When we bought our first glampground in Promised Land, PA, it was a seasonal campground built in the 1960s.
The infrastructure wasn’t designed for winter operation, so we continued running it seasonally.
As we approach our opening day for the 2025 season (April 5!) we are reflecting on the pros and cons of a seasonal vs year-round glampground. In this newsletter we’ll explore these as well as share the new hybrid approach we’ll be implementing at Ferncrest in Promised Land starting this winter.
The Pros of a Seasonal Glampground
- Higher Occupancy & Higher ADR – Because we operate in a condensed timeframe, we focus on maximizing bookings, which allows us to charge a premium nightly rate.
- Built-in Off-Season for Upgrades – With a defined closure period, we can dedicate time to maintenance, improvements, and expansion without disrupting guests.
- Seasonal Staffing Efficiency – While seasonal hiring can be a challenge, it also allows flexibility in structuring payroll costs.
The Cons of a Seasonal Glampground
- Shutting Down & Reopening Is a Big Undertaking – Winterizing the water system, storing furniture, and reopening everything in the spring requires time and money.
- Year-Round Employment Challenges – Maintaining a full-time team is harder when the property is closed for months. Fortunately, we have The Rex Hotel nearby, which gives us some staffing stability, but for a stand-alone seasonal property, this can be a major drawback.
- Lost Revenue Potential – Even with lower winter demand, there are still opportunities to generate revenue during the off-season.ile seasonal hiring can be a challenge, it also allows flexibility in structuring payroll costs.
Finding a Middle Ground: Seasonal Yet Open Year-Round
We’ve been testing ways to keep some level of operation running year-round without the full burden of staying open.
Our Flint Creek location did this successfully by staying open on weekends only in the off-season. This strategy provided some revenue while still allowing time for maintenance and quieter mid-week upgrades.
At Ferncrest – Promised Land, we’re taking it a step further. Our new prefabricated, insulated, heated bathhouse will allow us to remain open year-round—but with a flexible approach. Instead of keeping all units available in the winter, we’ll only open a select few.
Why This Hybrid Approach Works
- No Full Shut Down Required – Keeping even a portion of your glampground open reduces the complexity and cost of closing and reopening each year.
- Winter Profits Are Still Possible – The profit margins on glamping are strong enough that even at 15-20% occupancy, you can still be profitable. The overhead for a few winterized units is minimal compared to the revenue they can generate.
- Adapting to Market Demand – While winter might be slower, a limited but high-quality winter experience can attract travelers looking for a unique off-season getaway.
If you’re in a market with seasonal demand, staying open year-round in some form can be the best strategy. Even a partial winter operation reduces the need for full shutdowns, provides off-season income, and keeps your brand relevant year-round.
Are you planning a seasonal or year-round glampground?
What’s your strategy? Reply and let me know!
Happy Glamping,
Brian
