Winning in a Rate-Led Market

What Beyond's Data Shows:

• Nightly rates are consistently higher than 2025 across the coming 6 months, with the strongest gains from late spring into summer.
• After a strong January, occupancy drops sharply through February-April and only begins to recover from May onward. This aligns with typical mountain-market behavior: strong weekends and peaks, weaker mid-week and shoulder demand.
• RevPAN is driven by peak periods and premium listings. Revenue per available night improves materially in January and again in July, indicating that a small number of high-demand holiday weeks and higher-quality cabins drive a large share of annual revenue.
• RevPAN is driven by peak periods and premium listings. Revenue per available night improves materially in January and again in July, indicating that a small number of high-demand holiday weeks and higher-quality cabins drive a large share of annual revenue.

Recommended Actions:

• Keep ADR firm for summer and fall peak dates. Avoid early discounting and let time-based and occupancy-based pricing levers push rates up as availability tightens.
• Improve spring and mid-week pacing by relaxing minimum stays and enabling gap-fill rules, rather than lowering base prices. This captures incremental nights without diluting peak RevPAN.
• Apply higher price floors and tighter rules to premium cabins, while using targeted, time-limited offers for lower-tier listings to protect overall portfolio revenue.
• Review booked nights, ADR, and RevPAN weekly for the next 90-180 days and make small, fast adjustments as lead times shorten - rate and rules over volume.
• Optimize for weekend and short-lead demand by keeping availability flexible and using targeted 7-14 day pricing tactics, while layering in advance-purchase and weekly discounts 30-90 days out for summer and holiday stays to capture longer bookings and maximize RevPAN during peak periods.

What Beyond's Data Shows:

• Occupancy pacing on the Oregon Coast is broadly in line with last year, confirming that baseline demand is stable, not deteriorating. However, winter remains a clear off-season.
• Demand in the coming months is highly concentrated around short, event-driven windows, particularly in February (Presidents Day) and early April (Easter). Outside of these dates, booking activity is sparse and largely short-lead, reinforcing the importance of flexibility and targeted tactics rather than broad pricing moves.
• ADR pacing follows a seasonal upward trend. 
• The combination of stable occupancy and lower forward ADR implies weaker RevPAN performance than last year on peak dates, driven by price rather than volume.
• Oregon Coast demand is driven by short lead times and weekend-focused trips, with most bookings arriving within 7-30 days and typical stays lasting 2-3 nights, with the exception of longer trips during the summer. Longer lead times and longer stays emerge mainly as summer and major holiday periods hit the calendar.

Recommended Actions:

• Increase prices incrementally for event-driven weekends. Specifically, increase rates selectively for February and early April event windows, where short-term demand spikes are likely, and guests tend to book with super short lead times.
• Keep base pricing stable for January-April overall, as low occupancy and weak RevPAN indicate volume constraints rather than pricing power outside of peak dates.
• Reduce minimum stays to capture short trips.
• Use targeted midweek discounts or length-of-stay incentives in March and April to lift occupancy without discounting high-demand weekends.
• Optimize for short-lead demand by keeping availability flexible and using targeted last-minute pricing 7-14 days out, while layering in early-bird and non-refundable offers for summer and holiday windows (30-90 days out) to capture longer stays and maximize RevPAN.
• Given that several Oregon Coast markets impose strict caps on bookable nights per month, rate strategies should prioritise maximising revenue per available night while remaining compliant with local regulations.

• Capture demand before cutting price. Prioritize visibility and bookability over broad discounts. Enable dynamic time-based and occupancy-based pricing so rates adjust automatically as lead times shorten, and use short, targeted promotions for under-pacing months instead of permanent ADR cuts.
• Remove friction that blocks incremental bookings. Relax restrictive rules on low-pacing dates by allowing shorter minimum stays, enabling gap-fill and flexible changeovers, and reviewing peak-only restrictions. These changes help unlock additional nights without weakening the overall pricing strategy.
• Defend winter occupancy tactically. Promote midweek and shoulder dates with lighter minimum-stay requirements and modest price adjustments if demand does not rebound, while protecting weekend and peak pricing.
• Segment offers based on booking behavior. Use early-booking incentives to stimulate long-lead and shoulder-season demand, and last-minute value for short-lead bookings. Non-refundable or limited-time offers can improve conversion while preserving ADR.
• Spring softness is seasonal - avoid panic discounting. Focus on tightening pricing and rules ahead of summer and holiday windows, and pre-adjust for known events where demand tends to book late but supports higher rates.
• Measure weekly and act quickly. Track booked nights, ADR, RevPAN, and median lead time on a weekly basis. Small, fast adjustments - especially when automation is enabled - consistently drive more revenue.