Grays Peak BaseCamp — Eco Pods
30 year-round luxury pods with full bathrooms, ground-screw foundation, and minimal ecological footprint. Built for the discerning mountain guest.
A 30-pod luxury eco-hotel for year-round mountain visitors
Plan A reimagines The Siding as a boutique hotel instead of an RV park. Guests arrive at an intentionally designed compound of 30 individually-heated, full-bathroom pods arranged for privacy and community. All units face south; all have deck seating. Think hotel rooms with land-view dignity, not trailer park specs.
12 King Pods, 16 Double Queen Pods, 2 Dorm Blocks (30 total pods)
King Pods
12 units
$120–180/night depending on season and booking window.
Each pod sleeps two on a luxe king bed with full en-suite bathroom, heated flooring, and a private deck. Eco-built with passive solar, high-R insulation, and composting toilet option. Premium comfort for couples.
Double Queen Pods
16 units
$140–200/night depending on season and booking window.
Two queen beds per pod, sleeps 2–4. Full en-suite bathroom, heated flooring, and a private deck. Ideal for families and small groups seeking flexibility. Same eco-construction standards as king pods.
Dorm Pods
2 units
$35–55/night per bed — block purchase only.
Each dorm sleeps 8 guests (all bunk beds, shared bathroom). Must be rented as a complete block (all 8 beds, ~$280–440/night total). Community-building option for groups, families, and adventure teams. Private lockers per guest.
Every room includes bathrooms, heating, and hot breakfast
In-room: Full private bathroom (flush toilet, shower), hydronic radiant-floor heating, climate control (-20°F to 100°F rated), private deck with seating, WiFi, and 50A power outlet for devices.
On-site: Year-round hot tub and sauna complex, main dining hall with farm-to-table breakfast included, espresso bar, guest laundry, bike storage, mountain library, and fire pit for evening gatherings (fire ban exceptions).
Eco-features: Ground-screw foundation (zero soil disturbance), modular on-ground construction, composite recyclable walls, solar-assisted water heating, greywater treatment loop, and dark-sky lighting minimizing light pollution.
Blended rate: $140–202/night across all 30 pods (seasonal)
Blended rates (all 30 pods combined: 12 Kings + 16 Double Queens + 2 Dorms):
- Summer (June–Aug): Kings $120, Double Queens $140, Dorms $280–320/block → blended $140/night
- Shoulder (Sept–Oct, March–May): Kings $160, Double Queens $180, Dorms $300–360/block → blended $180/night
- Winter (Nov–Feb): Kings $180, Double Queens $200, Dorms $360–440/block → blended $203/night
Annual average: ~$174/night weighted across seasonal distribution (3 months summer, 4 months winter, 5 months shoulder). This is the true blended rate across all pod types at 65% occupancy in Year 1.
Year-round hotel service with seasonal demand waves
| Season | Primary guests | Typical occupancy |
|---|---|---|
| Winter (Dec–Feb) | Ski resort commuters, powder chasers, cabin-seeker couples | 70–90% |
| Spring (March–May) | Grays & Torreys climbers, wildflower hikers, spring break families | 60–80% |
| Summer (June–Aug) | Trailhead basecamp, outdoor educators, family reunions | 50–70% |
| Fall (Sept–Nov) | Aspen-peepers, alpine hunters, cooler-weather trekkers | 65–85% |
Pricing: Peak weekends $180 kings, $200 double queens; shoulder seasons $140 kings, $170 double queens; valley season (low demand) $120 kings, $140 double queens. Dorm blocks (8 beds per unit, must rent full block only): peak $280–440/night, shoulder $240–360/night, valley $200–320/night.
30-night founder passes lock in rates for life
Pre-launch capital comes from 30-night founder passes at $30,000 per pass. Each founder gets 30 nights per year for life across any room type (kings, double queens, dorms), any season, at rates locked in at purchase. Once a Founder for life—the 30-night annual allocation is transferable and giftable each year.
Founders also unlock perks: opening-weekend priority booking, members-only events, 20% café discount, lifetime membership, and recognition in the Station House gallery.
Hotel licensing path is clearer than RV park CUP — phased capex by module
| Phase | Timeline | Pods | Work | Capex |
|---|---|---|---|---|
| Phase 0 | Weeks 1–4 | — | County hotel license application, setback compliance, parking demo, site survey | $5–10k |
| Phase 1a | Weeks 5–16 | — | Site utilities (power, water, septic), emergency access, grading, stormwater management | $60–80k |
| Phase 1b | Weeks 17–24 | 10 | First 10 pods ($55k ea) + utility runs, landscaping, parking foundation, cafe/restroom for carpark | $570–650k |
| Phase 2 | Weeks 25–40 | 20 | 20 pods ($55k ea), utilities expand, dining hall, Station House kitchen, hot tub/sauna shell | $1.15M–$1.3M |
| Phase 2b | Weeks 41–52 | — | Hot tub/sauna fit-out, e-bike fleet, landscaping polish, parking completion, soft opening | $80–120k |
Regulatory advantage: Hotel licensing requires compliance with fire codes, ADA accessibility, and short-term rental ordinances—no special CUP permit needed. Faster approval than RV park land-use variance. Total permitting timeline: 4–6 weeks (vs. 20–22 weeks for CUP).
Plan A financial profile: Capital-intensive, high margins
Build Cost
$2.4–2.7M
30 pods @ $55k each (HarmonyDomes 23ft domes, shell + interior module) + utilities + dining hall + Station House kitchen + parking + hot tub/sauna + cafe/restroom for shuttle carpark.
Year-1 Revenue
$550–750k
30 pods at 65% avg occupancy (12 kings @ $150 avg, 16 double queens @ $170 avg, 2 dorm blocks @ $400 avg). Blended rate ~$140/night. Founders presales fund 40–50% of capex.
Year-1 NOI
$200–320k
Operating costs (staff, utilities, maintenance) ~$250–400k annually. Breakeven at 40% occupancy; strong cash flow at 60%+.
DSCR (Year 2)
2.2–2.8x
Healthy debt service coverage with improved revenue mix. SBA 10-year loan at 60% LTV = $720–840k debt. Double-queen pods boost family bookings year-round.
Note: All pod counts, rates, and financial figures reference PLAN_A_CONFIG at top of page — update there to recalculate site-wide.