LeConte Lodge cabins at Great Smoky Mountains National Park/NPS, Jamie Sanders
The National Park Service recently issued a prospectus seeking proposals for the operation of LeConte Lodge in Great Smoky Mountains National Park.
One of the National Park Service’s most unusual lodging facilities, LeConte Lodge is a small grouping of wooden cabins and support buildings near the summit of one of the highest mountain peaks east of the Mississippi River (6,593 feet) and accessible only on foot. To reach the lodge guests must hike a minimum 5.1-miles along a steep trail that ascends 2,700 feet. Four alternate trails providing lodge access are more gradual but longer, including one over 8 miles in length.
LeConte Lodge’s history dates from 1925, nine years prior to establishment of the national park, when a small cabin was built for the Great Smoky Mountains Conservation Association. Additional buildings including cabins, a dining hall and a central lodge were added over the years, while cooking and heating was upgraded from wood-burning stoves to propane. The lodge remains off the electrical grid although solar panels offer electricity for limited use such as charging batteries. Supplies arrive with an annual pre-opening helicopter landing followed by a thrice-weekly llama pack train.
Lodging at LeConte is in seven 1-room cabins, one 2-bedroom cabin, and two 3-bedroom cabins. Total occupancy is limited to 60 guests although there is seldom a full house due to configuration of the bedrooms and beds. Guests from different parties are not required to share a 1-room cabin, although there is an empty bed fee. Lodge guests have use of two outside faucets, plus a faucet with warm water. Four flush toilets are near the office. Overnight guests are served breakfast and dinner, while guests staying more than one night are also served lunch between nights.
The lodge generated revenues of nearly $2.6 million in 2023, up from $2 million in 2019. Approximately 50 percent of total revenues were generated from lodging with the remainder split between retail and food and beverage. The National Park Service forecasts 2025 revenues (the first year of the ten-year contract) at $2.4 million, growing by approximately $100,000 in each of the following two years.
NPS estimates an initial outlay of $821,000 will be required of a new operator to get the lodge ready for operation. This includes start-up costs, inventory and working capital. The initial outlay also includes a requirement to construct a new $140,000 office facility and a $60,000 open-air pavilion. The prospectus requires the operator to pay park franchise fees (essentially, lease payments for use of park property) equal to 13 percent of gross receipts on the first $2,250,000 and 22 percent of gross for all revenues over that amount. Based on a 2025 revenue estimate of $2,400,000, the operator will remit $325,000 during the first year of the contract. The operator is also required to pay a fee of 2.4 percent of gross revenues for component renewal. Essentially, this is for the replacement of components (window frames, heating systems, plumbing, etc.) at the end of their useful lives.
Questions or notification of intent to submit a proposal must be submitted to NPS concession specialist William Gordon ([email protected]) by August 20 at 2 p.m. EST. Completed proposals must arrive no later than September 5, 2024 at 2 p.m. EST at National Park Service, concessions Office, 100 Alabama Street, N.W., Bldg. 1924, 6th floor, Mailroom, Atlanta Georgia 30303.
David and Kay Scott are authors of “Complete Guide to the National Park Lodges” (Globe Pequot). Visit them at blog.valdosta.edu/dlscott
Comments
Why does the NPS need a $60,000 open air pavilion at Mt. LeConte? Destruction of natural landscape & maintenance costs are by products. Leave the Lodge alone, why expand the footprint. What is next, a vendor kiosk at Myrtle Point?
What on earth does anyone need an open air pavilion for up there? What an awful idea.
While they're at it, just put in a chairlift or ski lift so no one has to exert themselves!
and $140,000 for an office! Hot showers would be a welcome addition.
The mountaiin IS an open air pavilion- no need to build one!
Why build a man made pavilion in or on a place with the natural beauty as Le Conde lodge at the rates the government estimates the pavilion would only be a 10x10 pergola
We stayed many times at LeConte lodge in the late 1990s. Although rugged, it was charming with many happy memorie. All the ideas mentioned would be awesome to have there. I wonder how many of the naysayers have made the trek there!
Dear Linda,
As a frequent flyer of all ways to the lodge and permanent resident of this amazingly beautiful place, I have to cordially disagree with you. My oldest daughter has had the privilege of staying at the lodge 3 years in a row thanks to a cooperative school program we have here and part of that adventure is learning how to minimize our impact while respecting and enjoying this wonderful park we have. I have personally carried my middle child who is wheelchair bound up LeConte and many other trails multiple times. Not only for fun but as a chaperone on many field trips throughout the park. My son who happens to be my youngest has spent his entire 9 years of life running, exploring and enjoying every trail that catches his eye including multiple trips to the lodge without the need of over priced over intrusive unnecessary structures. The experience of the mountain needs nothing more than the simple amenities already provided. To add anything else would detract, dare I say destroy the thrilling accomplishment of reaching a hard won goal and throw sewage on the hard work of so many wonderful people. Let's keep the mountain simple and rugged, our joy is found in the adventure of a small struggle rewarded by a venue no man can improve upon.