📊 Dashboard
🏠 Rooms
🛏 Bed Count
✅ Action List
👥 Contacts
📎 NSH Resources
🔨 Construction
Project Dashboard
Live status for the Phoenix Nest launch team. Property: ANM Properties LLC · Target: End of September 2026
Construction
In Progress
KLR Construction · Kris Robinson
Est. completion Oct 8, 2026
Est. completion Oct 8, 2026
Photography
⚠️ Book IMMEDIATELY
Last 2 weeks of Sept fully booked. Only a few early-Sept dates remain. Contact Aidan @ NSH today.
Rockingham County STR Permit
⚠️ Not Applied Yet
MPOA's Kim South: "Start right away." New county ordinance — must permit before listing.
MPOA STR Registration
⚠️ Pending
Requires county permit first. Forward to Kim South once received.
Property Manager
New School Hosting
Chris Ritter + Aidan Ciavarra
Onboarding in progress
Onboarding in progress
Airbnb + VRBO Credentials
⚠️ Send to NSH
Send to chris@newschoolhosting.com or text (434) 268-1298
Ring Camera + Schlage Lock
Needed Before Photos
Install + share access with NSH before photo shoot
Staging Weekend (Test Run)
Sept 18–25, 2026
Andrea onsite · Photos + full test run · Listing goes live
Furniture Budget Target
Under $20,000
~$2K/room × 8 rooms + common areas · Per-room: bed $400–500, mattress $400, table/nightstands $300
Original Renderings
Found — Drive Link
Contractor Packet → Google Drive
Kids room rendering needs full update
Kids room rendering needs full update
📅 Launch Timeline
🔨 Construction · Jul 9 – Oct 8, 2026
📸 Photography + Staging · Sept 18–25
🚀 Airbnb / VRBO Listing Goes Live
Queen BedSpace is tight
Measurements & Specs
- Queen bed (NOT king — space is tight)
- Bedside tables on each side
- Wall sconces: keep and install
- Curtains: 90–92" tall × 6' wide
- Possible use of existing white/bamboo frame from home
🌳
⚠️ NEW Rendering Required — Send to Kris ASAP
Child's Play — Nest Room
WILD treetop nest · Custom bunk + slide · Rock climbing wall
4 Built-In Bunk Beds
Rendering URGENT
New Concept (replaces original rendering)
- Theme: nest at top of the trees — aerial forest view
- 4 built-in bunk beds — converted garage, 1st floor
- Custom bunk frames built against mural/feature wall
- Slide: extend platform from attic/closet area, mount into curtained cubby
- Kids climb up, slide into bed through hidden curtain 🎉
- Rock climbing wall elements
- REMOVE queen bed from original rendering
- Send NEW rendering to Kris BEFORE he begins custom build
- Confirm slide + attic egress feasibility with Kevin (contractor)
🎮
Rendering Needed
Teen Space / Gaming Room
Gaming den · Bunk beds · Reading nook · Overflow sleeping
Queen-over-Full BunkBasement+ Sleeper Sofa
Measurements & Specs
- Queen-over-full bunk bed (fits in 88" space)
- Sleeper sofa or large bean bags (overflow)
- Big flat-screen TV + gaming setup
- Nook (80" × 93"): cushions + wired USB/USB-C charging stations
- Wired charging ONLY — no loose cords (will be stolen/destroyed)
🌑
Rendering Needed
Basement King
Dark & moody · Electric fireplace · Stained drop beam · Drama
King BedBasement Level
Measurements & Specs
- King bed (confirm location before can placement)
- Dark stain the exposed drop beam as a feature
- Electric fireplace: cut into back wall under TV (accessible from behind)
- Ceiling fan: standard drop-down
- TV: corner or side wall mount
🥃
Entertainment Level — No Beds
Speakeasy Bar + Entertainment
Hidden speakeasy · Pool table · Custom bar · Stage · LED accents throughout
Entertainment LevelNo Beds
Specs
- Plumbing rough-in already done ✓
- Pool table: shift toward window wall; bar/lounge opposite
- Bar: L-shaped, base cabinets + floating shelves, LED lighting
- Glassware on shelves — NO liquor bottles displayed
- Pellet ice maker + whiskey ice block molds + mini fridge on counter
- Stage: custom-built corner for karaoke (Bluetooth/phone app — no 2nd TV)
- Seating: 2 leather chairs + bar stools + high stool near pool table
- Speakeasy door: hidden bookshelf — pre-built ~$1,850 vs DIY IKEA (decision pending Kevin cost estimate)
- Neon signage + LED accents throughout
Bed Count Summary
Total sleeping capacity for Phoenix Nest — 8 bedrooms.
| Room | Bed Type | Count | Notes |
|---|---|---|---|
| Sunshine Room | King | 1 | Upstairs · ≤80" headboard |
| Master Suite | King (existing) | 1 | Keep existing · Balcony room |
| King Room w/ Swinging Chair | King | 1 | Hanging chair feature |
| Basement King | King | 1 | Dark & moody · Electric fireplace |
| Mini Fireplace Room | Queen | 1 | Downstairs · 60" wide |
| Queen Room with Sconces | Queen | 1 | Space is tight — queen only |
| Teen Space / Gaming Room | Queen-over-Full Bunk | 2 (1Q + 1F) | 88" space · + Sleeper sofa |
| Teen Space (overflow) | Sleeper Sofa | +1 | Bean bags also possible |
| Child's Play — Nest Room | 4 Built-In Bunk Beds | 4 | Converted garage · 1st floor · Treetop nest theme · Slide into bed · Rock climbing wall |
| TOTAL CAPACITY | 4 Kings · 2 Queens · 1 Full · 4× King/Full Bunks · Sleeper Sofa | 🔥 13+ sleeping surfaces | 4 Kings (4) + Queens (2) + Full bunk top (1) + Kids bunks (4) + Sleeper sofa (1+) = 13 guests |
💡 Revenue Context
Massanutten ADR: Median ~$287/night · Top 25%: $403+/night · Top 10%: $562+/night
Holiday property (similar full build-out): ~$20,000/month revenue. Phoenix Nest targets top-25% ADR with full 8-bedroom, 13+ guest build-out. At $403+/night with 16 guests, that's under $26/person/night — elite group pricing. Contractor's note: going all-out from the start drives better returns — the Holiday property comparison proves it.
Holiday property (similar full build-out): ~$20,000/month revenue. Phoenix Nest targets top-25% ADR with full 8-bedroom, 13+ guest build-out. At $403+/night with 16 guests, that's under $26/person/night — elite group pricing. Contractor's note: going all-out from the start drives better returns — the Holiday property comparison proves it.
Master Action List
All open items across construction, permitting, NSH onboarding, and staging. Synced from walkthrough + emails, Aug 23, 2026.
🔴 Critical — Time-Sensitive
Lock in NSH Photography Date for September
Apply for Rockingham County STR Permit
Submit MPOA STR Registration Form
Create Kids Room Rendering — NEW Treetop/Nest Bunk Concept
Commit to CAT Cable Run Date Before Painting Begins
🟠 High Priority
Send Airbnb + VRBO Login Credentials to NSH
Install Ring Camera + Schlage Lock — Share Access with NSH
Get Speakeasy Door Cost Estimate from Kevin (Contractor)
Order 33" Replacement Fridge
Schedule Chimney Inspection
🟡 Medium Priority
Complete NSH Property Setup Checklist
Inventory Kitchen Supplies + Source from Home
Order Nook Cushions + Wired Charging Stations
Send Floor Plan + Site Plan to April
Replace Doorbell + Explore Decorative Vent Covers
Fireplace Decision — Real Wood vs. Gas Only
🔵 Logistics
Internet / Cable Setup at Property
MPOA Car-Access Cards
All Utility Credentials to 1Password
Main Living Room Curtains
Key Contacts
Everyone involved in the Phoenix Nest launch.
Construction / GC
Kris Robinson
KLR Construction
✉️klrconstruction22@gmail.com
📅Start: July 9, 2026
🏁Est. Completion: Oct 8, 2026
📦Staging Window: Sept 18–25, 2026
Property Manager
Chris Ritter
New School Hosting
✉️chris@newschoolhosting.com
📱Text: (434) 268-1298
NSH Onboarding Coordinator
Aidan Ciavarra
New School Hosting
✉️aidan@newschoolhosting.com
📞Ops line: (434) 285-9666
✉️massanutten@newschoolhosting.com
Owner · ANM Properties LLC
Andrea Johnson
ANM Properties LLC (100% sole member)
✉️heyandreaj@gmail.com
📱(757) 784-1331
Logistics / Operations
April Watts
Director of Growth — Andrea's Team
📋Spreadsheets, NSH onboarding, MPOA coordination
📦Point of contact for day-to-day logistics
MPOA / HOA
Kim South
MPOA Owner Services Specialist
✉️frontdesk@massanuttenvillage.com
⚠️STR permit + MPOA registration contact
NSH Resources & Links
Everything from New School Hosting for onboarding and operations. Complete these before photography.
Property Setup Checklist
Aidan called it a "big homework assignment." Smart lock, WiFi, listing info, house rules, emergency contacts. The "Other to do" tab includes Ring camera and Schlage lock setup.
Open in Google Sheets →
Photo-Ready Owner Requirements
What the property needs to look like for listing photos. Photo-ready ≠ 100% guest-ready — NSH can list and take bookings before all items are complete.
Open Guide →
Owner Guidebook
Full operational guide for working with New School Hosting — policies, expectations, communications.
Open Guidebook →
Revenue Tracker
Track Phoenix Nest bookings, revenue, and payout history via NSH's shared tracker.
Open Revenue Tracker →
Direct Bookings Tax Info
Tax documentation for direct bookings (non-Airbnb/VRBO channels).
Open Tax Doc →
Original Contractor Packet (Renderings)
AI-built room renderings + design drawings sent to Kris Robinson on June 24, 2026. Note: Kids Room concept is being updated to treetop/nest theme.
Open Contractor Packet (Drive) →
Annual Fixed Costs
HOA: $1,015/yr (due Feb 15) · Trash: $230/yr (due July 1) · AmeriGas propane: ~$234/yr after year 1 · Note: outdoor fires must be propane only per HOA (no wood chimeneas)
Utility credentials in 1Password (to be added)
Construction Progress
KLR Construction · Kris Robinson · klrconstruction22@gmail.com · Start: July 9, 2026 · Est. Completion: Oct 8, 2026
📸 July 2026 Progress
Garage framing, plumbing + electrical (passed inspection) · Windows + cedar siding installed · Cabinet removal · Accent wall framing · Bar plumbing · Egress window
View July Photos →
📸 August 2026 Progress
All framing + electrical passed inspection · Oval basement room ("huge winner for kids") · Fireproofing complete · Side deck removed · Drywall on accent walls
View August Photos →
✅ Completed
- Garage framing, plumbing + electrical — passed inspectionJuly 2026
- Garage door removed · Windows + cedar siding installedJuly 2026
- Kitchen cabinets removed, prepped for paintersJuly 2026
- Upper level accent wall framing completeJuly 2026
- Master bedroom slat wall installedJuly 2026
- Downstairs bar plumbing + new egress windowJuly 2026
- ALL framing + electrical — passed inspectionAug 2026
- Oval basement room framed + wallboard installedAug 2026
- Fireproofing complete · Side deck removedAug 2026
- Drywall on bedroom accent wallsAug 2026
⏳ Up Next
- Insulation + insulation inspection
- Drywall throughout all spaces
- Basement speakeasy bar + pool table room build-out
- Kids room custom bunk + slide (pending new rendering from Andrea)
- CAT cable run for WiFi access points + TV ethernet⚠️ Must happen BEFORE walls close
- Painting (cabinets prepped, ready for painters)
- Staging window: Sept 18–25, 2026🎯 Andrea onsite for photos + test run
🎯 What "Photo-Ready" Means (per NSH)
Photo-ready does NOT mean 100% guest-ready. New School Hosting can list Phoenix Nest and take future bookings while remaining construction items are being finalized. The photographer just needs the main spaces to look complete and staged. This gives more runway than the Oct 8 completion date suggests — prioritize the rooms that will show in photos first.