Structural problems with the Chisos Mountain Lodge have prompted the National Park Service decision to build a new lodge at Big Bend National Park/Rebecca Latson

The National Park Service recently issued a prospectus for 15 years of providing lodging, food and beverage service, retail, and more in Big Bend National Park in Texas. The contract is expected to take effect on July 1, 2024.   

The prospectus comes with the caveat that several existing buildings, including the main lodge, will be demolished and replaced by a larger and more modern building. This will entail a two-year public closure of Upper Chisos Basin approximately 3 months following the effective date of the new contract. For the short period prior to the beginning of the planned demolition and construction work the concessionaire “may, but will not be required to, operate and maintain the Existing Lodge complex ….”  

Park officials have known there were some issues with the facility, due to obvious cracking in the walls. Back in 2018 they hired a consulting firm to take a closer look at the lodge building to get a better idea of the extent of the problems. The initial engineering study provided the park stated that the main lodge building, which houses a restaurant, kitchen, employees' dining room, and the check-in lobby for guests while outbuildings contain the actual guest rooms, had problems with its foundation, walls, flooring, and questionable drainage. Cracks were found on both interior and exterior walls, indicative of movement.

The roof also had recent cracks, but "(N)o actual structural damage to primary building support elements (foundations, columns, beams, purlins)" were found, the report noted.

The engineers concluded that the problems were largely related to expansive soils that the building stands upon, though they recommended additional testing, including more soil borings, to better determine the cause and extent of the problems.

During the anticipated two years of the lodge's closure, the concessionaire will be required to renovate and upgrade the two motel units (20 guest rooms) and four motor lodge units (38 guest rooms) with new furnishings, soft goods, and amenities at an estimated cost of nearly $2.5 million. The concessionaire will also be required to offer modest food service and retail in the Lower Chisos Basin group campground during the two-year closure of the Upper Basin. Thus, during the two years of demolition and construction the concessionaire will be spending significant sums of money while collecting no revenue from lodging, and reduced revenue from retail and food service. 

The new lodge building is to be constructed on the footprint of the demolished one-story lodge, but have more than twice the square footage in three stories along with an outdoor terrace.  A significant portion of the additional space is to be devoted to more expansive indoor and outdoor dining areas that are projected by the National Park Service to produce an additional 50 percent in revenue from food and beverage service compared to 2019, the year prior to the Covid pandemic.

The motel and motor lodge guest rooms will be considered "core" rooms with rates based on the cost of comparable rooms outside the park. The more upscale rooms at Emory Peak Lodge (eight rooms) and the six Roosevelt Cottages will be considered non-core, meaning the concessionaire is permitted to establish rates based on what the market will bear. The market price for rooms in Big Bend is likely to be quite high during the March spring break period when the park is at its busiest.  The Park Service projects lodging revenues in 2026 will range from 55 percent to 90 percent above those collected in 2019.

The estimated initial investment required for the concession is approximately $3 million, consisting primarily of personal property and employee housing. According to the prospectus, “The Service assumes a prudent Concessioner will obtain employee housing outside of the Park to support its concession operations.” This assumes a one-time expense of $1 million in 2024.

Big Bend also houses concession operations at Rio Grande Village, Castolon, and Panther Junction, all of which are included in the contract. Together, these three locations generated about 30 percent of overall concession revenue, a percentage that will likely decline following construction of the new lodge building. 

Parties interested in submitting a proposal for the concession must notify the National Park Service by May 8.  The contract is expected to be awarded around April 2024, about three months prior to the effective date. The concession is currently operated by Aramark, Sports and Entertainment Services, which picked up the contract from Forever Resorts in 2022.   

David and Kay Scott are authors of “Exploring the Oregon Trail: America’s Historic Road Trip” (Globe Pequot).  Visit them at blog.valdosta.edu/dlscott