🦅
Operations Hub · Team Access Only
🎯 Staging: Sept 18–25 🔥 Launch: Sept 2026 Updated Aug 23, 2026
📊 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
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
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
📅 Launch Timeline
🔨 Construction · Jul 9 – Oct 8, 2026
Started Jul 9~62% completeEst. Oct 8
📸 Photography + Staging · Sept 18–25
⚠️ Photo date NOT yet bookedSept 18–25 staging window
🚀 Airbnb / VRBO Listing Goes Live
Target: Oct 2026Pending construction + photography
Rooms & Specs
All 11 spaces — official names from Contractor Packet (June 24, 2026). Specs updated from Aug 23 walkthrough with Kris.
⚠️
Plume (Kids Room) rendering URGENT. New treetop/nest/bunk/slide concept must be sent to Kris before custom build begins. Original contractor packet (Drive) — Plume concept to be replaced entirely.
Primary Suite · 2nd Floor
The Aerie
Primary suite · Balcony · Slat wall · Coffee bar
King Bed (existing)2nd Floor
Aug 23 Walkthrough Updates
  • Slat wall installed ✓
  • Coffee bar: 16" deep × 2' wide — floating shelf above
  • Floating desk: duplicate the Holiday property design
  • Balcony: restain decking
  • Shower: explore frame removal → 34"W × 72"T glass splash panel
⚙️ In Progress
Bedroom · 1st Floor
Sunrise
Upstairs king · Bright + airy
King Bed1st Floor
Specs
  • King bed (≤80" headboard clearance)
  • Bedside tables both sides
⚙️ In Progress
Bedroom · 1st Floor
Ember
Warm tones · Mini fireplace feature · Downstairs queen
Queen Bed1st Floor
Specs
  • Queen bed (room is 60" wide — queen only)
  • Mini fireplace feature wall
⚙️ In Progress
Bedroom · 1st Floor
Goldcrest
Sconce wall · Bamboo frame · Cozy queen
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
⚠️ Rendering Needed
Bedroom · Converted Garage · 1st Floor
Feather
Swinging chair · Canopy bed · Converted garage · Dreamy
King BedConverted Garage
Aug 23 Walkthrough Updates
  • Swinging chair: braces come from upstairs (build scope)
  • Canopy bed: furniture purchase, NOT build scope
  • King bed
⚙️ In Progress
🌳
⚠️ NEW Rendering Required — Send to Kris ASAP
Plume
WILD treetop nest · Custom bunk + slide · Rock climbing wall
4 Built-In Bunk Beds Rendering URGENT Converted Garage
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)
🔴 New Rendering Needed
Teen / Gaming · Basement
Cinder
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)
⚙️ In Progress
Bedroom · Basement
Hearth
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
⚙️ In Progress
Entertainment Level — No Beds
The Roost
Hidden speakeasy · Pool table · Custom bar · Karaoke stage · LED accents
Basement SpeakeasyNo Beds
Specs (Aug 23 — Full Speakeasy Concept)
  • Plumbing rough-in already done ✓
  • Oval basement room framed ✓ ("huge winner for kids")
  • 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 (pending Kevin cost estimate)
  • Neon signage + LED accents throughout
⚙️ In Progress
Main Level — No Beds
Great Room
Open living · Real wood fireplace TBD · Cathedral vibe
Main LevelNo Beds
Aug 23 Updates
  • Chimney inspection required before deciding real wood vs gas
  • If real wood: pre-start logs only, laminated instructions, max 2 logs
  • Curtains: 92" tall × 19'6" wide total span
  • Panel breakdown: two 24" + one 36" (covers ~7') OR two 4-foot panels
  • Couch on three walls, chairs + center table layout
⚠️ Decision Pending
Entry · 1st Floor — No Beds
The Perch
Arrival experience · Entry moment
EntryNo Beds
Notes
  • First impression for guests — staging priority
  • Schlage smart lock install here
  • Replace ugly existing doorbell — wireless Ring
⚙️ In Progress
Under-Stair Nook — No Beds
The Hideaway
Secret under-stair nook · Kids love it
Under StairNo Beds
Notes
  • Hidden nook under stairs — unique amenity
  • Photo op / kids feature space
✓ No Build Scope
Bed Count Summary
Total sleeping capacity for Phoenix Nest — 8 sleeping spaces.
RoomBed TypeCountNotes
SunriseKing1Upstairs · ≤80" headboard
The AerieKing (existing)1Keep existing · Balcony room
FeatherKing1Hanging chair feature
HearthKing1Dark & moody · Electric fireplace
EmberQueen1Downstairs · 60" wide
GoldcrestQueen1Space is tight — queen only
CinderQueen-over-Full Bunk2 (1Q + 1F)88" space · + Sleeper sofa
Cinder (overflow)Sleeper Sofa+1Bean bags also possible
Plume4 Built-In Bunk Beds4Converted garage · 1st floor · Treetop nest theme · Slide into bed · Rock climbing wall
TOTAL CAPACITY4 Kings · 2 Queens · 1 Full · 4× King/Full Bunks · Sleeper Sofa🔥 13+ sleeping surfaces4 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.
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
Aidan emailed Aug 13: photographer has ZERO availability last 2 weeks of September. Only a few dates open in the first 2 weeks. Book NOW. Note: photo-ready ≠ 100% guest-ready — NSH can list and accept future bookings before all finishing is complete.Andrea / April
Apply for Rockingham County STR Permit
Kim South @ MPOA said: "Start right away to get ahead of everyone." New STR ordinance. Must receive permit and forward to Kim + submit required site plan to county.Andrea / April
Submit MPOA STR Registration Form
Goes hand-in-hand with county permit. Contact: Kim South · frontdesk@massanuttenvillage.comAndrea / April
Create Kids Room Rendering — NEW Treetop/Nest Bunk Concept
New concept: wild treetop nest theme, custom bunk with slide into curtained cubby + rock climbing wall. Remove queen bed from original rendering entirely. Send to Kris so he can plan the custom build, slide mount, and climbing elements. Also confirm slide + attic egress feasibility with Kevin.Andrea → Kris
Commit to CAT Cable Run Date Before Painting Begins
Cable must be run for WiFi access points and main TV ethernet before walls are closed. Must not leave contractor waiting on this date.Andrea → Kris
🟠 High Priority
Send Airbnb + VRBO Login Credentials to NSH
Email to chris@newschoolhosting.com or text (434) 268-1298. Required before NSH can manage the listing.Andrea
Install Ring Camera + Schlage Lock — Share Access with NSH
NSH needs access before photography can be scheduled. See "Other to do" tab in NSH property setup checklist.Andrea
Get Speakeasy Door Cost Estimate from Kevin (Contractor)
Pre-built speakeasy bookshelf door ~$1,850. DIY IKEA option flagged by contractor as fragile. Decision pending Kevin's estimate before committing to either path.Kris / Kevin → Andrea
Order 33" Replacement Fridge
Max 33"W × 70–75"T. Remove upper cabinet to fit taller unit. Bring old dented fridge to Kaya's apartment.Andrea
Schedule Chimney Inspection
Required before deciding real wood vs. gas-only fireplace. If real wood: pre-start logs only, laminated instructions, max 2 logs. Consult NSH on smoke/ozone management strategy.Andrea
🟡 Medium Priority
Complete NSH Property Setup Checklist
Aidan called it a "big homework assignment" — includes smart lock, WiFi, listing info, house rules, emergency contacts. Open Checklist →Andrea / April
Inventory Kitchen Supplies + Source from Home
All prior kitchen items were removed. Use existing pots/pans from home as starting point. Cross-reference NSH's inventory requirements. Full set needed for listing.Andrea / April
Order Nook Cushions + Wired Charging Stations
Nook size: 80" × 93" (shiplap reading nook). Custom or two-piece cushion. Wired USB/USB-C only — absolutely no loose cords.Andrea / April
Send Floor Plan + Site Plan to April
April requested floor plan + detailed site plan (septic field, outbuildings, gates, setback lines) on Aug 11. Still open.Andrea → April
Replace Doorbell + Explore Decorative Vent Covers
Remove ugly existing doorbell box — replace with wireless Ring. Also explore decorative vent covers + diffusion film on skylights/overhead lights for photo-ready aesthetic.Andrea / Kris
Fireplace Decision — Real Wood vs. Gas Only
Real wood fire is a unique feature in Massanutten. Risk: guests misuse (paper, too much wood). Plan: pre-start logs only, laminated instructions, 2 pieces max. Chimney inspection required first. Consult NSH on smoke management.Andrea + NSH
🔵 Logistics
Internet / Cable Setup at Property
Not yet set up as of June 2026. Required before listing, smart lock operation, and access points.Andrea / April
MPOA Car-Access Cards
New owner car access cards needed. Additional guests/cardholders may need proof of residency. Contact MPOA.Andrea / April
All Utility Credentials to 1Password
Dominion VA Power (acct 210024961596) · AmeriGas (acct 204300741) · Rockingham County Water — all accounts need secure password storage.Andrea
Main Living Room Curtains
92" tall × 19'6" wide total span. Panel breakdown: two 24" + one 36" panel (covers ~7') OR two 4-foot panels. Couch on three walls, chairs and center table layout.Andrea / April
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 inspection
    July 2026
  • ✅
    Garage door removed · Windows + cedar siding installed
    July 2026
  • ✅
    Kitchen cabinets removed, prepped for painters
    July 2026
  • ✅
    Upper level accent wall framing complete
    July 2026
  • ✅
    Master bedroom slat wall installed
    July 2026
  • ✅
    Downstairs bar plumbing + new egress window
    July 2026
  • ✅
    ALL framing + electrical — passed inspection
    Aug 2026
  • ✅
    Oval basement room framed + wallboard installed
    Aug 2026
  • ✅
    Fireproofing complete · Side deck removed
    Aug 2026
  • ✅
    Drywall on bedroom accent walls
    Aug 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.