Roadhouse Twin Lakes — Pricing Tool Impact 213 days live
Snapshot as of September 14, 2026 · Dynamic pricing tool launched February 13, 2026 · All years compared at the same point in the booking calendar
2026 Revenue (YTD pace)
$250,326
▲ 10.5% vs 2025 · ▲ 77.6% vs 2022–25 avg
Nights Booked
996
▲ 36.6% vs 729 in 2025
2027 Forward Book
$36,602
20 bookings · 84 nights already on the books
Forward Pace Growth
+161%
vs $14,044 booked at this date last year
The headline: 2026 revenue is running $250,326 — 10.5% ahead of 2025 and 77.6% ahead of the 2022–2025 average of $140,919. The gain is volume-driven: nights are up 36.6% while the average nightly rate fell from $311 to $251. The pricing tool is filling more calendar at lower per-night prices, and the arithmetic is netting out positive.
Since Tool Launch — February 13, 2026
Bookings Taken
427
82% of all 2026 bookings
Revenue Booked
$166,466
66% of 2026 revenue on the books
Nights Booked
735
74% of 2026 nights
Booking Velocity
2.00
bookings per day over 213 days
In the 213 days since launch the properties have taken 427 bookings worth $166,466 in 2026 stay-nights — about two bookings a day, every day. That is the bulk of the year's volume compressed into seven months.
All Properties — Year Over Year
Stay Year
Bookings
Nights
Revenue
Avg Nightly Rate
2022
34
124
$69,025
$557
2023
40
172
$99,434
$578
2024
163
434
$168,656
$389
2025
329
729
$226,561
$311
2026
520
996
$250,326
$251
2027 (forward)
20
84
$36,602
$436
2022
$69,025
2023
$99,434
2024
$168,656
2025
$226,561
2026
$250,326
Revenue has grown every year in the series, but the shape of the growth changed. From 2022 to 2023 the business earned more at a higher rate ($557 → $578). Since 2024 it has earned more at a falling rate — $389, then $311, now $251. Bookings are up 15.3× since 2022 while the nightly rate is down 55%. Watch that the rate decline stays a deliberate trade and not a drift.
Property Breakdown
Grizzly Maze
Year
Nights
Revenue
Rate
2022
124
$69,025
$557
2023
170
$98,755
$581
2024
189
$114,568
$606
2025
205
$120,859
$590
2026
249
$116,456
$468
2027
69
$33,871
$491
Grizzly revenue is down 3.6% year over year — $120,859 to $116,456 — despite selling 44 more nights (+21.5%). The rate fell 20.7%, from $590 to $468, and this year the discount more than cancelled the added occupancy. This is the one number worth interrogating: Grizzly is the only line in the report going backwards, and it may be leaving money on the table at $468.
Roadhouse Lodge
Year
Nights
Revenue
Rate
2022
—
—
—
2023
2
$679
$340
2024
245
$54,089
$221
2025
524
$105,702
$202
2026
747
$133,870
$179
2027
15
$2,731
$182
The Lodge is carrying all of the growth: revenue +26.6% to $133,870 on 747 nights (+42.6%). Its rate also slipped, $202 → $179 (−11.4%), but at this volume the trade clearly pays. 2026 is the first year the Lodge out-earns Grizzly — $133,870 vs $116,456.
2026 Channel Mix
Channel
Bookings
Nights
Revenue
% of Revenue
Airbnb
267
586
$173,120
69.2%
Direct
150
263
$49,977
20.0%
Booking.com
93
127
$22,706
9.1%
VRBO
10
20
$4,524
1.8%
Total
520
996
$250,326
100%
Direct booking is now 20.0% of revenue ($49,977). At the observed Airbnb commission rate of 14.7%, that direct volume represents roughly $7,347 in commission avoided this year. Airbnb still drives 69.2% of revenue — the concentration is a real dependency worth watching.
Forward Booking Pace
Next-year nights already on the books as of Sep 14 in each prior year — the cleanest read on whether the calendar is filling earlier.
Snapshot Date
For Stay Year
Bookings
Nights
Revenue
Sep 14, 2022
2023
9
46
$26,038
Sep 14, 2023
2024
5
21
$16,374
Sep 14, 2024
2025
4
16
$10,783
Sep 14, 2025
2026
10
42
$14,044
Sep 14, 2026
2027
20
84
$36,602
Forward pace is the strongest signal in this report. $36,602 across 84 nights is 2.6× last year's $14,044 and the best forward position in the five-year series — ahead of 2022's $26,038, and on 1.8× the nights. Guests are committing to 2027 far earlier than they committed to 2025 or 2026.
2027 Bookings on the Books
Guest
Property
Check-in
Nights
Payout
Rate/Night
Faith Hughes
Grizzly Maze
Jan 4
5
$1,657
$331
Jasmin Calderon
Grizzly Maze
Jan 21
6
$2,020
$337
Harper Rollins
Grizzly Maze
Jan 27
4
$1,532
$383
Heather Dudek
Penthouse
Jan 29
3
$547
$182
Jace
Lodge Room 2
Jan 29
3
$276
$92
Joanna Haring
Grizzly Maze
Jan 31
6
$2,357
$393
Gabrielle Maxedon
Grizzly Maze
Feb 8
3
$1,270
$423
Lauren Black
Grizzly Maze
Feb 18
5
$1,760
$352
Jeffry Frawley
Grizzly Maze
Feb 25
6
$2,103
$351
Shannon Faber
Lodge Room 2
Feb 26
2
$193
$96
Avery Davis
Grizzly Maze
Mar 5
7
$2,467
$352
Sarah Higginbotham
Grizzly Maze
Apr 17
5
$1,671
$334
Wychocki Jon
Penthouse
May 18
3
$613
$204
Joe Cardosi
Grizzly Maze
Jun 24
3
$2,093
$698
Jane Sullivan
Grizzly Maze
Jul 1
5
$4,356
$871
Heather Proc
Penthouse
Jul 7
2
$632
$316
Chantal Holter
Lodge Room 3
Jul 30
2
$469
$234
Jessica Kratz
Grizzly Maze
Aug 8
7
$4,843
$692
Jess Appel
Grizzly Maze
Aug 19
5
$4,256
$851
19 bookings
—
—
82
$35,115
$428
This list shows the 19 bookings that check in during 2027 (82 nights, $35,115). The forward-pace table above counts 20 bookings, 84 nights and $36,602 because one Grizzly stay checking in December 30, 2026 runs across New Year's and contributes 2 nights (~$1,487) to 2027 under per-night splitting.
13 of 19 2027 bookings are Grizzly Maze, and the summer run — Joe Cardosi at $698/night, Jessica Kratz at $692, Jess Appel at $851 and Jane Sullivan at $871 — books at up to 1.9× Grizzly's 2026 average of $468. Peak-season pricing power is intact; it is the shoulder and off-season rates that have come down. A spring-shoulder Grizzly stay is on the books for April at $334/night, alongside the Penthouse booking for May at $204/night.
What to Watch
Grizzly has turned negative. Revenue is down 3.6% YOY on 21.5% more nights — the discount is now costing more than the added occupancy returns. Test holding rates on Grizzly's high-demand dates.
Rate erosion across the board. Blended rate is down 19.3% YOY. Total revenue is still up 10.5%, so the trade is working in aggregate, but the margin for error narrows each year it continues.
Airbnb concentration. 69.2% of revenue on one channel. Direct at 20.0% is real progress and saves ~$7,347 in commission — worth pushing further.
Forward pace is the win. 2.6× last year, best in five years. If it holds, 2027 starts from a materially stronger base than any prior year.
Methodology
Revenue is total_payout — net of OTA commission, not gross guest spend. Status filter: only reservations marked confirmed or accepted are counted. Per-night splitting: each reservation is expanded into individual stay-nights and its payout divided evenly across them. A stay spanning December 30 – January 2 therefore contributes revenue to both calendar years, assigned by the year of each night rather than the check-in date. Snapshot pacing: every year is truncated at reservations booked on or before September 14 of that year, so year-over-year comparisons are measured at the same point in each booking cycle. Full-year 2022–2025 totals will be higher than shown here. Historical average is the mean of 2022–2025 snapshot revenue: $140,919. Commission savings = 2026 direct-channel revenue × the observed 14.7% average Airbnb commission rate.