A: The renovation has been designed to accommodate the variety of unit types and configurations found in the resort. While the finishes, materials, and overall design aesthetic are consistent to support our Four Diamond rating goals, certain elements, like layout and fixtures, will be adjusted to fit each unit’s size, shape, and existing features. It’s not a one-size-fits-all approach; the team has worked closely with design and construction experts to maintain both flexibility and consistency.

A: Yes, the renovation reflects a strong commitment to sustainability, environmental responsibility, and the unique ecological values of the Lake Tahoe region. Key features include:

• Low-VOC Materials: All paints and custom carpets used in the renovation are low-VOC, which supports better indoor air quality and reduces environmental impact. Carpets are off-gassed prior to occupancy to ensure a healthier guest experience.
• Energy-Efficient Lighting: The updated design incorporates energy-efficient lighting systems, including motion-activated cabinet lighting that turns on only when doors are opened. Bulbs and fixtures have been selected for efficiency and durability.
• Water Conservation Plumbing: Low-flow plumbing fixtures are being installed throughout the renovated units. These upgrades reduce water use while maintaining high performance and guest comfort, a critical priority in a sensitive watershed region like Lake Tahoe.
• Smart Controls for Energy Management: Fireplaces in applicable rooms will include timer switches to help minimize unnecessary energy use, contributing to a more efficient overall operation.
• Advanced Air Filtration: Eco-friendly air filters have been selected to support healthier indoor air quality, ensuring a clean, comfortable environment for guests while aligning with environmental goals.

These elements not only enhance the guest experience but also reinforce Everline’s long-term commitment to responsible stewardship of this extraordinary alpine environment.

A: The current plan is for rooms with King beds to be upgraded to shower-only configurations, while Queen-Queen rooms will retain their bathtubs. In multi-key units (like 2- or 3-bedroom lock-offs), the goal is to ensure at least one bathroom per unit still includes a tub, especially for families with young children.
That said, the design team is still reviewing final fixture counts and layouts as part of the ongoing value engineering process. No fixture changes have been finalized yet, and decisions will balance guest needs, accessibility, and cost-efficiency.

A: Current pricing is based on detailed estimates developed by H-CPM, the resort’s construction project manager. These estimates reflect the cost of renovating the model unit, along with conservative assumptions to account for inflation, labor availability, and delivery logistics. The pricing also includes a built-in contingency buffer to help protect against unforeseen cost overruns.

The final scope of the project depends on both owner participation and minor design refinements still underway; therefore, these numbers represent the current best estimates, not guaranteed final prices. Once participation is confirmed and the scope is locked, H-CPM will secure competitive contractor bids, and owners will be notified of any adjustments.

Estimated pricing by unit type (from Schedule C):
• Queen/King Studio: $40,000–$45,000
• 1-Bedroom Suite: $57,000–$62,000
• 2-Bedroom Suite: $88,000–$93,000
• 2-Bedroom Penthouse: $115,000–$127,000
• 3-Bedroom Suite: $127,000–$135,000
• 3-Bedroom Penthouse: $128,000–$138,000

These costs include all new furniture, fixtures, equipment (FF&E), finishes, and appliances required to meet Four Diamond hospitality standards. By coordinating the renovation as a unified project, the resort can achieve economies of scale and deliver significantly better value than if owners attempted to renovate their units individually.

A: Yes. CoralTree has developed an ROI model to help owners evaluate the long-term financial value of participating in the renovation. The analysis explores three scenarios based on how often an owner uses their unit during peak months and whether they take advantage of the Seasonal Availability Bonus.

Across all scenarios, renovated units are projected to outperform non-renovated units over time in terms of revenue, occupancy, and resale value. Owners who prioritize rental income may see faster returns, while those who use their units more frequently still benefit from upgraded quality, reduced maintenance costs, and a stronger long-term asset.

A full explanation of the CoralTree ROI analysis, including assumptions, usage scenarios, and how personal use fits into the return calculation, is available here: View Full ROI Analysis on portal

A: The current pricing includes a built-in contingency designed to absorb cost fluctuations and unexpected conditions. H-CPM, the resort’s experienced construction project manager, developed these estimates using conservative assumptions based on real-world hospitality renovations. Their goal is to deliver the project on time and on budget. Once participation and design scope are finalized, the project will go out for competitive contractor bids, and any necessary adjustments will be shared transparently with owners. The renovation team’s top priority is protecting owners from surprises while maintaining quality and value.

A: Absolutely. One of the key roles of H-CPM, our construction manager, is to conduct value engineering reviews to identify ways to optimize costs while preserving quality and the guest experience. H-CPM is working with our design team at Looney & Associates to review the as-built design in the model unit and suggest alternate materials, fixtures, and finishing options to optimize the budget without compromising design integrity. The Architectural Review Committee, made up of unit owners, is participating in the review.

A: Each guest room is a privately owned real estate asset. As with any condo-hotel model, capital improvements to individual units, like furniture, fixtures, and finishes, are the responsibility of the owner, not the resort.

That said, Everline does share in the revenue and has made significant investments in the shared resort experience that benefits all owners. This includes upgrades to meeting spaces, lobby areas, the golf course, restaurants like Six Peaks Grille, and year-round marketing to attract group and leisure guests. These improvements support higher occupancy and stronger brand value, and they were funded entirely by Everline, with no owner contributions.

Everline has also invested more than $1 million in this renovation effort, covering design fees, construction management, model-unit development, and staff time over the past 2 years. Everline absorbed these upfront costs to move the project forward and ensure quality, consistency, and value for participating owners.

This is a shared investment model. Owners invest in their own units. Everline invests in the resort experience that surrounds them, and both sides benefit when the resort thrives. Participating owners also stand to personally gain from increased rental revenue and long-term appreciation in the value of their real estate asset.

A: The Seasonal Availability Bonus is applied per unit, not per key.

Each unit is eligible to earn up to $2,000 per month during the peak months of January, February, March, June, July, and August.

If your unit is fully available and not occupied by you or your guests for the entire month, you can earn the full $2,000 for that month, up to $12,000 per year.

For units with multiple keys (such as 2 or 3 bedroom lock offs):

• If you occupy one section of the unit but leave another key fully available for the entire month, you can earn a $1,000 partial bonus for that month.
• This gives lock off owners the ability to earn a portion of the bonus even when using part of the unit.

In short, the bonus is earned per unit, and the amount depends on how much of the unit is made available to the Rental Management Program during the qualifying months.

Full availability earns $2,000 per month. Partial availability earns $1,000 per month.

A: Yes. To remain in the Rental Management Program, participation in the renovation is required. This ensures that all rental units meet a consistent design and quality standard, which is critical to regaining Four Diamond status and delivering a unified guest experience. Without alignment across units, the resort cannot meet brand or guest expectations, and the program as a whole would suffer.

A: The requirement will take effect once the renovation is complete and the program officially re-launches. That’s currently projected for January 2027, assuming the project stays on schedule. Until then, current participants may continue operating under the existing agreement.

A: Absolutely, any owner is welcome to join the Rental Management Program by opting into the renovation. There is no penalty or additional fee for joining now, even if your unit wasn’t in the program previously. This is a great opportunity for owners who want to generate rental income and be part of the refreshed, upgraded experience.

A: If your unit is sold during the 3-year post-renovation term, the early termination fee will be waived as long as the new owner agrees to remain in the Rental Management Program through the end of the agreement. The goal is to maintain fairness and protect the value of participation by ensuring renovated units stay within the program and continue meeting guest expectations.

A: The rental program follows a transparent model built around quality hospitality and owner value. Here’s how it works:

• A fixed 13% is deducted from the gross rental revenue to cover Hyatt affiliation, booking engine access, franchise fees, and a portion of the resort’s marketing costs. These are non-negotiable program costs, not profit centers.

• The remaining 87% is split evenly: 50% to the owner, 50% to Everline.

• From its share, Everline pays for all guest services, including daily housekeeping (averaging $89/night), staffing, reservation systems, maintenance, and other operational expenses.

• A 4% capital reserve contribution is deducted from both shares to support future upgrades and replacements.

Unlike third-party platforms like Airbnb or Vacasa, Everline delivers a true Four Diamond experience, including 24/7 guest services, concierge, on-site support, and daily housekeeping. The rental program is designed to support that level of hospitality, not to generate high margins.

While Everline does retain a portion of the rental proceeds, most of it goes toward maintaining service quality and supporting the broader owner experience. The structure is aligned with long-term value rather than short-term profit.

Want to see the full breakdown, including per-night sample math?

View the full page: Everline Rental Program Splits

A: Inconsistent units, especially those rented independently, can dilute the Everline brand and create confusion for guests. If someone books “Everline” on Airbnb but ends up in a unit with different furniture, amenities, or cleanliness standards, they often leave poor reviews that affect the entire resort’s reputation. As well, units that rent through platforms like AirBNB and Vacasa, benefit from our investments in marketing and the Everline Brand without contributing to these efforts.

Our ability to market Everline as a luxury four-diamond resort relies on consistency. The more units enrolled in the rental program and the greater the uniformity across all guest rooms, the stronger the brand becomes.

The Everline Rental Management Program uses a revenue-based rotation system to ensure fairness in how bookings are assigned across participating units.

This system monitors how much revenue each unit generates over time. Units with lower earned revenue are prioritized for upcoming bookings, helping balance rental income across owners rather than just nights occupied.

If your unit is made available but hasn’t generated much revenue lately, the system is designed to help “catch it up” by giving it more exposure in the booking rotation.

Owner stays and “friends of owner” visits won’t hurt your position in the queue. The system recognizes zero-dollar bookings and safeguards against penalizing owner usage.

It’s also worth noting that the system assigns rooms based on guest preferences, unit type, availability, and maintenance blocks. After those filters are applied, revenue-based rotation helps keep things fair over time.

The AAA Four Diamond designation is one of the most respected independent standards in the hospitality industry. Think of it as the hotel world’s version of a Michelin Guide, a rigorous, objective review process that assesses service, design, amenities, and consistency across the entire guest experience.

Unlike online star ratings (which are often based on guest reviews or subjective impressions), the AAA Diamond program uses trained, anonymous inspectors who apply consistent criteria across thousands of properties in North America.

To qualify for Four Diamond status, a property must demonstrate:

• Refined, stylish accommodations
• High-quality finishes and attention to detail
• A strong sense of place and design cohesion
• A broad range of guest services delivered with professionalism and hospitality

For guests, Four Diamond means they can expect a premium stay with elevated amenities, thoughtful design, and dependable service. Many business travelers and group booking agencies filter for Four Diamond properties exclusively, and luxury travelers recognize and trust the designation.

For owners, Four Diamond status brings:

• Higher visibility in global travel networks (especially through World of Hyatt)
• Access to group bookings and corporate travel that require a 4-Diamond minimum
• Increased Average Daily Rate (ADR) and occupancy, especially during shoulder seasons
• A stronger brand and asset value

Everline held Four Diamond status in the past but lost it due to the outdated condition of the guest rooms. This renovation, along with recent resort-wide upgrades, is designed to restore that status and the competitive edge it brings.

{{ADD NOTE and link TO CHECK PORTAL FOR MORE INFO on AAA and Four Diamond Status}}

A: YES! Nicole Gorman, Everline’s Resort Manager, personally hosted the AAA inspector for the model unit walkthrough and has led extensive behind-the-scenes preparation. She has conducted in-depth research into AAA’s evolving standards and collaborated closely with both AAA and our interior design partners at Looney & Associates. The goal: to ensure that every element of the renovation aligns precisely with the Four Diamond criteria.

This is not a check-the-box exercise; it reflects our deliberate and strategic effort to elevate the guest experience and protect long-term value for every owner.

After touring the model unit, the AAA inspector confirmed that, once the renovation is finished, the guest rooms will meet the standards needed to requalify Everline Resort for Four Diamond status.

This designation is more than symbolic. AAA Four Diamond is one of the most respected hospitality standards in North America, comparable to the Michelin Guide for dining, and it requires excellence in design, cleanliness, amenities, and consistent service. Regaining this status increases Everline’s appeal to luxury leisure travelers, corporate groups, and discerning guests who expect a premium experience.

A: No. AAA only inspects rooms that are part of the official Rental Management Program. However, guest perception doesn’t stop at inspections. A poor stay in a non-renovated, independently listed unit can still result in negative reviews that affect the resort’s reputation. That’s why maintaining consistent quality across as many rooms as possible is so important; it protects the brand and supports overall value for everyone.

A: They cause confusion and disappointment. Guests booking “Everline” expect a premium resort experience. When those expectations aren't met because of outdated furnishings or inconsistent service, such as housekeeping, towel, and linen access, it often results in negative reviews and lower guest satisfaction scores. Even if the unit isn’t part of the resort’s official rental program, the damage impacts the brand overall.

A: There have been major recent investments in service training, menu development, and guest experience initiatives. For example:

• Six Peaks Grille has been redesigned and elevated to award-winning status.
• Guest services staff have undergone AAA and Forbes training.
• Sandy’s Café will see a full menu refresh in early 2026.
• Guest touchpoints, including the front desk, valet, and concierge, are being redesigned to provide a seamless, four-diamond experience.

This is a long-term, ongoing effort, and the renovated rooms are a key piece of the overall strategy.

A: While we don’t aim to copy other properties, we do benchmark against them. The goal is to surpass guest expectations by offering a unique, elevated experience rooted in the resort's location, natural beauty, and legacy, supported by Four Diamond accommodations, premium service, and strong amenities. With consistency across rooms, high guest satisfaction, and strong brand alignment, Everline can compete confidently with the best in the region.

A: Everline’s mission is to deliver a high-quality, consistent guest experience that honors the natural beauty and legacy of Lake Tahoe while meeting the expectations of today’s luxury traveler. A key part of that mission is restoring and maintaining AAA Four Diamond status, not simply for prestige, but as a strategic cornerstone of the resort’s future.

Several years ago, the Everline brand and visual identity were created as part of a broader transformation that aligned with the region’s shift in identity. As the ski mountain reintroduced itself as Palisades Tahoe and moved away from its legacy naming, the resort followed suit, adopting the Everline Resort & Spa name and a new brand identity that reflects elevated design, inclusivity, and environmental consciousness.

This renovation is the culmination of that vision. It aligns the guest rooms’ interiors with Everline’s updated look, feel, and service promise, creating the kind of modern, cohesive experience that both leisure travelers and group organizers now expect.

The Four Diamond standard is the objective benchmark used across the hospitality industry to assess that level of quality. Achieving it opens the door to premium visibility, stronger group bookings, and higher occupancy and rates, especially in competitive mountain resort markets. Simply put: when the resort thrives, owners benefit.

A: Current Rental Management Program Participants just need to sign the Renovation Addendum. Owners who are new to the Rental Management Program will also need to sign a Rental Management Agreement. These documents outline the terms of participation, cost, scope of work, and the commitment period. The addendum is on the Hub. If you have any questions or need more information, please reach out to Janet Krautstrunk at jkrautstrunk@everlineresort.com , and she’ll assist you directly.

A: For any questions about pricing, unit-specific estimates, or legal documents, please contact Janet Krautstrunk at jkrautstrunk@everlineresort.com. She’s the main point of contact for all renovation and rental program participation logistics and can walk you through anything you need.

A: Yes. We’re committed to open communication. Additional town halls, both virtual and in-person, will be scheduled as we move through the renovation timeline and decision windows. We also welcome questions anytime by email. If a recurring theme or area of concern emerges, we’ll address it proactively in future updates.

A: Owner feedback has already led to meaningful changes. For example:

• Closet doors were adjusted to address layout issues noted by the owners.
• Microwave and appliance specs are being refined based on functionality requests.
• Finishes, fixtures, and lighting are all being reviewed through the lens of feedback received during the open house and tours.

One of the reasons we built the model so early was to refine and finalize the design and identify potential cost savings within the existing design. Feedback from owners, the Architectural Review Committee, and our design team is being incorporated as we move through this process.

A: The resort’s financial data comes from a combination of sources:

• Moss Adams (https://www.mossadams.com/), a respected third-party accounting firm, audits Everline’s annual financial statements.
• The HOA also has its own independent auditors

The resulting documents ensure accuracy, transparency, and consistency across all financial communications and reporting. If you’d like more details about where a specific number comes from, please let us know.