U.S. Campground Evolution: More ‘Cabins’
Before joining Thor Industries Inc. as its director of campground relations last year, Shane Ott spent 23 years with Billings, Mont.-based Kampgrounds of America Inc. (KOA), working his way up to president and COO of the company.
But during an address to private park operators attending the ReV up in Reno convention and tradeshow in Sparks, Nev. last month, Ott said the multi-week, long-haul family vacations that many of us grew up with are a thing of the past.
And while recent increases in fuel costs certainly encourage families to camp closer to home, that’s not the only factor.
Most families, he said, no longer can afford time off work to take extended vacations of two weeks or more, as they had in years past. In most cases, both parents are working, and many find it difficult to leave work for more than a few days at a time. Their kids may also have sports practices and other extracurricular activities, which further complicate efforts to escape for a lengthy trip.
As a result, he said, people are taking shorter trips, and they’re camping closer to home. And while there will certainly always be some people who have the ability to take long-haul, multi-week RV and camping trips, Ott said the phenomenon of families taking shorter trips closer to home is “a macro trend that is here to stay.”
But while this may seem like an ominous development for private park operators, campground operators have found that they can broaden their guest base by investing in park model rental accommodations, which are perfect not only for people who don’t have a tent or RV, but for time-deprived families who want to have a quick and easy weekend getaway without having to worry about packing tents and sleeping bags, let alone setting up and taking down camp.
Rental accommodations are lucrative, often generating three times as much as a typical RV site. Park models are more lucrative than RV sites not only because they generate more income per night, but because they tend to be booked more often and have higher average occupancy rates than RV sites.
“To some extent,” Ott said, “campgrounds have insulated themselves from dependence on RVs by investing in park models.”
This is one reason why several Thor subsidiaries have partnered with the National Association of RV Parks and Campgrounds (ARVC) to provide campground operators with special pricing on rental accommodations, including park models manufactured by Breckenridge Division of Damon Corp. and CrossRoads RV as well as travel trailers manufactured by Airstream Inc. and Keystone RV Co.
During an interview with Woodall’s Campground Management, Ott said the park operators were directly involved in helping the Thor companies develop their respective rental products. CrossRoads RV, the latest to join the ARVC-Thor promotion, has several features, including:
- 5/8-inch pine plank tongue and groove interior paneling instead of ¼ inch paneling or gypsum board.
- No carpeting. Instead, the floors are covered with Beau Floor linoleum, which is easy to clean and more resistant to furniture scratching and cracking due to cold weather than other floor coverings.
- No curtains because the materials used in draperies can tear and hold odors. Instead, CrossRoads uses miniblinds, which can be easily cleaned and replaced as needed.
- Residential-style refrigerators. Guests prefer them over compact RV refrigerators because they hold more and work better. They can also be easily replaced as needed.
- Custom designed deck plans. CrossRoads has provided Lowe’s with architectural drawings for patio decks that it designed specifically for its rental units. So whenever park operators want to install a patio, they can simply contact Lowe’s, which will provide them with the deck plans as well as the lumber and other supplies they need.
Esther Osborne of Marble Quarry RV Park in Columbia, Calif., in California’s famed gold rush country, told WCM she has seen evidence of the trends Ott described at her park, which her father has owned and operated for 32 years. She said the park has invested in cabins in recent years to broaden its market base and the results have been significant. “It used to be more clubs and older people that came in here,” she said. “But now (with the rental accommodations), we’re getting a huge mix with a lot of families with children.”
In fact, Osborne was so impressed with the CrossRoads RV unit on display at the Cal-ARVC convention that she bought the unit, and hoped to have it ready for occupancy before Memorial Day weekend.
The convention was sponsored by the California Association of RV Parks and Campgrounds (CalARVC) and the associations of several neighboring states.