Outsourcing and third-party management can significantly improve profitability and efficiency for campground operators, according to industry leaders who spoke at the Outdoor Hospitality Conference & Expo (OHCE) in Louisville, Kentucky.
The session, titled “The ROI of Your Time: Outsourcing and Third-Party Management Demystified,” took place November 12, and offered attendees a data-driven look at how strategic delegation can strengthen business performance.
Presented by Steven Kramer, CEO of Campground Support, and Scott Foos, managing partner of Horizon Outdoor Hospitality, the session examined real-world examples of campgrounds that achieved measurable gains in net operating income (NOI) and property value through outsourcing and professional management.
Kramer detailed several case studies illustrating how outsourcing front office and reservation tasks can help small park owners save time and reduce labor costs. He described one example from Branson View RV Park, a 40-site destination property in Branson, Missouri, where Campground Support manages all front office operations remotely.
“The owners came from the self-storage world and wanted to expand into the RV park industry,” Kramer told the audience at OHCE. “Our solution was to outsource their entire office to us. They have zero office employees. They handle all inbound and outbound calls, long-term stay management, and guest communications.”
According to Kramer, this model provides 15 hours of daily coverage, seven days per week, without the expense of full-time staff.
“Payroll would exceed $6,000 per month,” he said. Instead, their invoices average approximately $1,000 per month, saving about $5,000 monthly and increasing NOI by roughly $60,000 per year, which translates to a $600,000 increase in property value.
Kramer also cited Cooperstown Shadow Brook Campground in New York as another example of strategic outsourcing. There, missed reservation calls previously resulted in lost bookings.
A third case at Sundowner RV Park in Texas showed how outsourced call handling and lead follow-up improved performance. “Since onboarding in June, they’ve added 10 new monthly reservations,” Kramer said.
Kramer noted that the park’s invoices averaged about $750 per month, resulting in more than $3,000 in monthly savings. He added that by eliminating the need for office staff, the park could save approximately $36,000 per year and potentially increase its property value by $400,000.
Foos also expanded on the financial and operational advantages of third-party management through Horizon’s projects in the Pacific Northwest, Northern California, and Ohio.
By implementing proper accounting systems and revenue management structures, one multi-property client saved hundreds of thousands of dollars in their first year. They decided to transition to a public-facing model and recognized the need for a structured plan.
To focus on executing that plan, they engaged the firm for full-service accounting, seeking a provider familiar with property management systems (PMS).
Many bookkeepers do not work directly with PMS platforms, so having an accounting team that understands the system and can ensure it is properly configured for accounting purposes was essential.
Another managed property in Northern California experienced a 116% NOI increase and a $2 million gain in value over four years under Horizon’s guidance. Similarly, a 220-site park near Cleveland, Ohio, is on track for a 68% NOI improvement since 2022, equating to over $1.37 million in value growth.
Both presenters emphasized that outsourcing and management partnerships are not one-size-fits-all solutions but should be evaluated based on each park’s structure, goals, and pain points.
Foos encouraged attendees to use a self-assessment tool provided during the session to identify which business functions should be kept in-house, outsourced, or managed by third parties.
“The goal is to take an honest look at your business,” he said. “Identify weaknesses and see if there’s an opportunity to turn them into strengths.”
The Outdoor Hospitality Conference & Expo (OHCE) in Louisville (Kentucky) covers three full days of networking, education, and fun. The conference is set to wrap up today with a 20s-themed, Gatsby-inspired closing reception at 5:30 pm ET.