Market intelligenceGranby & Grand Lake, COTrailing 12 months · Summer-heavy market
Granby + Grand Lake submarkets15 operators · 381 listings
Bedroom-Normalized RevPAR Benchmark
In Granby, the biggest homes top the RevPAR chart. The real yield leaders are whoever prices the bedroom sharpest.
A bedroom-normalized look at trailing-12-month performance across the operators competing in the Granby and Grand Lake submarkets — a summer-heavy mountain-lake market where home size, not pricing skill, drives the raw rankings.
$51.57
Median RevPAR per bedroom
$38–$67
Per-bedroom yield range across operators
1.6–5.7
Avg bedrooms / unit range (home-size spread)
$11.3M
Tracked rental revenue · comp set (TTM)
About the data. Everything here is built from AirDNA's operator-level Property Manager Analysis for the Granby and Grand Lake submarkets. Listing counts and RevPAR are AirDNA estimates and can differ 5-15% from an operator's internal numbers; bedroom averages are sampled from each operator's public Airbnb listings. National brands (Evolve, Vacasa, WorldMark) and multi-market franchises (SkyRun, Traverse) are shown as benchmarks but excluded from the per-bedroom ranking. Treat every figure as directional, useful for comparison, not as audited financials.
Yield per bedroom
Revenue per available bedroom, side by side.
RevPAR rewards whoever runs the biggest homes. Revenue per available bedroom strips that out and compares operators on the same axis. Here is the Granby comp set, bedroom for bedroom — Mountainside, a pure Granby Ranch condo operator, leads the local field.
StayWinterPark (multi-mkt)
$67.42
Elysian (multi-mkt)
$66.74
Mountainside
$62.72
McAdams Services
$55.46
Summit Time (multi-mkt)
$52.37
Centric OASIS (multi-mkt)
$50.77
CabinMasters (Mira Stays)
$48.96
Granby Ranch Getaways
$46.88
Grand County Local Host
$40.26
Will (Granby Ranch host)
$37.63
The hidden re-ranking
The same operators, ranked two ways.
Re-rank the comp set by RevPAR per bedroom and the order scrambles. Operators that look strong on raw RevPAR are often just renting bigger homes.
Ranked by raw RevPAR
1Centric OASIS$288.87
2Elysian$260.28
3CabinMasters (Mira Stays)$174.80
4McAdams Services$154.19
5Will (Granby Ranch host)$138.09
6Granby Ranch Getaways$137.35
7StayWinterPark$134.85
8Summit Time$129.89
9Grand County Local Host$103.07
10Mountainside$102.24
Ranked by RevPAR / bedroom
1StayWinterPark ▲ +6$67.42
2Elysian ▬ 0$66.74
3Mountainside ▲ +7$62.72
4McAdams Services ▬ 0$55.46
5Summit Time ▲ +3$52.37
6Centric OASIS ▼ -5$50.77
7CabinMasters (Mira Stays) ▼ -4$48.96
8Granby Ranch Getaways ▼ -2$46.88
9Grand County Local Host ▬ 0$40.26
10Will (Granby Ranch host) ▼ -5$37.63
What changes. Mountainside runs the smallest homes in the market (1.63 BR) and sits dead last on raw RevPAR — yet jumps to the top tier on yield per bedroom. Centric OASIS, the market's largest-home operator at 5.69 BR, leads raw RevPAR but falls to mid-pack once size is stripped out. Raw RevPAR is a home-size ranking; per-bedroom yield is a pricing ranking.
Full rankings
Every benchmarked Granby & Grand Lake operator, by per-bedroom yield.
Rank
Property Manager
Listings**
Avg BR**
Raw RevPAR
RevPAR / BR
Rating
#1
StayWinterPark *
30
2.00
$134.85
$67.42
4.76
#2
Elysian *
7
3.90
$260.28
$66.74
4.92
#3
Mountainside
38
1.63
$102.24
$62.72
4.75
#4
McAdams Services
17
2.78
$154.19
$55.46
4.92
#5
Summit Time *
6
2.48
$129.89
$52.37
4.88
#6
Centric OASIS *
13
5.69
$288.87
$50.77
4.88
#7
CabinMasters (Mira Stays)
6
3.57
$174.80
$48.96
4.83
#8
Granby Ranch Getaways
12
2.93
$137.35
$46.88
4.76
#9
Grand County Local Host
5
2.56
$103.07
$40.26
4.92
#10
Will (Granby Ranch host)
9
3.67
$138.09
$37.63
4.95
—
SkyRun Vacation Rentals · benchmark
23
—
$189.74
—
4.87
—
WorldMark · benchmark
26
—
$149.07
—
4.90
—
Evolve · benchmark
111
—
$142.40
—
4.72
—
Vacasa · benchmark
73
—
$115.87
—
4.39
—
Traverse Hospitality · benchmark
5
—
$108.37
—
4.80
*Multi-market operator: bedroom average sampled from a portfolio extending beyond the Granby/Grand Lake submarkets, so it reflects the broader mix. **Listing counts are AirDNA estimates (aggregated across Airbnb, VRBO, and direct, typically within 5-15% of an operator's internal numbers); bedroom averages are sampled from public Airbnb listings. National brands and multi-market franchises with no isolable in-market listing set are shown as benchmarks and excluded from the per-bedroom ranking.
Size-adjusted view
Yield per bedroom, adjusted for home size.
Bigger homes earn less per bedroom — a four-bedroom doesn't rent for 4× a one-bedroom. The dashed line is that size-adjusted trend across the comp set. The fair question isn't "who is below the field," it's "who is below the line for their size."
The trend slopes down about $2.32 per added bedroom.
Operators sitting below the line are under-yielding for their home size — that vertical gap, not their position in the raw ranking, is the recoverable RevPAR. In Granby those are mostly the local Granby Ranch and lake-area managers (Will (Granby Ranch host), Grand County Local Host, Granby Ranch Getaways), running mid-size homes at per-bedroom yields well under the size-adjusted benchmark.
Where the opportunity sits
The recoverable yield is concentrated in the local operators.
The multi-market and large-home operators already sit at or above the size-adjusted line — their pricing is dialed in. The gap is the local Granby Ranch and lake-area managers running mid-size homes below the trend for their size.
$351K/ year
Estimated annual revenue the below-trend local operators leave on the table collectively, if each reached the size-adjusted benchmark for its home size, across the in-market bedrooms they operate. Directional — the size of the prize, not a promise.
The yield leaders (skip)
Mountainside, Elysian, McAdams, Centric OASIS
At or above the size-trend — pricing already sharp
The targets (recoverable)
Will (Granby Ranch host), Grand County Local Host, Granby Ranch Getaways
Up to $14 / bedroom under the line
Targets are identified as operators whose RevPAR per bedroom sits below the size-adjusted trend line for their bedroom count. Gap is measured to that line, not to the top of the field, so it is size-controlled and reflects pricing execution rather than inventory. Actual recoverable lift depends on each operator's seasonality, channel mix, and rate constraints.
Run the Granby playbook with your data
This was built from public data in an afternoon. With an operator's booking and rate feed, Pacer pinpoints exactly where the per-bedroom yield is leaking and runs the daily pricing strategy to recover it.