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6280 · Stunning Views

High Mountain Rd · Morganton NC · Sleeps 2 · 1BR · 1BA

STABLE — RAISE THE CEILING

Scorecard

Sleeps 2 · 1BR · 1BA · windows ending June 11, 2026
Last 365 days
$47.5K
53.7% occ · ADR $240 ▼ -7%
Last 90 days
$13.2K
66.7% occ ▶ -1%
Last 30 days
$4.3K
66.7% occ · ADR $217 ▼ -12%
Next 30 days
$4.1K
46.7% booked · LY actual: $5.1K (66.7%)
Next 90 days
$8.6K
28.9% booked · LY actual: $10.2K (47.8%)
Booked ahead (all)
$10.6K
10 stays · thru 2027-06
Booking pace (leading indicator): 17 reservations made in the last 90 days worth $13.7K — vs 15 worth $9.7K in the same window last year.
2.7 nights avg stayparty of 3.3books 26 days out4.97★ last 12 mo (103 reviews all-time)airbnb 78% · vrbo 21% · direct 1%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$6.1K$4.6K$3K$1.5K$02022-07: $572 rev, 10% occ22/072022-08: $5,233 rev, 87% occ2022-09: $4,826 rev, 77% occ2022-10: $3,518 rev, 45% occ22/102022-11: $6,069 rev, 87% occ2022-12: $5,580 rev, 81% occ2023-01: $3,999 rev, 61% occ23/012023-02: $3,689 rev, 64% occ2023-03: $5,032 rev, 74% occ2023-04: $3,774 rev, 67% occ23/042023-05: $3,501 rev, 45% occ2023-06: $4,343 rev, 57% occ2023-07: $3,559 rev, 45% occ23/072023-08: $4,151 rev, 61% occ2023-09: $3,469 rev, 47% occ2023-10: $0 rev, 10% occ23/102023-11: $1,449 rev, 23% occ2023-12: $3,230 rev, 42% occ2024-01: $981 rev, 16% occ24/012024-02: $587 rev, 10% occ2024-03: $0 rev, 0% occ2024-04: $4,112 rev, 57% occ24/042024-05: $3,757 rev, 52% occ2024-06: $3,318 rev, 50% occ2024-07: $4,540 rev, 61% occ24/072024-08: $4,572 rev, 55% occ2024-09: $2,666 rev, 33% occ2024-10: $5,448 rev, 61% occ24/102024-11: $5,737 rev, 70% occ2024-12: $5,332 rev, 71% occ2025-01: $3,138 rev, 48% occ25/012025-02: $2,597 rev, 36% occ2025-03: $4,163 rev, 58% occ2025-04: $3,449 rev, 53% occ25/042025-05: $5,722 rev, 68% occ2025-06: $5,089 rev, 70% occ2025-07: $3,807 rev, 52% occ25/072025-08: $2,585 rev, 39% occ2025-09: $1,133 rev, 13% occ2025-10: $4,914 rev, 58% occ25/102025-11: $5,030 rev, 67% occ2025-12: $4,533 rev, 58% occ2026-01: $3,383 rev, 48% occ26/012026-02: $3,453 rev, 50% occ2026-03: $4,248 rev, 58% occ2026-04: $4,168 rev, 63% occ26/042026-05: $4,402 rev, 68% occ2026-06: $4,014 rev, 53% occ2026-07: $4,774 rev, 39% occ26/072026-08: $1,127 rev, 13% occ2026-09: $0 rev, 0% occ2022-07: 10% occupied2022-08: 87% occupied2022-09: 77% occupied2022-10: 45% occupied2022-11: 87% occupied2022-12: 81% occupied2023-01: 61% occupied2023-02: 64% occupied2023-03: 74% occupied2023-04: 67% occupied2023-05: 45% occupied2023-06: 57% occupied2023-07: 45% occupied2023-08: 61% occupied2023-09: 47% occupied2023-10: 10% occupied2023-11: 23% occupied2023-12: 42% occupied2024-01: 16% occupied2024-02: 10% occupied2024-03: 0% occupied2024-04: 57% occupied2024-05: 52% occupied2024-06: 50% occupied2024-07: 61% occupied2024-08: 55% occupied2024-09: 33% occupied2024-10: 61% occupied2024-11: 70% occupied2024-12: 71% occupied2025-01: 48% occupied2025-02: 36% occupied2025-03: 58% occupied2025-04: 53% occupied2025-05: 68% occupied2025-06: 70% occupied2025-07: 52% occupied2025-08: 39% occupied2025-09: 13% occupied2025-10: 58% occupied2025-11: 67% occupied2025-12: 58% occupied2026-01: 48% occupied2026-02: 50% occupied2026-03: 58% occupied2026-04: 63% occupied2026-05: 68% occupied2026-06: 53% occupied2026-07: 39% occupied2026-08: 13% occupied2026-09: 0% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • Occupancy is up year-over-year (+4.5 pts on 90 days) at 67% — the couples niche is loyal.
  • Recent bookings are worth more: last-90-day booking activity brought $13.7K vs $9.7K a year ago (+40%).
  • 103 reviews, 4.97★ over the last 12 months — bulletproof social proof.

What's holding it back

  • ADR drifting down: $240 (12-mo) → $217 (last 30) — winning stays it doesn't need to discount for.
  • Product is charming but spartan for the rate: 33" TV, no laundry, basic styling.
  • Cistern water system caps capacity — the upside has to come from rate, not volume.

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: 53.7% occupancy · $240 ADR · $47.5K 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

Couples'-retreat interior refresh HIGH VALUE

Cost: $1.5–2.5KPayoff: Supports +$20–30 ADREffort: 1–2 weekends

Paint an accent wall, tall headboard, hotel-grade linens, warm sconces on dimmers, coffee-and-wine nook. The room should photograph like a boutique suite — that's what milestone-trip couples pay up for.

6280 — Couples’ Retreat refresh (room elevation)king bed · tall headboard · hotel linens + throwwarm sconces on dimmersdeep-green accent wallcoffee + wine nookCost-light: paint, headboard, linens, sconces, nook styling — photographs like a boutique suite
Concept sketch — Concept elevation — cost-light boutique-suite restyle.

Stop the ADR drift: firm up weekends HIGH VALUE

Cost: $0Payoff: +$2–4K/yrEffort: Low

At 67–70% occupancy a 1BR has pricing power. Raise Fri/Sat 10–15%, hold; flex midweek only.

Romance package upsell WORTH DOING

Cost: ~$50/booking COGSPayoff: $60–90 attach revenue + reviews that sellEffort: Low

Champagne, chocolates, rose petals, late checkout — offered at booking via Hospitable. Anniversary/babymoon guests convert at high rates.

55" TV upgrade WORTH DOING

Cost: ~$350Payoff: Removes a quiet negativeEffort: An hour

A 33" TV reads as an economy signal in photos and reviews.

Say “celebrating something?” everywhere WORTH DOING

Cost: $0Payoff: Niche SEOEffort: Low

Title/copy tuned to anniversaries, elopements, babymoons — own the occasion search.

Current amenities (verified against guidebook/knowledge base):
Hot tubScreened porchChimenea fire pitWood stoveStarlink
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.