MC Fireside Chats - September 18th, 2024

MC Fireside Chats

The September 18th, 2024, episode of MC Fireside Chats brought together a group of campground owners, RV park investors, and outdoor hospitality experts for a lively discussion on industry trends, challenges, and strategies for success. Hosted by Brian Searl, the panel included regulars like Ali Rasmussen (Spacious Skies Campgrounds), Tom Mason (Ivy Group), Joe Duemig (App My Community), Rachel Williamson (KCN Campgrounds), and Greg Emmert (Camp Strategy). Special guests included Sarah Krause (Kinney Lake Campground), Zachary Cooper (Blue Metric Group), and Peter Bingeman (Country Gardens RV Park). Each speaker offered unique insights into campground operations, investment strategies, and enhancing the guest experience. Ali Rasmussen kicked off the introductions by sharing her experience managing 15 campgrounds across various states. She explained that Spacious Skies had temporarily paused acquisitions to focus on streamlining operations and developing a more efficient management system. This move, she said, was crucial to ensuring long-term growth and sustainability for the company. Peter Bingeman, with 50 years of experience managing 4,500 sites across three properties, also shared his approach to hands-on management and the value of maintaining family-run operations. The conversation quickly shifted to RV park investments, led by Zachary Cooper of Blue Metric Group. Zachary detailed how his company strategically focuses on acquiring RV parks in tax-friendly states like Tennessee and across the southeastern U.S. He stressed the importance of vertical integration, with Blue Metric managing the parks they acquire to maximize efficiency and profitability. Zachary emphasized that their acquisition strategy relies on dealing directly with sellers, targeting family-owned operations, and choosing parks near permanent assets like lakes or national parks. Tom Mason from Ivy Group and Greg Emmert of Camp Strategy offered further insights into managing multiple properties. Tom discussed the challenges of keeping both seasonal and short-term guests satisfied, highlighting how third-party management and building strong partnerships had contributed to Ivy Group’s success. Greg echoed similar thoughts, noting that understanding the unique dynamics of each campground is essential for effective management. Both stressed the importance of thorough market research before making operational changes or acquisitions. Sarah Krause, representing Kinney Lake Campground, contributed by discussing the critical need for infrastructure improvements, especially at older parks. She shared her experience overseeing three campgrounds in Wisconsin, where upgrading electric and sewer systems had been vital to enhancing the guest experience. Sarah also touched on the challenges of managing on-site restaurants at campgrounds, emphasizing that these services should be viewed as amenities rather than primary revenue sources. Food and beverage services became a major talking point, with Sarah, Tom, and Peter sharing their strategies. Sarah noted that all three of her parks had restaurants and concession stands, which create a resort-like atmosphere for guests. However, she acknowledged the difficulties in maintaining profitability, especially in rural areas where food costs and labor are unpredictable. Peter agreed, stating that while his parks offer basic food services like snack shacks, they are seen more as guest amenities than major profit centers. Ali added to this by sharing Spacious Skies’ approach of partnering with local food trucks, which allows them to offer diverse dining options without the complexities of running in-house restaurants. Zachary also highlighted how Blue Metric Group has successfully used food trucks to engage the local community and enhance the guest experience without stretching operational resources too thin. These strategies, the panel agreed, help balance guest satisfaction with operational efficiency. Technology was another significant theme. Joe Duemig discussed how his platform, App My Community, helps campgrounds streamline operations. The app allows features like maintenance requests, real-time feedback, and activity sign-ups, reducing staff workloads and improving guest satisfaction. Joe also mentioned that some campgrounds are using the app to manage day passes, which helps prevent overcrowding of amenities like pools and hiking trails by allowing guests to book specific time slots. The panel explored the pros and cons of offering day-use passes for campground amenities. Tom Mason and Greg Emmert noted that they had experienced issues with overcrowding and complaints from overnight guests when day-use visitors were allowed. However, Ali and Peter shared a more positive view, especially in parks with larger natural features. Ali explained that managing day-use capacity and offering passes only on certain days helps balance the needs of both day-use visitors and campers, while also building relationships with the local community. The episode concluded with a discussion on the importance of community engagement and supporting campground associations. Peter Bingeman, a former president of both provincial and national associations in Canada, stressed the vital role these organizations play in providing resources and advocacy for campground owners. Ali and Zachary echoed this, emphasizing their commitment to maintaining state association memberships and collaborating with industry peers to stay informed on trends and best practices. In summary, the September 18th episode of MC Fireside Chats provided a comprehensive look at the outdoor hospitality industry’s evolving landscape. From investment strategies and operational challenges to guest experience enhancements and community engagement, the panelists offered valuable insights and advice for campground owners, investors, and operators looking to thrive in this dynamic sector.