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fc1 · 33 Fox Creek (Creekside Cabin)

Fox Creek Rd · Bryson City NC · Sleeps 4 · 2BR · 1BA

UNDERPRICED — 93% FULL AT HALF MARKET RATE

Scorecard

Sleeps 4 · 2BR · 1BA · windows ending June 11, 2026
Last 365 days
$3.9K
79.2% occ · ADR $104 new
Last 90 days
$3.9K
79.2% occ new
Last 30 days
$2.7K
93.3% occ · ADR $104 new
Next 30 days
$3.1K
66.7% booked
Next 90 days
$6.1K
47.8% booked
Booked ahead (all)
$6.4K
15 stays · thru 2026-09
Booking pace: 29 reservations made in the last 90 days worth $10.3K. (No prior-year baseline — property launched recently.)
2.7 nights avg stayparty of 2.3books 17 days outvrbo 100%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$3K$2.3K$1.5K$754$02026-04: $208 rev, 7% occ26/042026-05: $2,933 rev, 87% occ26/052026-06: $3,016 rev, 80% occ26/062026-07: $2,815 rev, 61% occ26/072026-08: $730 rev, 19% occ26/082026-09: $633 rev, 20% occ26/092026-04: 7% occupied2026-05: 87% occupied2026-06: 80% occupied2026-07: 61% occupied2026-08: 19% occupied2026-09: 20% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • 93% occupied over the last 30 days — guests love it at this price.
  • Booked solid through a 17-day average lead time; $6.4K already on the books ahead.
  • 75 ft from the creek, outdoor TV, hot tub — the product is right.

What's holding it back

  • $104 ADR sits below even the BOTTOM QUARTILE of Bryson City ($166) — comps with this exact amenity stack (hot tub + creek + fire pit) observe $237–280/night.
  • VRBO-only: invisible to the largest guest pool in this market.
  • No Keurig / small kitchen gaps vs its two sister cabins.

Versus the rest of the Fox Creek trio

last 365 days revenue
fc3$8.4Kfc2$8Kfc1 ←$3.9K
Market check — Bryson City NC
Market occupancy 38–48% (AirROI low / AirDNA high) · market ADR $250–269 mean · $220 median · top 25% $302+ · bottom 25% $166 · typical listing $30–31.5K/yr per listing (+14.5% YoY).
This property: 79.2% occupancy · $104 ADR · $3.9K last 365 days.
1–2BR cabins are 63% of this market — small cabins set these numbers. October is the #1 month (55% occ, $280 ADR); Polar Express (132K riders in 2024) makes Nov–Dec a second peak that books 77 days out — set those rates by August. True dead zone is only Jan–Feb.

The plan — how we make this property better

ordered by priority

Cross-list on Airbnb DO FIRST

Cost: $0Payoff: Largest single unlock at Fox CreekEffort: An evening

It's the only cabin of the three not on Airbnb — in a market where Airbnb is the dominant channel. Use the fresh March 2026 photo set; seed a competitive launch rate for the first 5 bookings to build reviews, then ladder.

Rate ladder: $104 → $150–165 now, $175+ for October DO FIRST

Cost: $0Payoff: +$8–12K/yr at current occupancyEffort: Low

At 93% occupancy you are leaving money on the table every single night. Market proof: Bear Hug Cabin (1BR, hot tub, views) observes $280; Sweet Caroline (1BR couples) $237 — every $237+ comp has a hot tub, and this cabin has one. Move in two steps so the calendar absorbs it; price October at $280-tier and Polar Express weeks (Nov–Dec, books 77 days out) like the event they are — set by August.

Close the parity gaps HIGH VALUE

Cost: ~$150Payoff: Removes review risk as rates riseEffort: An afternoon

Keurig + coffee kit, mixer attachments, back-door fix. At $165/night guests notice what $104 guests forgive.

Build the shared Creekside Grove WORTH DOING

Cost: $2–4K across all 3 cabinsPayoff: Group bookings across the trioEffort: 1–2 weekends

Fire circle on the creek, hammock grove, cornhole lawn, string lights connecting the cabins — sells 12-person family reunions that book all three at once.

Fox Creek — shared Creekside Grove (plan view, between the three cabins)Fox Creekfc1 · 33fc2 · 69fc3 · 85creekside fire circlehammock grovecornhole + yard gamesstring lights tie the three cabins to one shared social heart — books groups across all 3 at once
Concept sketch — Concept plan — one social heart between the three cabins.
Current amenities (verified against guidebook/knowledge base):
Hot tub~75 ft to creekOutdoor TVFire pitStarlinkW/D
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.