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 make it so onerous for a new operator. The lodge carries itself quite well. The charm of it is the historical nature of the structures. A new office and pavilion are silly. Don't destroy of the natural beauty of it.
My husband and I have had the pleasure of staying at the lodge several times. Headed up again in October for a 2 night stay.
My suggestions to make the lodge more comfortable? Stop using the office common area as a big storage area for covid takeout containers and what not. I have such good memories of enjoying the room with other guests, listening to guitar, stories and playing board games while gathered around the heater. The common area in the office is a great place to be when mountain weather is dreadful and one is confined indoors.
Installing rat wire on the windows would also be a great idea and not cost too much.
No to the pavilion. Yes to simple changes. Leave the Lodge alone.
I worked at the lodge in 1963 and 1965. Mr and Mrs Herrick ran the lodge back then. The price for sharing a bed for 2 people was $450 each with a $4 dollar charge for two meals!!! Wow have things changed! We earned $150 per month meals and bed included! I remember The/Browns credited us for the bed and food. that we had to pay income tax on. No problem, we would have paid them to share a summer of experiences that very few people ever had!!!
#1 the office where they sell shirts is condemned. Thats the "new" office. #2 the open air Pavillion is to keep the hikers from destroying the mountain as they all try to find space in a tiny area. When it rains guests will have random people coming into their cabins. These can be shared spaces between the lodge guests and folks that stay at the lean to shelter.