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fc2 · 69 Fox Creek (Creekside Retreat)

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

WATCH — 4.6★ RATING IS THE BOTTLENECK

Scorecard

Sleeps 4 · 2BR · 1BA · windows ending June 11, 2026
Last 365 days
$8K
56.5% occ · ADR $166 new
Last 90 days
$8K
56.5% occ new
Last 30 days
$2.9K
60.0% occ · ADR $197 new
Next 30 days
$2K
36.7% booked
Next 90 days
$3K
18.9% booked
Booked ahead (all)
$3.3K
6 stays · thru 2026-10
Booking pace: 19 reservations made in the last 90 days worth $9.9K. (No prior-year baseline — property launched recently.)
2.8 nights avg stayparty of 2.5books 30 days out4.64★ last 12 mo (11 reviews all-time)airbnb 100%

Revenue & occupancy by month

bars = monthly revenue (green = on the books, future) · line = occupancy
$3.1K$2.4K$1.6K$786$02026-03: $1,234 rev, 26% occ26/032026-04: $2,651 rev, 57% occ26/042026-05: $3,144 rev, 58% occ26/052026-06: $2,903 rev, 53% occ26/062026-07: $474 rev, 10% occ26/072026-08: $585 rev, 10% occ26/082026-09: $0 rev, 0% occ26/092026-03: 26% occupied2026-04: 57% occupied2026-05: 58% occupied2026-06: 53% occupied2026-07: 10% occupied2026-08: 10% occupied2026-09: 0% occupied0%50%100%
earned revenuebooked (future)occupancy %

What's working

  • Highest ADR of the trio ($166 12-mo, $197 last 30) — proof the market pays more here.
  • 30–40 ft to the creek, Keurig, outdoor TV — strong base product.

What's holding it back

  • 4.64★ average rating — below Airbnb's ~4.7 visibility threshold. This is the bottleneck (sister cabin fc3 runs 4.73 with the same template).
  • Thinnest forward calendar at Fox Creek: $3.3K booked ahead; next 90 days just 19% booked.
  • Known small gripes: bedroom curtains, small comfort details — exactly what early reviews punish.

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: 56.5% occupancy · $166 ADR · $8K 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

Review rescue plan DO FIRST

Cost: ≤$500Payoff: Back over 4.7 = back in searchEffort: 2–3 weeks

Read every review ≤4★ and fix the named causes (curtains are already known). Respond publicly and graciously to each. Then drive volume: post-stay 5★ nudges, a small returning-guest discount, and flawless next 10 stays. With 11 reviews, four straight 5★s move the average over 4.7.

Blackout curtains + bedroom comfort pass HIGH VALUE

Cost: ~$300Payoff: Removes the named complaintEffort: An afternoon

Blackout curtains both bedrooms, better pillows, bedside charging. Cheap insurance on every future review.

Hold rates until the rating recovers — then $175–185 HIGH VALUE

Cost: $0Payoff: Sequencing protects the fixEffort: Low

Raising price on a 4.6★ listing compounds the problem. Fix rating first (2–3 weeks), then ladder rates with fc3 — the market's median is $220 and this cabin already charges the most of the trio when it books.

Make fc2 the pet-friendly cabin HIGH VALUE

Cost: ~$0 + $75–125 pet fee per stayPayoff: +24% RevPAR for pet-friendly listings (KeyData); only ~25% of listings allow petsEffort: Low

fc2's problem is occupancy, and pet-friendly is the single strongest free occupancy lever measured — it opens a demand pool most listings filter out. Smokies trips are dog trips. Pet fee covers the deep clean; keeping it to ONE cabin of the three contains the operational cost and gives the trio a differentiated unit.

Creekside Grove participation WORTH DOING

Cost: (shared)Payoff: Group bookingsEffort: —

Same shared-amenity play as fc1/fc3 — the grove gives fc2 marketing material that isn't rating-dependent.

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 tub30–40 ft to creekOutdoor TVKeurigStarlinkW/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.