The Outdoor Hospitality Conference & Expo (OHCE) hosted an engaging “Campfire Session” for multi-park campground owners on November 4, offering an open forum for industry leaders to exchange insights.
This year’s session was moderated by Ali Rasmussen of Spacious Skies and Sean Vidrine of Four Points RV Resorts, both experienced campground owners who shared their journeys and perspectives on various industry challenges and opportunities.
The session, previously known as “Cracker Barrel,” allowed attendees to voice their questions and discuss issues they face, making it a valuable space for community learning. Rasmussen and Vidrine began by sharing their paths to becoming multi-park owners, highlighting the distinct approaches they’ve taken.
Vidrine, who started with investments in mobile home parks and apartments, noted how campgrounds became a strategic investment in 2019, leading to the rapid acquisition of seven family-oriented parks. “Campgrounds… kind of came up, and we started learning about that,” Vidrine said, describing his initial steps in the industry.
Rasmussen’s entry into the campground industry was more recent, beginning in 2021 after she and her husband discovered a love for camping. They launched Spacious Skies with an acquisition in Maine, where Rasmussen managed the campground solo after a staffing issue.
Reflecting on the experience, she explained, “I got a crash course in actually running a park myself,” which equipped her with valuable hands-on knowledge. Now, Spacious Skies operates 15 rustic campgrounds, each selected for its family-friendly ambiance.
The discussion covered varied approaches to park acquisition, with both moderators emphasizing the importance of strategic expansion. Vidrine explained that expansion potential is a key criterion for his team, stating, “If we can expand, you know, we’re not willing to buy something if there’s no potential to grow without expansion.”
For Vidrine, parks must be scalable, ideally to 400 sites, to justify investment in amenities that enhance the guest experience. Rasmussen shared a similar growth-focused approach, adding that Spacious Skies’ expansion has been gradual, often involving a network of friends and family investors.
Challenges in insurance availability surfaced as a significant pain point, with several participants highlighting recent difficulties. Vidrine noted that insurance premiums have increased since he entered the campground business. “Insurance from the time that we started in 19 to today is a totally different animal,” he remarked.
Financing for park expansion was another topic of interest. The session discussed the conservative approach, pausing acquisitions when costs are high. This allows them to maintain steady growth within their funding commitments.
“We approach each acquisition one at a time. And we have actually not met that commitment threshold just yet. We paused acquisitions last April, which was due to all the things, right? Money has been really expensive,” Rasmussen shared.
The session also touched on operational strategies for scaling park management. The discussion emphasized the importance of close contact with each park’s general manager through a “weekly touchpoint,” helping to align each location with their brand’s vision.
Marketing emerged as a critical factor in driving occupancy. Vidrine explained his preference for occupancy over average daily rate (ADR) as a key metric, suggesting, “Occupancy trumps rate.”
He recommended offering weekday discounts on amenities to boost mid-week business, a strategy that has consistently driven growth in his parks. Vidrine observed that targeting value-oriented customers and providing perceived value helps to ensure long-term occupancy.
The Campfire Session concluded with a discussion on the importance of training, marketing, and customer service. The session highlighted the need for park staff to meet specific call-answering targets to maximize conversions.
“You can have the best marketing campaign in the world, but the customer has to, on the operations side, you have to deliver that experience to where that customer’s getting what you’re selling,” Vidrine explained, stressing the need for coordination between marketing and operations.
Feature image by Brian Searl/Modern Campground
