Regional Manager - Job Description

About KCN: KCN is an outdoor hospitality investment and management company. We focus on purchasing value-add campground properties, improving and stabilizing them, and then managing and growing them with our in-house property management team. We're focused on building a portfolio of the best RV campgrounds in the country - where our guests love to visit and our team loves to work.

Our Mission is to invest in Outdoor Hospitality: to create unique experiences that bring our guests closer to nature and each other, to provide a rewarding work environment for our team members, and to achieve outstanding financial returns for our investors.

Our Vision is to build a growth-oriented company that provides our team with enriching personal and professional opportunities while delivering outstanding returns for our stakeholders. As a leading Outdoor Hospitality company specializing in campground and RV properties, we are driven to create exceptional experiences for our guests while optimizing profitability and maximizing returns for our investors. We accomplish this by investing in value-add properties that meet our strict criteria and pass our rigorous diligence processes.

Position Summary

The Regional Manager is responsible for overseeing the performance of a portfolio of campground properties, ensuring strong operational execution, financial results, General Manager (GM) development, and guest satisfaction across all locations in your region. This position directly manages and supports property General Managers, providing leadership, coaching, and accountability.

The Regional Manager collaborates closely with the General Manager and each property's revenue management team to drive top-line revenue, profitability, and brand standards throughout the region. They also partner with Company leadership on infrastructure and capital projects, ensuring high-quality, cost-effective improvements.

This position serves as the critical link between property-level operations and Company leadership, ensuring that each campground delivers consistent results while adapting to local market conditions.

General Duties

Narrative: The Regional Manager provides operational oversight and leadership to a group of campgrounds, ensuring each property meets performance goals and maintains operational standards. This role is accountable for mentoring and holding General Managers (GMs) responsible for day-to-day execution.

Responsibilities:

• Oversee the performance of multiple campground properties within the assigned region, including monitoring key performance indicators (KPIs) and other relevant operational metrics (i.e. revenue, campstore sales, camper nights, NPS, budget vs actual, etc) through use of a scorecard.
• Ensure operational consistency and adherence to KOA and KCN standards across all properties, and other franchise brand standards where applicable.
• Provide direct leadership and accountability for General Managers, including training, coaching, and support as needed.
• Conduct regular site visits and property audits to ensure operational and quality compliance and identify improvement opportunities. Visit peer and competitive parks within our markets to provide a benchmark of KCN's parks.
• Report portfolio performance, risks, and opportunities to Company leadership on a regular basis (KPIs noted above).
• Serve as an escalation point for major guest or community issues at the property level.
• Perform and support select due diligence activities on new parks KCN is evaluating for purchase, at the direction of KCN's Acquisitions team. In addition, support select onboarding activities for new acquisitions.

Community Involvement & Engagement

Narrative: The Regional Manager fosters relationships across the region to support each property's community presence and reputation. They ensure that properties are positively represented and connected in their local markets.

Responsibilities:

• Support General Managers in developing community partnerships (i.e. Chamber of Commerce or other groups as appropriate), sponsorships, and events.
• Represent the Company at select regional tourism boards, conferences, and trade associations.
• Ensure properties engage in consistent reputation management and online review response. Review NPS and Google Reviews with managers regularly (weekly or bi-monthly, as part of the regular scorecard review). Utilize Google Review Trend Analysis to highlight areas the property is excelling and needs improvement and develop plans to support areas of improvement.
• Guide managers on community outreach that enhances occupancy and strengthens brand goodwill.

Top Line Revenue

Narrative: The Regional Manager plays a critical role in revenue optimization by supporting property-level execution and contributing to the Revenue Management Team, comprised of the General Manager, Revenue Manager, and Marketing Manager. Together, this team develops and executes strategies to maximize occupancy, ADR, and overall portfolio revenue. The Regional Manager supports this team, and ensures that the General Manager is driving value in these meetings.

Responsibilities:

• Monitor and analyze revenue performance across all properties, identifying opportunities and risks.
• Ensure General Managers execute upselling, cross-selling, and premium site strategies.
• Oversee consistency in store operations across the region, ensuring stores contribute to both revenue and margin goals.
• Drive initiatives to increase revenue and overall portfolio growth.

Financial Duties

Narrative: The Regional Manager is accountable for portfolio-wide financial performance. This includes budgeting, forecasting, and ensuring property managers achieve revenue, margin, and cost-control targets, and develop actionable plans when off-track to meet targets.

Responsibilities:

• Develop regional budgets and forecasts in partnership with Company leadership and General Managers.
• Review, modify as needed, and approve payroll budgets submitted by General Managers.
• Monitor financial performance across the portfolio, holding General Managers accountable to targets, and work with GM's to develop remediation plans when needed if off-track.
• Identify cost efficiencies and shared services opportunities across properties.
• Ensure accuracy and timeliness of financial reporting from each property.

Park Infrastructure

Narrative: The Regional Manager drives the planning and execution of capital improvement and maintenance projects across their assigned parks. This includes assisting General Managers with project scoping, obtaining contractor bids, and overseeing on-site progress to ensure timely and cost-effective completion. All contractor agreements are executed and managed by Nate/VP Ops, while the Regional Manager ensures operational alignment and quality execution.

Responsibilities:

• Partner with General Managers to identify and scope infrastructure and capital improvement projects.
• Assist in obtaining multiple contractor bids and evaluating proposals for cost, quality, and timing.
• Coordinate with contractors and General Managers to ensure work is performed according to schedule and specification.
• Monitor ongoing maintenance and CAPEX project status and report progress to Company leadership.
• Support General Managers in developing annual maintenance and capital improvement plans.
• Verify completed work meets quality and safety standards before project closeout.

Guest Experience

Narrative: The Regional Manager ensures that every campground in the portfolio consistently delivers an excellent guest experience. They monitor guest satisfaction trends across properties, using data from Google Reviews, NPS, and other feedback channels to identify strengths and address service gaps. The Regional Manager works closely with General Managers to ensure guest feedback is acted upon promptly and that operational improvements follow patterns observed in review data.

Responsibilities:

• Monitor online review and survey data across all properties within the region.
• Identify recurring guest feedback trends and areas of opportunity.
• Work with General Managers to develop corrective action plans for recurring service or facility issues.
• Track progress on resolving issues noted in negative reviews and confirm improvements are sustained.
• Recognize properties and teams that demonstrate exceptional service improvement or consistently high guest satisfaction scores.

Management Duties

Narrative: The Regional Manager is the primary leader for the General Managers in their region, responsible for recruitment, coaching, and accountability. This role ensures strong leadership at every property and provides mentorship to develop future leaders.

Responsibilities:

• Recruit, hire, and mentor General Managers.
• Provide coaching, feedback, and performance evaluations to direct reports.
• Conduct regular calls/meetings with General Managers to ensure alignment.
• Promote a culture of accountability and continuous improvement across properties.
• Review property performance data-including revenue, expenses, and guest feedback-to identify opportunities for improvement and work with General Managers to develop improvement plans.
• Hold General Managers accountable for addressing guest satisfaction issues and implementing review-driven action plans.
• Identify training needs and coordinate leadership development programs.
• Manage succession planning for property-level management roles. Specifically, utilize the Manager In Training program to have several GM candidates "on deck" within KCN via this training program.
• Preserve working time to be responsive to General Managers. Help them quickly resolve open questions, issues, concerns. Moving through these things efficiently is critical lubrication for the KCN Operations engine, and also serves to increase team satisfaction.

Variable Compensation Bonus Program - Regional Manager

Purpose: The Regional Manager Bonus Program rewards measurable performance in portfolio revenue growth, financial results, leadership effectiveness, infrastructure execution, and guest satisfaction. The program is weighted toward quantitative outcomes, with leadership and community engagement components included.

Bonus Eligibility: Up to 15% of base salary

Review Cycle: Quarterly performance reviews with an annual true-up

Bonus Categories & Weighting