How to Sell Your Resort for More Money

Sellers: The more profitable your resort is, the more it will sell for. I am offering a "tune up" that if followed, will guarantee results of at least 2 x's the cost. This program is using the systems we have profited by at Northern Lights Resort and Timberline RV Resort.

Tune Up Involves:

  • Review of first impressions:
    • Presence on the web
    • Image of brochure and stationary
    • Phone manners
    • Entrance to the resort
    • First greeter
    • Entrance of each cabin
    • General appearances of grounds, docks and equipment.

  • Procedures:
    • Daily routines
    • Change over days
    • Check in / out
    • Time saving devices and equipment

  • Prioritizing Improvements:
    • My rule of thumb is do nothing without a minimum of a 20% yield - Meaning no purchase of rental equipment or improvements to any cabin or revenue source without a net yield of 20% (The cost of money, a risk factor and a margin) A simple formula can save time and minimize risks.
    • There are some exceptions to this rule if it improves rates or occupancy.

  • Marketing:
    • External is getting guests to the resort; internal is getting them to spend more money once they are there. (Example: The use of discount coupons given upon arrival for equipment that is not rented prior to arrival.)
    • In the resort business we all have perishable inventory and need to manage it correctly. What we have to sell is an increment of time. If it doesn't sell, it should be wholesaled for last minute purchasers, traded for something the operator needs or given away for a future benefit.
    • Price cabins by demand, comforts, view and privacy.
    • You MUST track your advertising. Use what works and cut the unneccessary expenses.

  • Expense management:
    • Shop everything: Insurances, Credit Card Fees, Online purchase of supplies, pre-planning for turn over days to maximize labor efficiency and trade out labor.

  • Dealing with lenders:
    • Once you are an owner, first rule of thumb, never borrow money when you really need it. Set up your lines of credit when you are in the very best cash position. Make your payments just after cash flow peaks.
    • Don't store cash in a checking account earning 0 while your debt is accruing interest.
    • Make sure your banker is working with you, your loan is as much of a problem to the banker as it is to you.
    • Show your banker you are organized, feed them good information and always negotiate for a better rate.

Cost for the Resort tune-up program: $1,000.

After 12 months of use if you don't save or make at least $2,000 by using the system the $1,000 fee is returned. If you list your resort with Orion the fee will be deducted from the commission when your resort is sold.