 6% occupied2026-09: 0% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • Rate is NOT the problem: ADR $262 over the last 30 days (up from $222 12-mo avg) — when it books, it books well.
  • Product is solid: arcade, shuffleboard, hot tub, new dryer, 118 reviews at 4.87★.

What's holding it back

  • Bookings collapsed: 6 made in the last 90 days vs 19 in the same window last year.
  • Last 30 days: 33% occupied vs 77% a year ago; next 30 days: only 30% booked ($2.4K vs $5.8K earned in that window last year).
  • Rates held while volume halved → this is a visibility/conversion problem, not a pricing one.
  • Cover photo is an overcast side-of-house shot with a shrub in frame — on a listing named “Mountain Views.”

Versus the rest of the Morganton five

last 365 days revenue
6913$67.5K6280$47.5K6834$40.3K6883$35.3K6260 ←$34.4K
Market check — Morganton / Burke County NC
Market occupancy 42–56% (AirROI low / AirDNA high) · market ADR $160–190 · median $143 · top 10% $366+ · typical listing $17–21K/yr typical listing.
This property: 42.2% occupancy · $222 ADR · $34.4K last 365 days.
Supply +8–21% YoY but revenue/listing still +11% — no saturation yet. Burke County visitor spending $154M in 2024 (+11.9%, 2nd-fastest in NC). Watch: post-Helene Asheville demand tailwind fades as that market recovers.

The plan — how we make this property better

ordered by priority

Swap the cover photo TODAY DO FIRST

Cost: $0Payoff: Click-through is the first lever of ranking recoveryEffort: 30 minutes

The sunset fire-pit-with-view shot already exists in the photo set. Lead with it, then view → hot tub → arcade → interiors. Weak covers suppress clicks, clicks suppress ranking, ranking suppresses bookings.

BEFORE — current coverovercast · side of house · shrub blocks frame · no viewAFTER — sunset fire pit + the actual viewgolden hour · fire lit · layered ridgelines — the photo already exists in the set→
Concept sketch — The swap — both photos already exist in the set.

Run the visibility audit DO FIRST

Cost: $0Payoff: Finds the leakEffort: 1 hour

In order: (1) incognito search “Morganton NC cabin” for 3 date ranges — note 6260's page position; (2) check for calendar blocks/min-stay rules choking availability; (3) confirm Smart Pricing isn't pinning weekday rates above comps; (4) count new 3BR+hot-tub listings in Morganton this year (market supply +21%); (5) re-read every review ≤4★ from the last 6 months for a recurring theme.

Open the view corridor HIGH VALUE

Cost: $500–1,200 (arborist day)Payoff: The listing finally earns its nameEffort: One day

Selective trim of 3 trees + understory between the deck and the ridgeline, keeping edge trees for framing. Re-shoot the cover from the deck the same week.

TODAY — view interruptedopened sightlineAFTER selective trim — framed view3 trees + understory between deck and ridgelineedge trees kept for framing & privacy — arborist day rate, not a clearing job
Concept sketch — Concept — selective trim, not a clearing job.

Reposition for families: lead with the game room HIGH VALUE

Cost: $0Payoff: Differentiation in a crowded 3BR fieldEffort: An evening

Title and first five photos should say “arcade + shuffleboard + hot tub.” In a market where every 3BR has a hot tub and a view, the game room is the tiebreaker kids veto for.

Two-week ranking reset, then ladder back HIGH VALUE

Cost: Temporary marginPayoff: Rebuilds booking velocity signalEffort: Low

If the audit finds no smoking gun: price 10–15% under comparable 3BRs for 14 days to force bookings, collect the reviews, then step rates back up. Platforms reward momentum.

Consider going pet-friendly WORTH DOING

Cost: Cleaning process + pet fee setupPayoff: +24% RevPAR for pet-friendly listings (KeyData); +5.4% demand growth (AirDNA) — an occupancy lever for a property short on bookingsEffort: Low

Nobody in the portfolio takes pets, only ~25% of competing listings allow them, and pet-friendly is one of the most-used search filters in rural markets. For a listing whose problem is VOLUME, this opens a whole filtered-out demand pool. Pet fee covers the extra clean; the top Morganton comp (Shortoff Mountain Retreat, $92K/yr) is dog-friendly.

Diversify off Airbnb/VRBO duopoly WORTH DOING

Cost: $0Payoff: ResilienceEffort: Low

78/22 Airbnb/VRBO with zero direct. Add the StayAgain direct push here too.

Current amenities (verified against guidebook/knowledge base):
Hot tubArcade + shuffleboardFire pitPropane fireplaceStarlink + backupW/D (new dryer)
Revenue = Hospitable payout (nightly + cleaning fees, net of platform host fees) — what actually hits the bank. Trailing windows assign revenue by check-in date; forward windows and occupancy are computed night-by-night. Occupancy is measured against each property's time in service. Data: Hospitable export Jun 11, 2026 (1,003 reservations, all platforms). Market figures: AirDNA / AirROI / Rabbu public data — see sources where cited. Concept sketches are illustrative, not to scale.