Fox Creek Rd · Bryson City NC · Sleeps 4 · 2BR · 1BA
EMERGING — PRICE TO THE WATERFRONT
Scorecard
Sleeps 4 · 2BR · 1BA · windows ending June 11, 2026
Last 365 days
$8.4K
64.3% occ · ADR $154 new
Last 90 days
$8.4K
64.3% occ new
Last 30 days
$2.8K
73.3% occ · ADR $177 new
Next 30 days
$3.4K
60.0% booked
Next 90 days
$6.7K
42.2% booked
Booked ahead (all)
$6.5K
11 stays · thru 2026-08
Booking pace: 24 reservations made in the last 90 days worth $13.7K. (No prior-year baseline — property launched recently.)
3.4 nights avg stayparty of 2.3books 15 days out4.73★ last 12 mo (11 reviews all-time)airbnb 100%
Revenue & occupancy by month
bars = monthly revenue (green = on the books, future) · line = occupancy
earned revenuebooked (future)occupancy %
What's working
Best earner of the trio ($8.4K since launch) and the longest stays (3.4 nights avg).
Right on the water — the only one of the three that can claim true waterfront.
73% occupied last 30 days; $6.5K booked ahead; 4.73★ and climbing.
What's holding it back
ADR $154 (12-mo) / $177 (last 30) — still well under what a waterfront 2BR commands in Bryson City.
Gallery doesn't lead with the water; small punch-list items (curtain, mixer parts).
Versus the rest of the Fox Creek trio
last 365 days revenue
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: 64.3% occupancy · $154 ADR · $8.4K 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
Price to the waterfront: $185–200 summer/fall DO FIRST
Cost: $0Payoff: +$6–9K/yr now; $237+ tier is the destinationEffort: Low
fc3 is the premium unit of the trio and should be priced like it — creekfront 2BRs with hot tubs are the scarcest inventory in this market, and observed 2BR comps with hot tub + fireplace run $382–393. Step to $185–200 now, price October at the $280 tier, and treat Polar Express weeks (Nov–Dec) as event pricing — November books 77 days out, so the calendar must be set by August.
Make the creek the cover HIGH VALUE
Cost: $0 (photos exist)Payoff: Click-through liftEffort: An hour
March 2026 shoot has the water shots — lead with deck-over-the-creek, then hot tub, then interiors. Rename to feature “Creekfront.”
Punch list WORTH DOING
Cost: ~$100Payoff: Protects rating during rate climbEffort: An afternoon
Small bedroom curtain, mixer attachments, kitchen parity check.
Creekside Grove + trio bundle WORTH DOING
Cost: (shared)Payoff: Reunion buyoutsEffort: —
Grove + a “book all three” bundle (12 guests) priced at a small discount to three separates — reunions are the natural buyer of this cluster.
Concept sketch — Concept plan — one social heart between the three cabins.
Current amenities (verified against guidebook/knowledge base):
Hot tubRight on the 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.