Anchor Down Resort

What Anchor Down Resort does

Anchor Down Resort operates a luxury RV resort on Douglas Lake in Dandridge, Tennessee. The property contains 170 RV sites with views of the Great Smoky Mountains and offers an amenitized experience that includes a pool with a waterslide, a saltwater kiddie pool, a Campground Cafe, a camp store, pet-friendly accommodations, laundry, and bath houses. On-site rental properties and ancillary rentals (golf carts, boat slips, and recreational equipment) sit alongside the core RV rental product. Referrals route guests to Douglas Lake Marina (approximately 0.5 miles away), Douglas Dam Self Storage, and Food City (approximately 10 miles), extending the on-property experience.

The business operates seasonally from March 1 through December 1 and is closed for roughly the December–February winter window. Revenue is generated primarily through nightly RV site rentals, supplemented by ancillary fees from amenity and equipment rentals, the cafe, the camp store, and pet-related charges. Distribution is direct-to-consumer via the company website, which supports reservations up to two years in advance, together with phone-based bookings; there is no indication of OTA intermediation in the listed channels. The reservation flow includes an express check-in process intended to compress arrival friction.

The company is privately owned, single-asset, and headquartered at the resort site in Dandridge, TN. Recognition history includes the 2016 TripAdvisor Certificate of Excellence. Competitive positioning rests on location scarcity (Douglas Lake frontage with Smoky Mountain views) and amenity density rather than technology differentiation or scale advantages.

Name

Anchor Down Resort

Legal name

Anchor Down RV Resort

Website

https://anchordownrvresort.com

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

Anchor Down Resort is a 170-site luxury RV resort on Douglas Lake in Dandridge, Tennessee, serving leisure RV travelers seasonally from March through December with waterfront sites, a pool complex, on-site cafe and store, and equipment rentals.

Ownership category

akta.pro rank

Product category

RV Resort / Outdoor Hospitality

NAICS

RV (Recreational Vehicle) Parks and Campgrounds (721211)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

RV Parks & Motorhome Resorts (THAMAJAA)

akta.pro secondary industry

Marina RV & Waterfront Campgrounds (THAMAJAH)

Keywords

• RV campsite rentals
• Luxury RV resort
• Outdoor hospitality
• Lakefront camping
• RV park amenities

Headquarters

HQ city

Dandridge

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Supply Chain, Marketing or Sales

Revenue model

1. RV Site Nightly Rentals: Primary revenue from nightly rental of 170 RV sites. Rates are site-specific and include up to 4 people, 1 RV, and 1 vehicle per site. Peak season runs Memorial Day through Labor Day.
2. Extra Person and Vehicle Fees: Additional charges for extra guests ($10/night per person, max 6 per site), extra vehicles ($3.50/night), and visitor fees from May-September.
3. Equipment Rentals: Golf cart rentals ($45/day), boat slips and jet ski dock rentals ($20/night), life jacket rentals ($8/day), and cornhole board rentals ($10/day).
4. On-site Concessions: Firewood sales (delivered free to sites), ice sales, and camp store operations.
5. Campground Cafe: On-site cafe providing food service to guests.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels4 records

Core offering

Anchor Down RV Resort is a luxury RV resort that rents 170 individually reservable campsites on Douglas Lake in Dandridge, Tennessee, each with full water/sewer/electric hookups, concrete pads, and 30/50 amp service. The core offering is the nightly RV site rental, supplemented by ancillary fee-based services such as golf cart, boat slip, jet ski, paddle board, kayak, life jacket, and cornhole board rentals, plus an on-site camp store, campground cafe, pool with waterslide, bath house, and lake/recreation amenities.

Product overview

Anchor Down RV Resort is a luxury RV resort offering 170 spacious campsites with full hookups (water, sewer, electric), concrete pads, and 30/50 amp service. The resort operates as a single-property service business with various add-on offerings including golf cart rentals, boat slip rentals, water sports equipment rentals, on-site camp store, campground cafe, pool with waterslide, lake activities with inflatables, and recreational facilities. Additional services include express check-in, laundry facilities, and bath house amenities. The resort is located on Douglas Lake with views of the Great Smoky Mountains.

Differentiator

Problem solved

Functional benefit

Quantifiable outcome

• 16.9 miles from Dollywood entrance
• +2 more outcomes

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Three partnerships are on record, tiered minor.

• Douglas Dam Self StorageminorOthersRecommended off-site storage facility for boats, campers, and trailers located one mile from the resort (1131 Douglas Dam Road, Dandridge, TN 37725). Contact: (865) 399-0700.
• Douglas Lake MarinaminorOthersNearby marina at 1199 Highway 139, Dandridge, TN 37725 for lake access and boat rentals. Contact: (877) 379-1313. Located 2.5 miles from resort.
• Food CityminorOthersGrocery store at 2946 Winfield Dunn Pkwy, Kodak, TN 37764. Contact: (865) 932-4091. Located 4.7 miles from resort. Recommended for guest provisioning.

Scale indicators3 records

Recent moves6 records

Expansion highlights4 records

Direct peers

• Sun Outdoors / Encore RV Resorts: Network of upscale RV resorts with full hookups, pools, and recreational amenities. Closely matches Anchor Down's premium RV resort positioning and multi-revenue-stream model.
• Bay Landing RV Resort: Premium RV resort on a Texas lake with concrete pads, full hookups, and recreational amenities — a close functional analogue for Anchor Down's waterfront/lakefront luxury positioning.
• Thousand Trails: Membership-based RV resort network with amenity-rich parks across the U.S. Comparable to Anchor Down's recurring RV-camper model and amenity depth (hookups, recreation, clubhouses).
• Kampgrounds of America (KOA): Largest North American campground franchise system with 500+ RV/camping parks. Direct comparable on RV park operations, hookup infrastructure, and family-amenity positioning; serves as the primary branded competitor for any privately held RV resort.
• Lake Rudolph RV Resort & Campground: Family RV resort with full hookups, pool, waterpark amenities, and proximity to tourist attractions. Strong comparable to Anchor Down's amenity + attraction-proximity positioning.
• Yogi Bear's Jellystone Park Camp-Resorts: Family-focused franchise campground system with pools, mini-golf, and activity programming. Highly comparable to Anchor Down's family amenity emphasis (waterslide, sports courts, playground).
• Grand Harbor Marina & RV Resort: Combined marina/RV resort operation offering boat slips and RV sites on a lake. Directly comparable on the marina + waterfront campground model Anchor Down uses for boat slip and jet ski rentals.
• Outdoor Resorts of America (RGV / Branson Lakes): Luxury RV resort brand with full-hookup concrete sites, recreation facilities, and waterfront access. Direct competitor in the premium/luxury RV resort segment.

Others

• Good Sam Club: Loyalty/affinity network for RV travelers that drives referrals to affiliated parks. Comparable as a distribution and customer-loyalty layer impacting Anchor Down's guest acquisition efficiency.

Broad incumbents

• Disney's Fort Wilderness Resort & Campground: Large, amenity-rich RV resort adjacent to Walt Disney World. While broader in scope (theme park ecosystem), it represents the upper bound of the luxury-RV-resort experience Anchor Down targets.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/anchor-down-resort

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Anchor Down Resort