Utilizing our assets to the fullest profit, by creating a place so endearing that the scenes can only be in storybooks. We've designed a place that awakens our imaginations into reality where the scenes of villages become real.

Business Plan for Twin Lakes Resort "Jewel of the County"

Executive Summary

This proposal aims to transform Twin Lakes Reservoir in Clifton, Idaho, into a unique, year-round resort through a 30-year joint venture under the Burnetts' LLC, Vacation Village LLC.

By leveraging the scenic beauty of Twin Lakes and adding various attractions and amenities, the resort will attract a steady stream of visitors and generate significant revenue.

The joint venture will have Vacation Village LLC receiving 55% of all gross revenue from Twin Lakes bookings, which will cover insurance, upkeep, and their pay.

Twin Lakes Canal Company will finance the amenities for Twin Lakes and provide a free public use area for Franklin County Residents.

Key Features and Offerings

Twin Lakes building and owning Tiny Home Glamping Village: 8 one-room hobbit and elf homes owned by Twin Lakes, with Burnett's building and owning 12 additional hobbit homes.
Twin Lakes RV and Camper Sites: 300 sites. on the east side
Twin Lakes Stilted Airbnb Cabins: 2 cabins over the lake on 8-foot high stilts at $400 per night.
Twin Lakes Floating Boat Dock Cabins: 4 cabins renting for $600 per night.
Twin Lakes Boat Cabins: 4 boats with cabins renting for $500 per day and night.
Twin Lakes Pavilions: 6 pavilions with electricity available for rent at $200 per 6 hours or $300 per day with water and power.
Twin Lakes 10 Electric Golf Carts
Recreational Rentals: Paddle boats and tandem bikes provided by the Burnetts.
Unique Airbnb Rentals: Specialized and themed accommodation options.
Events: Weddings, reunions, corporate parties, and group camping.
Local Benefits: Free day-use access for locals with road maintenance funded by the county.
Road and Dam Preservation: Redirecting roads to preserve the north dam and maximize lakeside use.
Additional Burnett-Owned Amenities:
- Restaurant & management

Financial Projections

After 3rd yr Revenue Projections

1. 8 Tiny Home Glamping Village Hobbit Holes $160K @$20K each

Price per Night: $380
Booking Days per Year: 150
Occupancy Rate: 100%

Total Revenue per Tiny Home: $380 times 150 = $57,000

Total Revenue for 8 Homes: 8 times $57,000 = $456,000

2. RV and Camper Sites $50K

Lakeside RV Spots: 80 spots at $55 per night
Non-Lakeside RV and Tent Spots: 220 spots at $35 per night
Booking Days per Year: 90

Total Revenue for Lakeside RV Spots: 80 times $55 times 90 = $396,000

Total Revenue for Non-Lakeside RV and Tent Spots: 220 times $35 times 90 = $693,000

Total Revenue from RV and Camper Sites: $396,000 + $693,000 = $1,089,000

3. Stilted Airbnb Cabins $80k @$40k each

Price per Night: $400
Booking Days per Year: 100
Number of Cabins: 2

Total Revenue from Stilted Airbnb Cabins: 2 times $400 times 100 = $80,000

4. Floating Boat Dock Cabins $160K @$40 each

Price per Night: $600
Booking Days per Year: 100
Number of Cabins: 4

Total Revenue from Floating Boat Dock Cabins: 4 times $600 times 100 = $240,000

5. Boat Cabins $160K @$40k each

Price per Day/Night: $500
Booking Days per Year: 100
Number of Boat Cabins: 4

Total Revenue from Boat Cabins: 4 times $500 times 100 = $200,000

6. Pavilions with Electricity and Water $250K @$50k each

Price per Day: $300
Booking Days per Year: 90
Number of Pavilions: 6

Total Revenue per Pavilion: $300 times 90 = $27,000

Total Revenue for 6 Pavilions: 6 times $27,000 = $162,000

7. Events (Weddings, Reunions, Corporate Parties)

Price per Event: $2,000
Number of Events per Year: 20

Total Revenue from Events: 20 times $2,000 = $40,000

8. Group Site Camping

Price per Group Site: $280
Number of Group Sites: 20
Booking Days per Year: 30

Total Revenue from Group Site Camping: 20 times $280 times 30 = $168,000

9. Sewage Dump Stations $30K

Price per Dump: $20
Number of Dumps per Year: 1,000

Total Revenue from Sewage Dump Stations: 1,000 times $20 = $20,000

10. Golf Cart Rentals $30K @ $3k each

Price per 3 Hours: $100
Number of Uses per Day: 3
Number of Days per Year: 100
Number of Golf Carts: 10

Total Revenue from Golf Cart Rentals: 10 times $100 times 3 times 100 = $300,000

Total Annual Revenue

Each category for income and correlating expenses is separated so its easy to say no Hobbit Homes for now, or only campsites for now.

Burnett's small 10 unit Lamp Lite Village will not be built until year 3. However the hobbit village start next spring.

Expenses 1. Maintenance and Utilities: Regular upkeep, landscaping, utilities (electricity, water), and repairs. 2. Staffing: Salaries for the Burnett's (marketing and camp host), maintenance staff, and customer service personnel. 3. Marketing: Advertising and promotional activities. 4. Taxes and Insurance: Property taxes, liability insurance, and other relevant insurances. 5. Depreciation: Long-term financial planning for asset depreciation. ### Revenue Split

Strategic Advantages The Burnett's possess unique advantages over typical camp hosts due to their marketing skills and dedication. Their efforts will multiply revenue by effectively promoting the resort and managing operations. Dianne Burnett will seek grants to improve Twin Lakes and negotiate with the county to use the grant money for road improvements. This collaboration will save the county approximately $1,000,000 and allow for free access for county residents to use part of the lake, in exchange for paving local roads.

The Burnett's are media and advertising specialist that have owned and managed Multiple Hospitality night rentals.

Creating websites drone footage & advertising on multiple sites
Instant Online Automatic Bookings with map so that campers can book yo to the very night of arriving, and campers will be able to see all of the inventory. Booking is available 24/7 not only when someone answers the phone.
A revenue split promotes greater sales and the best solutions being sought by all parties.
Open year round for certain parts of the campground, while other sections would be seasonally closed in order to maximize bookings and utilization. Example; glamping is open year round, while many areas may be open May 1-Thanksgiving and closed Dec, Jan, Feb, Mar, Apr instead of open restricted opened only from Memorial Day to Labor Day (95 days out of 365 days to 180 days).
campers will be able to pull into a vacant numbered camp spot and scan the QR code and instantly book on site as well.
Customer Helpful. Customers have been chased away with prior poor management and with our Customer oriented policy and system, campers can get in-touch with Host via QR code to notify Host of Camper needs and or problems or questions. We want to build great memories and promote revenue. Win, win, win.

Additional Burnett-Owned Amenities The Burnett's will introduce several additional amenities to enhance the resort's appeal and profitability: - Restaurant: A dining option offering local cuisine. - Hobbit Village: An additional themed accommodation area. - Hay Rides: Recreational activity for families and groups. - Scenic Water Path: A 4' wide, 2' deep, and 2,000' long water diversion creating a magical hobbit village 200' x 300' and later the Lamp Lite Village 180' x 250'

Additional Information

High demand accelerates private camping options

Heading into the pandemic, camping was already growing, and booking many of the most desirable campsites had long been competitive. Interest surged in 2020 as people sought outdoor activities and it hasn't let up since. 2024 will be the fifth calendar year of unprecedented growth in an outdoor industry that now contributes more than $1 trillion to the economy annually.

"I feel really good about travel right now," said RVshare's Gray.

But that increase in demand has come with some growing pains. Campers said that it was five times more difficult to book a camping spot in 2022 than in 2019. With national parks full, camping property owners have an opportunity to expand and diversify their offerings.

O'Rourke, from KOA, says she's seeing peak investment in campgrounds. "People are seeing this as a very lucrative and promising category," she said, noting that investment groups and private equity alike are getting in the game. "We are going to see a lot more campgrounds and a lot more sites being expanded."

The panelists agreed that the key for property owners looking to grow in 2024 is listening to what campers want. Expectations of private campgrounds have shifted with campers seeking better infrastructure, more amenities, and more accommodation options, like well-equipped cabins, treehouses and RVs. Unique experiences are performing really well.

And the growing camping community is bringing with it some curveballs. I was surprised when Gray mentioned that up to 40 percent of RV Share rentals are by people who never drive or tow the RV. Instead, they have it delivered to a spot at a campground. It's an easy entry point for the RV-curious.

Technology helps remove camping "points of friction"

Adding capacity doesn't accomplish much if campers can't easily find and book sites. There was shared acknowledgement on the panel that the industry needs to address what O'Rourke calls "points of friction" that can discourage campers, especially those who are just getting started.

Ravasio mentioned a Hipcamp survey showing that a mental health refresh is the number one reason people plan camping trips. "If the travel and booking process is stressful, we've failed," said Ravasio.

Many campers know the stress of planning that bucket-list trip to a famous park and running into a lack of availability or crowds. Earlier this year, I helped Outside readers navigate this challenging landscape by compiling a list of underrated campgrounds that tend to be available.

Ravasio said she also sees opportunities for great camping experiences adjacent to nearly impossible-to-book campgrounds. "It's beautiful all around them too," she noted. "We've been trying to intentionally redistribute demand a little."

O'Rourke noted that booking far in advance is more important than ever. The Dyrt, meanwhile, has seen increased interest in free camping or dispersed camping, which requires less planning and no reservations. We devoted a lot of resources in 2023 to helping campers access free camping and last-minute camping.

Remote work and winter camping are here to stay

With all the headlines about return to office mandates, we thought we'd see fewer campers working remotely from a campsite this year, but the number continues to climb. We found that about 23 percent of campers worked from the campsite in 2021 and 2022. To our surprise, that number went up to 28 percent in 2023.

Remote work has also helped extend the season. "It's great to travel in fall foliage, but I couldn't because I had to go to my job--well, if your job's remote now, you can do that," Gray observed. It's no surprise then that our latest survey showed WiFi is the top amenity campers want in 2024.

Another pandemic holdover that has taken root is winter camping. Campers have invested in better gear and properties have added winter-friendly glamping features such as heated floors. As a result, nearly a third of campers now camp in the winter.