You granted Pacer PriceLabs access on July 30. This audit is the free portfolio assessment we discussed on our call, built from your live PriceLabs account, your OwnerRez channel data, and your public listings. Nothing in your account was changed.
July 31. Goals, portfolio shape, fee structure walked through.
This document. What is working, what is leaking, what we would do.
Formal scope and pricing, tailored to these 10 units.
Dedicated revenue manager assigned. About one week for a portfolio this size.
Pricing, minimum stays, promotions, and listings worked every day.
Diagnosis: occupancy rose 6.3 points while ADR fell $1.20. The bookings are coming, but through overrides and stacked discounts that sell nights below what the market pays. That is rate leakage, not a demand problem.
The shape of the year so far: 37 more bookings, 6.3 more occupancy points, and not a dollar more per night. Guests said yes faster and further out, window up 9.5 days, which is exactly the demand signal that supports firmer pricing. The market gave you room to raise; the settings gave it back.
Basis: PriceLabs account-level rollup, all 10 listings, stay dates Jan 1 to Jul 31, 2026 vs same period last year. Not same-store adjusted; listings added during the window contribute partial-year revenue to both periods.
Each listing competes against its own local compset. The trailing-year market numbers below are what your comps actually achieved, and the right-hand column is where you sit against them for the next 60 days.
| Market | Your Listings | Market Occupancy | Market ADR | Market Booking Window | Your Next-60-Day Occupancy |
|---|---|---|---|---|---|
| Indianapolis, IN | SENATE, SOUTH, COLLEGE, ALABAMA, KANSAS | 46% | $266 | 20 days | 20-37% |
| Sevierville, TN (Smokies) | 4PAWS, NINE MILE | 62% | $348 | 38 days | 27-35% |
| Incline Village, NV (Tahoe) | TAHOE | 43% | $358 | 25 days | 27% |
| Myrtle Beach, SC | Oceanfront 6BR | 50% | $567 | 58 days | 62% |
| Joshua Tree, CA | Mojave Vista | 51% | $271 | 22 days | 55% |
The Smokies gap matters most right now. Sevierville runs 62% occupancy at a $348 market ADR, your strongest market on paper, and both cabins sit in the low 30s for the next 60 days heading into leaf season, the highest-rate window of the Smokies year.
Source: PriceLabs Neighborhood Data, bedroom-matched nearby compsets, trailing-year summaries pulled Aug 1, 2026. Myrtle Beach compset is 4-5BR; your 6BR likely comps higher.
| Channel | Bookings | Share of Bookings | Revenue | Share of Revenue | ADR | Avg Stay |
|---|---|---|---|---|---|---|
| Airbnb | 254 | 84.7% | $225.7K | 78.3% | $262 | 3.5 nights |
| Vrbo | 38 | 12.7% | $35.7K | 12.4% | $204 | 4.7 nights |
| Direct | 2 | 0.7% | $12.1K | 4.2% | $864 | 7.0 nights |
| Other | 6 | 2.0% | $14.8K | 5.1% | $477 | 5.1 nights |
Airbnb carries 84.7% of bookings. One ranking change, one suspended listing, one policy shift, and the portfolio feels it immediately.
Vrbo books at $204 vs $262 on Airbnb, $58 a night lower on longer stays. That points to rate-parity or markup settings, not a demand ceiling.
Two direct bookings all year, but at $864 a night and 7-night stays. Playparkvacations.com is live and converting the highest-value stays you take. It has never been merchandised.
Source: PriceLabs Booking Channels, stay dates Jan 1 to Jul 31, 2026, all listings. "Other" is unattributed in OwnerRez.
This is not a neglected account. The PriceLabs setup shows real intent, and several pieces are exactly what we would build.
Gap-length-matched minimum stays plus a 15% premium on 1-2 night orphan gaps. This is an advanced configuration most operators never touch.
Market-driven premiums build to +20% for far-out dates, protecting early-bird rate instead of giving the calendar away a year in advance.
Minimum prices sit low relative to base, with a 110%-of-last-year rule beyond 180 days. Floors that protect rather than block, which is the correct philosophy.
All 10 listings sync prices daily to OwnerRez. The pipes work. What flows through them is the opportunity.
August is blanket-priced by hand on the cabins: flat weekly blocks of $160-200 on 4PAWS against a $231 base, $210-325 on TAHOE against $269. Flat weeks ignore weekend, event, and demand spreads. The engine you pay for is switched off exactly where revenue is decided.
Last-minute discounts reach 35% inside 3 days (4PAWS) and 30% inside 15 days (TAHOE), on top of a booking-recency markdown of up to 15%. Stacked, a quiet fortnight can push nights out at nearly half price, and it teaches guests to wait.
Zero occupancy-based rules on the listings we audited, and no maximum price on any of the 10. Nothing automatically firms rate when a month fills, which is how Myrtle Beach hit 100% occupancy with money left on the table.
| Listing | Base Price | Market ADR (Trailing Yr) | Next-60-Day Occ | Last New Booking | Read |
|---|---|---|---|---|---|
| 4PAWS (Sevierville) | $231 | $348 | 27% | Jul 5 | Priced in bottom quartile, still under-occupied. Conversion problem, not price. |
| TAHOE (Incline Village) | $269 | $358 | 27% | Jun 4 | 58 days without a booking in peak Tahoe summer, under manual pricing. |
| SENATE (Indianapolis) | $110 | $266 | 27% | Jul 20 | Base set far below the compset. Anchors the whole curve low. |
| Myrtle Beach 6BR | $476 | $567 | 62% | Jun 7 | 97% booked 30 days out vs a 4-5BR compset. Underpriced flagship. |
Sources: PriceLabs dashboard, per-listing calendars and Neighborhood Data, pulled Aug 1, 2026. Base price and market ADR are different measures; the pairing shows pricing posture, and the listing-vs-market price charts confirm bottom-quartile positioning on all four.
COLLEGE - LUXURY STYLISH CLEAN HOME... INDY-SLEEPS 20!
Downtown Indy Estate for 16 | Game Room | Long Driveway Parking
Sources: playparkvacations.com and PriceLabs listing titles, reviewed Aug 1, 2026. Post-signing, every listing gets the full copy, photo-order, and caption treatment as part of onboarding.
The lift does not come from one big move. It comes from rate integrity on the calendar, the discount stack rebuilt into targeted gap-fill, ceilings that firm compressed dates, Vrbo parity fixed, and fall inventory sold at leaf-season rates instead of panic rates.
Illustrative model, to be finalized with your proposal. Fee basis: 10 units at the quoted per-unit range plus one-time onboarding, detailed on page 13.
The next 60 days decide the year. Seven of ten listings are under 40% booked into the strongest windows their markets have: Smokies leaf season, Tahoe shoulder, Indy event fall. The instinct will be to discount into it. The opportunity is the opposite: turn the engine back on, hold rate where demand is provably rising, and sell those nights at market instead of 35% under it.
A Gulf-front operator handed Pacer a 20-unit portfolio. One year later, same units, revenue went from $305K to $465K. A seasonal beach market won by holding rate through the peak and defending the shoulder with minimum stays instead of a fire sale. The same playbook Myrtle Beach and the Smokies call for.
A two-peak beach portfolio, spring break and summer with a soft middle, grew from $745K to $1.00M on the same units. The work was rate discipline in the peaks, long-stay pricing for the winter window, and minimum-stay defense through the shoulder.
The Pacer Promise: if you cancel within the first six months, for any reason, we refund 50% of the ongoing management fees you paid. Average client tenure is 21 months; we can afford to stand behind the work.
Keagan Dunn · Pacer Revenue Management · pacerrev.com