Modern-Coastal Lewes Beach 1st Floor Condo · Weekly Market Analysis · April 5, 2026
Eric's listing ranks 7th of 9 comparables with a composite score of 81/100. The primary drag is fewer reviews (70 vs. leaders with 114–271) and a 4.87 overall rating vs. competitors averaging 4.96. His VALUE sub-rating of 5.0 is tied best-in-class and remains a genuine competitive moat worth promoting more aggressively.
Adding a beach umbrella, cooler, and pack-n-play to the unit (total cost ~$80) and updating the listing description with specific restaurant names, pool hours, and trail details would immediately close the amenity and content gap with top-ranked competitors Mimi (#2) and Sara (#5) — both of which feature these as headline selling points and earn repeat bookings on that basis.
A 3-star review (April Wood, Feb 2026) used positive language ("spacious," "excellent location," "very clean") yet awarded only 3 stars — indicating a hidden expectation gap or a specific friction point. This review is currently depressing the 4.87 rating. One more 3-star review could push below 4.85 and risk losing the Guest Favorite badge (+10 composite pts).
Now confirmed Superhost. Occupancy is near 100% for July, 93% for June. Revenue on track to exceed $70K all-time. The listing is performing commercially — the gap to #1 is presentation and review volume, not demand.
Composite score formula: Rating 4.5→5.0 = 0→20 pts | Reviews: 300+=15, 100+=10, 50+=7, 20+=4 | Value ×3 (max 15) | Cleanliness ×3 (max 15) | Guest Favorite +10 | Superhost +5 | Photos max 10 | Description quality 1–10. Eric highlighted in gold.
| Rank | Listing | Rating | Reviews | Clean | Value | Location | SH | GF | Score |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Beach Retreat: Bikes, Coffee (Mike) | 4.98 | 271 | 5.0 | 4.9 | 5.0 | Yes | Yes | 92 |
| 2 | Mimi's Place @ Five Points (Mimi) | 4.99 | 157 | 5.0 | 4.9 | 4.9 | Yes | Yes | 91 |
| 3 | First Floor Comfort & Convenience (Scott) | 4.98 | 114 | 5.0 | 5.0 | 5.0 | Yes | Yes | 90 |
| 4 | Beautiful Condo, Villages Five Points (Rodi) | 4.94 | 144 | 4.9 | 4.8 | 4.9 | Yes | Yes | 86 |
| 5 | Beach Town Condo, 1st Floor! (Sara) | 4.96 | 73 | 4.9 | 4.8 | 4.9 | Yes | Yes | 85 |
| 6 | Rehoboth/Lewes Condo — Dog Friendly (Fil & Rich) | 4.95 | 82 | 4.9 | 4.8 | 4.9 | Yes | Yes | 83 |
| 7 | Modern-Coastal Lewes Beach, 1st Floor (Eric) ID: 965843255871900241 |
4.87 | 70 | 4.9 | 5.0 | 4.8 | Yes | Yes | 81 |
| 8 | 2Br/2 Bath Condo, Lewes-Rehoboth (Amy) | 5.00 | 23 | 5.0 | 4.9 | 5.0 | Yes | Yes | 81 |
| 9 | Village at Five Points Lewes Getaway (Jim) | 4.89 | 36 | 4.6 | 4.9 | 5.0 | Yes | Yes | 74 |
Eric vs. top 3 competitors vs. competitive average. Competitive average excludes Eric.
"Very clean and comfy. Well stocked with towels. Great to have 2 full bathrooms. Good location, walkable to stores, restaurants and bakery."
"Very clean, perfect for 2 couples. Close to shopping and beach. Loved that each bedroom had their own bathroom. Bakery 3 minutes walk."
"2nd stay. Beautiful and clean. Easy location, plenty of parking. My go-to place each visit to Rehoboth."
"Spacious and comfortable. Location excellent. Very clean. Host responsive and friendly." — Despite all positives, gave 3 stars. Suggests hidden issue.
"Great French bakery in walking distance. Pool super nice. Georgetown-Lewes bike trail right outside — biked to so many places."
Non-negotiable baseline. All top listings have 5.0 cleanliness. Guests explicitly mention "spotless," "immaculate" in reviews.
Eric's guests praise the bike trail and bakery when they discover them — Eric should foreground these, not leave them to discovery.
Beach chairs, bikes, coffee, local tips. These are the items guests mention in reviews and convert 4-star stays into 5-star reviews.
Multiple Eric reviewers specifically praise the 2-bathroom setup. Mike (#1) has only 1 bath yet outranks Eric on score due to review volume.
"Lewes Beach Condo: 1st Floor, 2 Pools, Bike Trail"
Strength: Now includes pools and bike trail — an improvement over prior version. "1st Floor" is a meaningful differentiator.
Gap: No mention of WiFi speed, saltwater distinction, or 548 Mbps for remote workers.
"Modern-Coastal Lewes · 1st Floor, 2 Saltwater Pools, Bike Trail, 548 Mbps"
Adds: saltwater distinction (unique in set), WiFi speed (remote worker search), slight reorder for scannability.
"The Georgetown-Lewes Trail is steps from our door — bike or walk to downtown Lewes, Cape Henlopen State Park, and Gordons Pond. Walk to La Baguette bakery (3 min), Fish On seafood restaurant (5 min), and Arena's Cafe. Two outdoor saltwater pools on-site. Perfect for remote workers with 548 Mbps fiber WiFi and a dedicated workspace."
Prices derived from area search results (current market, April 2026). Seasonal estimates from Eric's reservation payout history and Lewes market benchmarks.
| Listing | Rating | Reviews | Floor | Pets | Market Rate (Apr) | Est. Shoulder | Est. Peak | Note |
|---|---|---|---|---|---|---|---|---|
| Beach Retreat – Mike (#1) | 4.98 | 271 | 1st | No | $178/night | $160–200 | $250–320 | Downtown location + 271 reviews = pricing power |
| Mimi's Place (#2) | 4.99 | 157 | 3rd | No | $161/night | $140–180 | $220–280 | Top 5% premium justified by review volume |
| First Floor Comfort – Scott (#3) | 4.98 | 114 | 1st | No | $188/night | $130–181 | $200–260 | 1st floor + 5.0 on all sub-ratings |
| Beautiful Condo – Rodi (#4) | 4.94 | 144 | — | No | $156/night | $120–155 | $190–245 | High review volume compensates for lower subs |
| Beach Town 1st Floor – Sara (#5) | 4.96 | 73 | 1st | Yes | $156/night | $130–165 | $200–260 | Pet fee $65 boosts effective revenue |
| Dog Friendly – Fil & Rich (#6) | 4.95 | 82 | 3rd | Yes | $157/night | $120–168 | $190–400 | 3rd floor limits ceiling; peaks well in summer |
| Modern-Coastal – Eric (#7) | 4.87 | 70 | 1st | No | $223/night (Sep) | $120–165 | $195–275 | Strong demand; room to raise peak 10% as rating improves |
| 2Br/2 Bath – Amy (#8) | 5.00 | 23 | 2nd | Yes | $164/night | $115–145 | $180–230 | Perfect rating but few reviews limits pricing power |
| Lewes Getaway – Jim (#9) | 4.89 | 36 | 2nd | No | $151/night | $100–135 | $165–210 | Minimal listing = lowest pricing floor |
Market Rate (Apr) derived from area search Apr 5–10. Seasonal estimates from Eric's confirmed payout history across 121 total reservation records.
Cost: ~$80 total. Sara (#5, 4.96) and Mimi (#2, 4.99) both advertise these items prominently and earn repeat bookings on this basis. Eric's guests already love the beach chairs — a complete beach kit closes the amenity gap with the market's strongest listings for a trivial investment.
April Wood's review (Feb 2026) praised the condo with positive language but gave 3 stars — a classic sign of an unspoken issue (broken amenity, noise complaint, check-out misunderstanding, or misleading photo). One more 3-star review puts the Guest Favorite badge at risk — worth +10 composite score points.
Mimi's listing ranks #2 partly due to an extremely rich description (21 restaurants named, pool hours, bike rental location). Eric's guests praise La Baguette, the bike trail, and Fish On in reviews — but these aren't in the description. Takes 30 minutes, zero cost.
Current title now includes pools and trail — good progress. Next step: add "548 Mbps" to capture remote worker searches, and "saltwater pools" as it's unique in this competitive set. Remote workers search for "fast WiFi"; families search for "pool." Proposed: "Modern-Coastal Lewes · 1st Floor, 2 Saltwater Pools, Bike Trail, 548 Mbps."
At 70 reviews, Eric scores 7 pts on the review scale. At 100+, that jumps to 10 pts (+3 composite score points, potentially moving from #7 to #5 or #4 in ranking). Eric currently averages ~3+ new reviews/month. Crossing 100 by late summer 2026 is realistic. Post-checkout messages that mention how reviews help the listing directly improve response rates.
As of April 2026, Eric is confirmed as a Superhost — this adds +5 composite score points and increases listing visibility in Airbnb's search algorithm. Maintaining the response rate, acceptance rate, and low cancellation rate that earned this status is critical. The Superhost badge is now a component of the composite score.
| Season | Dates | Eric's Avg (from bookings) | Est. Comp. Range | Eric's Position | Action |
|---|---|---|---|---|---|
| Shoulder | Apr – May 2026 | $381–$631/stay (~$127–$210/night) | $100–$188/night | Well positioned | Maintain. Consider 3-night minimum to reduce turnover costs. |
| Peak Summer | Jun 15 – Aug 31 2026 | $850–$1,999/stay (~$170–$290/night) | $190–$320/night | Mid-pack, near-full | Near-full booking confirms strong demand. Test +10% rate for July peak when rating exceeds 4.90. |
| Late Summer / Fall | Sep – Oct 2026 | $606–$633/stay (~$140–$211/night) | $120–$215/night | Slightly above market | Sep near fully booked. No discount needed. Raise Oct rates slightly vs. 2025. |
$19,497+ across 26 upcoming confirmed stays. Avg implied rate ~$198/night across confirmed stays.
July–August: near 100% occupancy. June: 93% booked. Strong demand at current pricing.
Total earned: $70,152 · 361 nights · Avg actual $194/night · 16% cancellation rate