Your centralized source for all Everline Resort homeowner information, including program details, reference materials, and updates related to the Guest Room Renovation and the Rental Management Program. This hub is where you will always find the latest documents, FAQs, and planning tools that support your ownership experience.
Celebrate our 35th anniversary with a landmark renovation and expanded Rental Management Program designed to elevate your ownership experience, increase long-term value, and reinforce Everline’s place among the premier luxury resorts of North Lake Tahoe.
The region’s top destinations, including The Hyatt Regency, Incline Village, and the Ritz-Carlton, North Star, have recently undergone renovations, raising the bar for upscale mountain hospitality. Our guest rooms, while comfortable, are outdated by comparison, making a renovation both necessary and imminent to remain competitive and meet evolving guest expectations. Upgrading the guest rooms, bathrooms, lighting, and other key elements will ensure we align with our AAA Four Diamond positioning and continue to meet evolving expectations for quality, comfort, and style.
Our Renovation Supports:
• A Milestone Transformation: Reinforcing our rebranding and celebrating Everline’s 35th anniversary.
• Elevated Owner & Guest Experiences: Creating unforgettable stays across the resort.
• AAA Four Diamond Positioning: Restoring Everline’s recognition as a premier destination.
• Increased Property Value: Enhancing both unit and resort worth.
• Premium Rate & ADR Growth: Driving stronger revenue through elevated pricing.
• Attracting High-Caliber Business: Securing larger groups, associations, and discerning travelers.
We remain committed to delivering a guest room renovation that elevates the guest experience and supports long-term property value for participating owners. The timeline below represents our ideal construction scenario based on the current plan and commitments to date.
• July–August 2025: Model Unit Construction (Completed)
• September–October 2025: Design Refinement & Finalization (In Progress)
• November 2025–June 2026: Custom Furniture Procurement & Preconstruction
• August–November 2026: Guest Room Renovation
• December 2026–January 2027: Project Closeout
Current Status:
At the request of the HOA Board, Everline Associates has agreed to temporarily pause all renovation activities and the signing of new rental program addendum as part of the mediation process. While participation commitments remain strong, this pause prevents us from finalizing unit scope and moving forward with preconstruction.
Once mediation concludes and outstanding agreements are collected, our construction partner, H-CPM, will create a revised, unit-specific schedule based on confirmed participation. We will share updated timing as soon as that work is complete.
At this stage, the construction timeline will likely extend into January 2027, meaning some rooms and floors may be unavailable for use or rental during the 2026 holiday season.
The Everline Rental Management Program is designed to maximize the value and performance of your property while providing a seamless, professional ownership experience. Managed by the experienced team at Coral Tree Hospitality, the program leverages proven hospitality expertise to drive strong rental performance, streamline operations, and ensure your property is maintained to the highest standards.
Participation comes with significant perks and benefits, from increased rental income potential to exclusive access to Everline’s premier amenities, making it a smart and rewarding choice for owners.
Seasonal Availability Bonus: Effective January 1, 2026, receive up to $2,000 per unit for each month you make your unit available to the Rental Management Program and not occupied by the owner or guest of owners during the following months: January, February, March, June, July and August, up to $12,000 per unit annually.
For homeowners with multiple key units, if you choose to use the studio portion of your unit during those months, but the main suite is fully available, you will still receive $1,300 a month. To qualify, there must not be ANY owner reservations in the system at midnight on the last day of the previous month.
This structure allows lock-off owners to participate even when enjoying part of their unit, while still being rewarded for making the higher-earning suite portion available during peak demand. If you use the suite portion of their lock-off during a qualifying month, the unit will be ineligible for that month's bonus.
In addition, you will receive:
When staying in the Studio portion of your unit and need personal items from the Owner’s closet in the suite, please contact Janet Krautstrunk in advance. She will arrange to have your items placed in the Studio for your stay.
We recognize that strong community connections are essential to the vitality and growth of Olympic Valley, which is why our management actively participates in local organization, and we encourage our owners to get involved as well.
Active Leadership in Community Organizations: The management team of Everline Resort & Spa holds board seats with key local organizations, including the North Tahoe Community Alliance (NTCA), Mountaineer, and the Olympic Groundwater Pumpers.
Past and Ongoing Engagement: Management has previously held a board seat with the Friends of Squaw Creek, demonstrating a long-standing commitment to community involvement.
Committee Participation: Team members serve on important local committees, including the Transient Occupancy Tax (TOT) Committee and the Tourism Business Improvement District (TBID) Committee, contributing to regional planning and economic development.
Everline Resort & Spa, Lake Tahoe, is one of North Tahoe’s largest TOT contributors, and Nicole Gorman has been elected to serve on the board of the North Tahoe Community Alliance and the TOT Committee.
The Everline Renovation Program will modernize every space to meet luxury standards, from guestrooms and suites to corridors and specialty units. Each room type will receive tailored upgrades in design, functionality, and finishes, creating a cohesive and unified brand experience while ensuring comfort, style, and lasting value. Below is the renovation scope by room type.
To ensure a consistent, high-quality experience across the resort, all Rental Management Program units must be renovated to the same design and standard. Coordinating this effort as a single, unified project enables us to secure significant economies of scale, reducing costs, streamlining construction, and delivering greater value for every participating owner.
Unit Pricing Ranges
Early Exit Policy
To support consistency, performance, and fairness across the rental program, all participants are asked to commit to a three-year term following the renovation. This helps protect the program's value and ensures a unified guest experience across all renovated units.
While early exits are discouraged, owners who choose to withdraw before the end of the three-year term will be required to pay a prorated exit fee. This fee reflects the significant group discounts and coordinated effort that made the renovation possible, and helps ensure fairness to owners who remain in the program.
The precise exit fee for your unit is outlined in Schedule C of the Addendum.
Addendum now available - Please note that the terms provided herein are subject to change.
As part of the mediation process with the HOA Board, Everline Associates has agreed to postpone all payment collection and addendum signing until the process concludes. This includes the initial commitment fee and all subsequent milestone payments.
The following timeline reflects the original, ideal payment schedule based on our planned renovation start in late 2026. A revised payment calendar will be issued once mediation concludes and a new construction schedule is finalized with H-CPM.
Original Payment Schedule (Now Paused)
• October 15, 2025: $5,000 Non-Refundable Commitment Fee
• November 15, 2025: Signed Rental Agreement + 25% Down Payment
• December 30, 2025: 25% FF&E & Shipping
• July 2026: 25% Milestone Payment
• January 15, 2027: Final Amount Due (30–60 days post-completion)
Transparent Pricing
There are no markups included in owner pricing. Payment withholdings and timing may be adjusted as needed once the final agreement and construction schedule are confirmed.
While the original plan was to finalize renovation commitments by Q4 2025, the HOA Board has requested that Everline Associates pause all renovation activities and new contract signings as a condition of entering mediation. We are respecting that request but want to ensure all owners are aware of the implications.
Once mediation concludes and the remaining addendum are signed, our construction partner, H-CPM, will issue a revised project schedule based on confirmed participation.
Despite the pause, the fundamentals remain true:
• Group participation unlocks real savings: H-CPM has secured competitive pricing based on volume and advance commitment. Delays risk both costs and contractor availability.
• This is a limited-time opportunity: A typical renovation priced at $55,000 through this program could cost $120,000 or more if done independently outside this schedule.
• Rising costs are real: Material and labor costs are trending upward, and current pricing is guaranteed only if we move forward promptly upon mediation's conclusion.
• There are no hidden markups: Everline Associates does not add management fees or markup — you pay the actual cost of goods and services.
• Built to last: All furniture, fixtures, and equipment (FF&E) are commercial-grade, designed for durability, longevity, and performance in a high-traffic hospitality environment.
We remain committed to completing this renovation with care and transparency, and to restoring the full potential of the Everline guest experience.
The newly completed model unit and design preview center are open. Feedback from owners has been overwhelmingly positive.
Schedule a Private Appointment (10 AM -2 PM, Daily):
• Email Janet Krautstrunk: jkrautstrunk@everlineresort.com
• Email Joseph Shipman: jshipman@everlineresort.com
By joining the Guest Room Renovation and enrolling in the Rental Management Program, you’re not just upgrading your unit, you’re unlocking exclusive benefits, strengthening resort value, and securing long-term success.
Left of the Lift Pizza
Left of the Lift Pizza
