Congratulations To Our Team at Branches of Niagara

We want to send a hearty “Well Done,” to the management and staff at Branches of Niagara. Once again, they have won the highly coveted “Travelers Choice Award,” from Trip Advisor for the year 2022.

Taylor and his team take great pride in the guest experience and providing “Best in Class,” service with their numerous sites and amenities.

Located just outside Niagara Falls National Park, this amazing park features full hookup sites, cabins, yurts, Zip Lines, Laser Tag, two pools, bike rentals and more!

Thank you Taylor for being a passionate leader and making Niagara a fantastic place to vacation.

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“Contentment” In Glamping and Outdoor Hospitality

Sometimes, things are just meant to be. This is how we feel about this project, “Contentment at Beaver Lake.” It is another stellar project between Advanced Outdoor, their partner Clockwork, and the Nicholas Family.

A serendipitous meeting led to this project. AOS was speaking at the Glamping Conference in Denver. While having breakfast in the hotel lobby, Kathleen was approached by a lady in desperate need of a Claritin. Kathleen apparently looked like someone who would travel with such, and the lady approached her asking is she had one and could spare one. That led to conversations about why we were all attending the conference. Later in the day, this couple stopped by the AOS booth and “Contentment” was birthed.

Once AOS and the team sat down with the Nicholas team, we knew their land, passion and skills would marry exceedingly well with our design, counsel, and industry knowledge. The results speak for themselves.

This one of a kind Glamping Resort is set on Beaver Lake in Arkansas. It will be the premier Glamping venue in Arkansas and will fulfill the dream of this family and how their land can serve generations of guests. Built with the environment in mind, guests will enjoy the bucolic setting while the design preserved the natural beauty.

We are beyond exciting to be a part of this project and working hand in hand with this family. Apart from being a stunning design, the clients are wonderful people who let us do our thing, while keeping with their budget and vision. We look forward to the doors opening and the guests who will build memories that will last a lifetime.

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A Glamping We Will Go

We are over the moon with our latest, “Camping to Glamping,” upgrades in Colorado.

We took tiny little rustic cabins, and turned them into luxurious, upgraded glamping cabins.

Here are our before and afters:

Before the AOS Touch
After the AOS touch
After the AOS Touch

For little money per cabin, the ADR has increased and the guest experience elevated! Thanks to great owners who lets us do our thing!

Little touches like upgraded mattresses, hotel sheets, duvets, and COFFEE make for a pleasant stay to match any local hotel. Outdoor cooking, a porch on the river, a fully stocked camp store, and pizza restaurant give these guests all they could want and more!

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Outdoor Hospitality Is Once Again Off The Charts

Anyone involved in the industry know it has evolved from what used to be a Mom and Pop industry to what is now Investor driven and investor owned space.

In addition to this, the guests have changed from what used to be casual vacationers to include full time families, home schoolers, empty nesters and young couples living the nomadic life.

KOA’s report this week is just a peek into the growth of the industry since 2014. This most recent graph shows the number of camping trips per household last year and its growth over the past 8 years.

In 2021 alone, camping accounted for 40% of all leisure trips taken.

Over 56 millions households are now camping each year. A staggering number that does not look to be slowing down anytime soon. Reaching these potential guests and making sure you have the right mix of amenities to meet their needs is the exciting challenge of the day. AOS has been at the forefront of this growth and will continue to lead the way!

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Thank You Maine Campground Owners Association

It was a pleasure to present at the Maine Campground Owners annual conference on Friday April 1. It was no joke, April Fools or otherwise. The room was packed and the audience was well informed and asked pertinent questions. Thanks to all who participated.

As promised, here is a link to the PDF presentation I presented

https://www.dropbox.com/s/qna5p65bn5w7vte/Maine%20COA%20Conference.pdf?dl=0

Please let us know if we can assist you in managing your parks, assisting with site design and expansion, or answer questions to support you along the way.

Have a great 2022 season!

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Adding Value The AOS Way

Recently a client came to me telling me he has an offer on his park. He is selling this one and is purchasing another.

He has been with AOS many years. When we took over management of the park, it was a mess. It had a underperforming GM, a grounds crew that barely worked, and guests paying little to nothing in rent.

Before hiring us, he had an offer of $250,000.

Today the offer is 2 million dollars. What happened?

When we took over, AOS installed a new GM, and hired an outside grounds crew. We fixed all code violations, repaired the broken amenities, and started raising rate to match the improvements.

We installed high speed Wifi, upgraded the grounds, and improved all cabin rentals. We put the cabins on Air BB and setup a professional website with online booking.

The committed owner gave us the capital funds to make the necessary changes and the GM is a rock star. As the park took shape, rates started to match market rate, and the NOI started to climb. Cash injections were no longer needed, and NOI took off!

Today, the commitment has paid off in a cap rate that could only have been imagined a few short years ago.

If you plan to sell and you know your park is underperforming, adding value now will get you a sales price you could not have imagined today. Buyers pay off Cap Rate. Cap Rate is defined below

What Is Capitalization Rate?

The capitalization rate (also known as cap rate) is used in the world of commercial real estate to indicate the rate of return that is expected to be generated on a real estate investment property. This measure is computed based on the net income which the property is expected to generate and is calculated by dividing net operating income by property asset value and is expressed as a percentage. It is used to estimate the investor’s potential return on their investment in the real estate market.

Investopedia

If you are unsure how to get every penny out of your park, let AOS management help. When a park’s bottom line increases, its value goes up, it’s cap rate down ( a good thing) and everyone wins!

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A New Day For OTAs (Online Travel Agencies)

For two years, I have been working with a group that is ready to launch a revolutionary way to book RV sites. Take note of the above logo, and get ready to see it change the outdoor space.

BookOutdoors is getting ready to launch in May, and we could not be more excited. Every AOS park will be on this platform. Many PMS integrations are done or pending. If you want your PMS to connect, make it known to them.

Because they have been working with AOS and other industry operators, the functionality for RV parks will be spot on. They took every detail into account and spent almost two years creating the technology that works for both operators and guests. As an operator, I have worked with the team to make sure operators needs are addressed from start to finish.

This promo video was released this week.

Take a sneak peak here

Go to their website and get your park enrolled for early access. These guys are straight out of Silicon Valley and their CEO comes from GoDaddy. They are the real deal and it has been my pleasure to advise on such an outstanding product.

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Heading North

AOS is excited to announce our presentation this week in conjunction with our friends to the North.

Join us via zoom at

The 2022 Canadian Outdoor Hospitality Conference and Expo

Canada is a growing country for us and we could not be more excited to be speaking this week. “We will be presenting on “The Art of Revenue Management.” We will be live Thursday, March 10 at 1 PM.

With parks in Ontario and BC, this is a timely and important show for us. We appreciate our Canadian clients and thank them for the opportunity to be part of their association.

Check out the agenda here and make plans to join us for this time of learning all things Outdoor Hospitality. The lineup is stellar and you can enjoy it all from the comfort of your home office.

See you this week!

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GOOD Marketing Matters

When choosing your marketing company, it is important you look at the metrics. It is also important you understand them. Words such as impressions, click through rate, and conversion can make your head spin, yet, they will tell you how well the strategy is working. Outdoor Hospitality is becoming a sophisticated industry, and marketing your park(s) is more important than ever.

At AOS, we are passionate about marketing for our properties. It is a part of all our contracts, and the below shows the reason why. As a full service 3rd party management team, our marketing department is one key to our success. They are AOS employees and work out of our Florida offices. We do not use sub-contractors for this most important piece of the pie.

Early on, one time, we agreed to allow group to take on their own marketing. The results were a disaster.

Below shows a screenshot of bookings for the upcoming season.

With bookings like this, we finally convinced the ownership group to change to AOS marketing. We are just two weeks in, and here are the results:

These are not doctored screenshots. These are REAL numbers two weeks after taking over. These numbers will continue to improve as our marketing makes inroads. It usually takes a month for good marketing to gain traction, so we expect big things in the next few weeks.

Make sure your marketing is producing results. If it is not, it is time to take a long, hard look at the problem areas and make a change before your season is upon you. Educate yourself to understand the terms and results being delivered. Demand your marketing group produce a report showing you how your money is being spent and the results of those dollars.

These few simple steps will put you in charge of your marketing budget and making intelligent, data based decisions.

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