KOA Operator Josh Bell Shares How RVs, Campgrounds, and Glamping Accommodations can Coexist
Josh Bell’s KOA operations have offered some form of a roofed accommodation since the 1980s, namely, the classic camping cabin. It’s a far cry from what we consider to be the standard glamping accommodation in today’s market, but the basic concept was there from the beginning. More modern-day glamping accommodations began to crop up in KOA campgrounds in the early 2000s, with the goal of offering their returning campers a different experience.
Today, they’ve integrated glamping accommodations (canvas tents, wagons, tipis) into 4 of their 7 properties, with a 5th glampground currently in development. Traditional camping is still the main draw for KOA costumers, with about 80% of their revenue coming from RV and campsites and 20% coming from roofed and glamping accommodations.
“We learned something that was crucial to our growth by adding glamping accommodations— the market is much bigger when you can host people without an RV or camping gear.”
Why add Glamping options to your existing campground?
There are a few compelling reasons. Developed campgrounds offer a simple, yet standardized experience- locations are typically safe, comfortable, and not too far off the grid. Seasoned campers who want to introduce their less experienced friends and family to the great outdoors can choose an accommodation type that suits both their comfort and experience levels. For existing campers, it gives them a reason to return to a safe, familiar campground- and a new way to experience it. The traditional tent camper can be converted into a glamper, and vice-versa.
Things to Consider
Campgrounds have a great built in market. Alot of the hurdles aspiring glamping operators face— zoning and permitting, utilities, establishing a client base— are much easier to navigate as an established campground owner, with most or all of these factors taken care of at established campgrounds.
Site planning is a crucial aspect of executing a successful glamping expansion. Josh Bell worked hard to make sure that they had a dedicated zone for their glamping tents so it’s set off as an independent area. KOA Glamping villages are all planned and executed with regard to the guest experience. The KOA operator also notes that, due to the location being more on-grid, it’s important to provide a great outdoor experience at the campground—think lights, comfortable seating, firepit—and invest in the immediate outdoor area.
Another benefit in the campgorund space is the ease of utilizing existing restrooms and showers on site. If sewer water power availability and permitting allows, KOA will put a full bathroom in each tent. This is due to consistent feedback that guess would stay longer with a bathroom in-tent. Josh Bell will sometimes take the hybrid approach by locating tents near existing restrooms and showers and adding a half bath (toilet and sink) in each tent.
What rate can operators expect to charge for the experience? In short, not as high as other types of glamping operations. Campgrounds are typically somewhat limited with the rate they can charge due to the location not being as ideal as traditional glampsites, but operators can counteract this by offering more in the way of amenities and conveniences onsite.
Big thanks to Josh Bell for sharing his story with us at our member meet-up call last month.
Learn more about our community and become a member of the American Glamping association here!
