Cabin Ownership Opportunity
The place
"Three minutes from the valley floor, you're on a trailhead. The Tetons are right there."
The Invitation
A cabin at Teton Valley Resort gives you three things at once — a cash-flowing managed asset, twenty-one nights of personal use a year, and a place you don’t have to maintain.
$3.64M
2025 Cabin Revenue
Across 96 cabins · +26% YoY
21 nights
Annual Owner Usage
Plus member rates on additional stays
50/50
Owner / Resort Split
Mandatory rental pool · zero management work
WHAT’S INCLUDED
A cabin is the front door. Behind it: an operating resort with the kind of amenities that turn a stay into a memory — and turn a guest into a returning one.
ON THE PROPERTY
Heated pool & hot tub
Pickleball & tennis courts
Mess Hall — clubhouse with full bar
On-site restaurant
Happy hour & live music
Hot breakfast for owner stays
Game room & board games
Firepits with complimentary s’mores
Playground & kids activities
Scavenger hunts, bracelet making
Free coffee at the front office
Free popcorn
Gift shop
Laundry facilities
IN YOUR CABIN
Private cabin — no shared hallways
Private deck or patio
In-cabin coffee maker
High-speed wifi
Smart TVs
Air conditioning
Fully furnished, turnkey
Professionally cleaned between stays
AT THE GATEWAY
Walking distance to downtown Victor
Complimentary e-bikes
Shuttle to Grand Targhee Resort
30 minutes to Jackson Hole
1 hour to Yellowstone west entrance
Premium RV sites at sister property
Year-round trail access
Pool & hot tub
A heated outdoor pool and hot tub framed by pergolas and lounge seating. Open through the shoulder seasons. The hot tub is the answer to a cold day at Targhee.
Pickleball & tennis
On-site pickleball and tennis with the Tetons in the backdrop. Equipment available at the front desk. Quiet hours kick in after sunset, but mornings are yours.
The Mess Hall
A two-story timber clubhouse with a full bar, kitchen, deck, and gathering rooms. Where owners and guests pour the morning coffee, eat dinner, watch the game, and end the day.
Bar & restaurant
Full bar inside the Mess Hall — cocktails, local taps, on-site food. Live music on weekends. The kind of place where you'd actually go even if you weren't an owner.
Gift shop & essentials
Forgot the toothbrush. Need a Teton tee. Want a souvenir for the kids. The gift shop stocks the essentials — and the things you didn't know you needed until you were here.
Why Guests Come
5 Min · Drive
Grand Targhee Resort
Wyoming-side Tetons. 2,602 acres of legendary powder, lift-served hiking and biking in summer. The reason ski groups book TVR ahead of Jackson — same mountain access, a fraction of the lodging cost.
~100K skier visits annually
30 Min · Over the Pass
Jackson Hole Mountain Resort
One of the top-ranked ski resorts in North America. The town of Jackson is a destination on its own — dining, art, the cowboy bar, the National Elk Refuge. Most guests do at least one day in Jackson.
650K+ skier visits annually
1 Hour · Drive
Yellowstone National Park
America’s first national park. Old Faithful, Grand Prismatic, geyser basins, bison, grizzlies. The west entrance via Teton Valley sees fewer crowds than the south entrance through Jackson.
4M+ annual visitors
45 Min · Drive
Grand Teton National Park
The mountains on the front of every Wyoming postcard. Jenny Lake, String Lake, the Teton Park Road at sunrise. Wildlife — moose, elk, bears — is the rule, not the exception.
3.4M+ annual visitors
10 Min · To the River
World-class fly fishing
The Teton River runs the valley floor — blue-ribbon cutthroat fishery. The Henry’s Fork, South Fork of the Snake, and Salt River are all within an hour. Guided trips bookable from the front desk.
Three IF&G blue-ribbon waters within an hour
15 Min · To Trailheads
Snowmobile country
Caribou-Targhee National Forest, Big Hole Mountains, Pinedale region — hundreds of miles of groomed trails. Local outfitters rent direct. November through April, the snow holds.
~400 mi of groomed trail in the local system
82% of 2025 guests had never stayed before. The market is continuously bringing the resort new demand — drawn by the place, not the property.
The Economics
Below is what a buyer should underwrite to. Not a hockey stick — a defensible operating model with a real owner share.
Cabin performance, three years.
FY 2024 actual · FY 2025 actual · FY 2026 forecast · the per-cabin yield trend.
ADR
2024
$179
2025
$190
2026F
$205
2-yr lift: +$26 / +15%
RevPAR
2024
$101.50
2025
$104
2026F
$123
2-yr lift: +$22 / +21%
GoPPAR
2024
$39.00
2025
$42.24
2026F
$54
2-yr lift: +$15 / +38%
Booking economics — what one cabin turn looks like.
FY 2025 actual · 2026 forecast · per-reservation view · cost structure beneath the headline number.
$639
AVG STAY VALUE
$3.64M ÷ 5,699 reservations
2026F: $692 +8%
2.83
AVG LENGTH OF STAY
nights · 16,110 nights ÷ 5,699 reservations
2026F: 2.83 nights flat
$103.50
VARIABLE COST / TURN
housekeeping + breakfast
2026F: $103.50 held flat
27/73%
VARIABLE / FIXED
variable scales with bookings · fixed = cabin share of property opex
2026F: 26 / 74% leverage
OWNER SHARE
50%
of gross cabin revenue, less 5% capital reserve
HOA
$200
/mo
covers pool, courts, common-area maintenance & insurance
CAP RATE
7%
consistent with managed-cabin / STR market
NOI MARGIN
37.4%
2025 actual; 2024 came in at 35.5%
Net to owner — example, Grand Teton Queen Suite
2025 Actual
Gross cabin revenue
$44,400
– 50% to resort (rental program)
($22,200)
– 5% capital reserve (cabin upkeep)
($2,220)
– HOA ($200/mo × 12)
($2,400)
Net to owner
$17,580
2026F Run-rate
Gross cabin revenue
$52,000
– 50% to resort (rental program)
($26,000)
– 5% capital reserve (cabin upkeep)
($2,600)
– HOA ($200/mo × 12)
($2,400)
Net to owner
$21,000
2026F applies the +18% portfolio revenue growth to GTQ’s 2025 actual ($44.4K → $52K). Net-to-owner before any tax shield. Tax depreciation often shields a meaningful additional portion; effect varies by buyer.
Plus: The Tax Shield
*Implied value = revenue per cabin × 37.4% NOI ÷ 7% cap rate. The 2025 column anchors valuation in audited prior-year actuals (conservative). The 2026F column reflects the forward run-rate consistent with YTD reservation pace and the +18% portfolio revenue growth midpoint — what the cabin will produce on a normalized basis. Park Cabin Suite shows particular uplift as 18 of 27 units came online mid-2025; 2026 is the first fully annualized year for that SKU. The 37.4% NOI margin reflects 2025 actual operating results (2024: 35.5%). Per-SKU revenue excludes ~$385K in Grand Targhee long-term contract revenue (property-level, not attributable to individual cabin owners). Actual NOI varies by SKU, season, and operating mix — the investor packet has the full pro forma with itemized expenses.
The Track Record
Cabin revenue in its current form: $2.04M in 2021 → $3.64M in 2025. A 16% compound annual growth rate, built without acquiring new land.
2026 is pacing well ahead — Jan–Apr 2026 cabin reservations are running nearly 2× prior year (2,021 vs. 1,042 reservations). The projected $4.2–4.4M range is built conservatively against that YTD pace plus modest summer-season modeling — leaving room to over-deliver. The investor packet has the full forecast methodology.
"Twenty-one nights a year. The kids learn to ski. The dog runs free. The cabin pays for itself."
The Owner Life
The financial return matters. So does showing up at Christmas and finding your cabin ready for you.
01
21 owner nights a year
Yours to use. Cleaning fee only. Most owners block the same weeks each year — Thanksgiving, ski week, summer fishing.
02
Member rates on extra stays
Roughly 50% off published rates, season-dependent. Use any cabin in the portfolio, not just yours.
03
Family & friends pricing
Send the in-laws and your college roommates here for a discount. Both Teton Valley Resort and our sister property are included.
04
Full amenity access
Pool, clubhouse, Mess Hall, common areas — owner status year-round, included in the program.
05
Zero day-to-day management
No bookings to take, no listings to maintain, no cleaners to coordinate, no late-night calls. The resort handles everything.
06
Significant Year-1 tax shield
Park-model cabins often qualify for substantial first-year depreciation. For high-income buyers, the deduction frequently exceeds any cash-flow gap on a leveraged purchase. Outcomes vary by buyer — talk to your CPA.
"You're not just buying revenue. You're buying access to a place."
The operating team
A full operating team behind every cabin.
On-the-ground operations
The guest experience runs itself.
Teton Valley Resort has been a working hospitality property since 2017. A long-tenured on-site team — front desk, housekeeping, maintenance, and grounds — runs the day-to-day at scale. Your cabin gets cleaned, turned, and maintained by people who know the property and the seasons.
Revenue & demand
Pricing and marketing engines, in-house.
A dedicated revenue-management function continually optimizes nightly rates, length-of-stay rules, and channel mix to defend yield through every season. A marketing function drives demand through the website, OTA listings, brand, email, and paid channels — so your cabin keeps filling up year after year. Your investment is supported by experts whose only job is to grow it.
"You're not just buying revenue. You're buying access to a place."
Honest Answers
Am I buying real estate?
No. You’re buying a park-model cabin — a federally classified RV-class structure on axles. Transfer is by Bill of Sale, not deed. The resort owns the land. You own the unit and your share of the rental program. One meaningful upside of this classification: park-model cabins often qualify for significant first-year depreciation, which can offset personal income tax for the right buyer. The exact treatment depends on your situation — review with your CPA before you sign.
Can I exit the rental pool?
The rental pool is mandatory. Centralized pricing, listings, and operations is what produces the per-cabin revenue you’re underwriting to. The trade-off is real — you can’t run the cabin yourself.
How do I sell when I want out?
Resale happens through Bill of Sale to a new owner who joins the rental program. The resort facilitates introductions to the buyer pool. References from existing owners are available — ask for them.
What if the resort changes hands?
Your ownership and rental-program rights survive a sale. The cabin is yours. The land lease and rental terms are documented in the purchase agreement — read them carefully and review with your attorney.
What expenses am I responsible for?
An HOA of $200/month covers pool, hot tub, courts, Mess Hall, grounds, and common-area insurance. The 5% capital reserve withheld from gross funds your cabin’s maintenance and replacements over time. Cleaning and turn costs are built into the nightly rental rate, not billed separately to owners. Full schedule in the investor packet.
How was the 2026 projection built?
YTD pace through April plus seasonal modeling on summer months. The likely range is $4.2M–$4.4M cabin revenue, dependent on summer booking pace. Jan–Apr 2026 reservations are running ~2× prior year on a transient basis. We’ll share booking-window data on request.
What’s the realistic return profile?
5–8% cash-on-cash at 20% down/6% seller-financed, plus tax shield (varies by buyer), plus lifestyle use, plus appreciation potential. The investor packet has full sensitivities. We don’t promise a number.
Next Steps