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6913 · The Barndominium

Burkemont Rd · Morganton NC · Sleeps 14 · 5BR · 5BA

FLAGSHIP — PROTECT & MONETIZE

Scorecard

Sleeps 14 · 5BR · 5BA · windows ending June 11, 2026
Last 365 days
$67.5K
33.8% occ · ADR $750 new
Last 90 days
$38K
48.9% occ new
Last 30 days
$21.9K
66.7% occ · ADR $996 new
Next 30 days
$24.6K
76.7% booked
Next 90 days
$59.7K
56.7% booked
Booked ahead (all)
$73.6K
17 stays · thru 2027-05
Booking pace: 20 reservations made in the last 90 days worth $64.2K. (No prior-year baseline — property launched recently.)
2.8 nights avg stayparty of 9.1books 37 days out4.95★ last 12 mo (22 reviews all-time)airbnb 73% · vrbo 25% · direct 2%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$23.5K$17.6K$11.8K$5.9K$02025-09: $2,968 rev, 20% occ25/092025-10: $4,573 rev, 26% occ25/102025-11: $4,178 rev, 20% occ25/112025-12: $11,150 rev, 42% occ25/122026-01: $3,536 rev, 19% occ26/012026-02: $3,114 rev, 18% occ26/022026-03: $7,002 rev, 32% occ26/032026-04: $6,204 rev, 30% occ26/042026-05: $16,158 rev, 61% occ26/052026-06: $21,501 rev, 63% occ26/062026-07: $23,513 rev, 71% occ26/072026-08: $17,926 rev, 45% occ26/082026-09: $6,010 rev, 13% occ26/092025-09: 20% occupied2025-10: 26% occupied2025-11: 20% occupied2025-12: 42% occupied2026-01: 19% occupied2026-02: 18% occupied2026-03: 32% occupied2026-04: 30% occupied2026-05: 61% occupied2026-06: 63% occupied2026-07: 71% occupied2026-08: 45% occupied2026-09: 13% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • Next 30 days are 77% booked at $24.6K — the strongest forward calendar in the portfolio.
  • ADR climbed from $750 (12-mo avg) to $996 over the last 30 days with no occupancy penalty.
  • $64K booked in just the last 90 days of booking activity; 4.95★ across 22 reviews.
  • Amenity stack (heated pool, pickleball, putting green, EV charger) has no local comp.

What's holding it back

  • Only 2% of revenue is direct — every booking pays 3–15% platform tax.
  • Pool-heat upsell ($100–150/day shoulder season) is handled manually, so it's inconsistently sold.
  • Listing gallery doesn't show the property as an event canvas — groups have to imagine it.

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: 33.8% occupancy · $750 ADR · $67.5K 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

Publish a “Groups & Weddings” page and show the layout HIGH VALUE

Cost: ~$0 (page + diagram)Payoff: +$5–8K/yr (2–3 peak-rate event weekends)Effort: Half a day

Hidden Hill wedding venue is 1–2 minutes away and you control the best lodging near it. Add a Groups & Weddings section to the listing + a direct-booking landing page showing how the property hosts a wedding party: long-table dinners by the pool, fire circle, pickleball bracket, 14 beds. Pitch Hidden Hill's coordinator on a standing referral.

6913 — Reunion & wedding-party layout (what the listing should SHOW)barndominiumsleeps 14heated poolpickleball courtputting greenlong-table dinners (welcome party · rehearsal)fire circleHidden Hill venue is 1–2 minutes away — this diagram belongs in the listing gallery + a “Groups & Weddings” page
Concept sketch — Concept diagram — the reunion/wedding-party layout the listing should show.

Automate the pool-heat upsell HIGH VALUE

Cost: $0–500 (iAquaLink hook + Hospitable upsell)Payoff: +$3–5K/yrEffort: Low

Shoulder-season pool heat at $100–150/day sells itself when offered at booking and 3 days pre-arrival. Wire it as a standard Hospitable upsell so no stay goes unasked.

Test a 3–4 night minimum on peak windows HIGH VALUE

Cost: $0Payoff: Industry data: 4BR+ listings with 4-night minimums earn +41% median annual revenueEffort: Low

Hospitable's May 2026 industry report (4.1M listings) found large homes with 4-night minimums dramatically out-earn 1-night-min peers — fewer turnovers, longer bookings, premium guests. Test on July, festival weekend, and October first; keep 2-night mins on shoulder gap weeks.

Twilight photo set WORTH DOING

Cost: ~$350Payoff: Click-through lift on every platformEffort: One evening

Golden-hour set: pool lit + heaters glowing + pickleball under lights. The current set undersells the evening experience that justifies $1K nights.

Hold rates — discount only gap nights WORTH DOING

Cost: $0Payoff: Protects $996 ADREffort: Ongoing

Demand is proven, and comparable Nebo-area trophy homes (no lakefront) run $425–575 blended ADR at 42–50% occupancy ≈ $80–110K/yr — this property is pacing right into that band in year one. Resist whole-calendar discounts; use automated gap-night (≤2-night holes inside 14 days) pricing only. Bonus: no quantified Morganton comp has a pickleball court — first-mover in the search filter.

Grow direct bookings past 2% WORTH DOING

Cost: ~$0Payoff: Saves ~3–15% per shifted bookingEffort: Low

In-house QR card + post-stay email: “Book direct next time with code StayAgain (10% off).” At this property's ADR, every shifted booking is worth $100–300.

Current amenities (verified against guidebook/knowledge base):
Heated poolPickleball courtHot tubEV chargerPutting greenGame tablesOutdoor TV + heatersStarlink
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.