Pine Acres Resort

What Pine Acres Resort does

Pine Acres Family Camping Resort, legally Oakham Pine Acres, Inc., is a family-owned camping resort operating on a 70-acre waterfront property on Lake Dean in Oakham, Massachusetts, approximately 50 miles from Boston, Worcester, Hartford, and Providence. Founded in 1960 by Frank (Kim) and Grace Packard and now in its third generation of family management, the resort accommodates RV and tent campers along with cabin renters across three campsite tiers (Choice, Preferred, Premium) and seven cabin rental categories ranging from rustic to luxury pavilion units. The property is integrated with RMS Cloud for reservation management, Square for e-commerce, Constant Contact for email marketing, and a native mobile application for iOS and Android.

Revenue is generated through a diversified mix of streams: overnight campsite and cabin rentals, seasonal camping licenses starting at $8,500 per year, on-site retail (Country Store and Cafe), activity and equipment rental fees (mini-golf, arcade, boat rentals, gem mining), and RV/boat storage. Direct-to-consumer go-to-market is executed through the resort's website, mobile app, phone reservations, email, and walk-in visits, supplemented by the Good Sam Club partnership. The customer base is composed of family recreation and vacation segments, with seasonal campers representing a high-LTV recurring cohort. The resort also maintains charitable partnerships with veteran, cancer-support, and family welfare organizations, having raised over $110,000 for local charities over the past decade.

Name

Pine Acres Resort

Legal name

Oakham Pine Acres, Inc.

Website

https://pineacresresort.com

Company type

Private

Founded year

1960

Operating status

Operating

Headcount range

11–50 employees

Short description

Pine Acres Family Camping Resort is a family-owned camping resort on a 70-acre Lake Dean site in Oakham, Massachusetts, serving RV campers, tent campers, and cabin renters across New England with three campsite tiers, seven cabin categories, and seasonal camping licenses.

Ownership category

akta.pro rank

Product category

Family Camping Resort and Outdoor Hospitality

NAICS

RV (Recreational Vehicle) Parks and Campgrounds (721211), Recreational and Vacation Camps (except Campgrounds) (721214)

SIC

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

akta.pro industry

PRIMARYTHAMAJAJ

Family & Recreation Campgrounds (Amenities/Activities Focus)

Travel & Hospitality/Vacation Rentals & Short-Term Stays/Campgrounds, Glamping & RV Parks

SECONDARYTHAMAJAH

Marina RV & Waterfront Campgrounds

Travel & Hospitality/Vacation Rentals & Short-Term Stays/Campgrounds, Glamping & RV Parks

SECONDARYTHAMAJAD

Cabin & Cottage Campgrounds

Travel & Hospitality/Vacation Rentals & Short-Term Stays/Campgrounds, Glamping & RV Parks

Keywords

• Family camping resort
• Rv park accommodations
• Cabin rentals
• Seasonal camping sites
• Outdoor recreation

Headquarters

HQ city

Oakham

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D

Revenue model

1. Campsite and Cabin Rentals: The resort generates primary revenue through overnight campsite rentals ranging from tent sites to premium full-hookup waterfront sites, and cabin rentals ranging from rustic to premium plus cabins. Campsites are rented with a 3-night minimum during Spring and Fall seasons. Cabins are rented weekly during peak season (July-August).
2. Seasonal Camping Licenses: Seasonal camping sites are available with annual licenses starting at $8,500 for two people, including access to all resort amenities, free winter storage, and loyalty program benefits. Boat slips are available for additional fees.
3. Country Store and Cafe: On-site retail store selling convenience items, camping supplies, clothing, souvenirs, locally scooped ice cream, and local wines and beers. Cafe serves casual takeout fare from burgers to wraps and chicken fingers.
4. Activity and Rental Fees: Revenue from additional fee-based services including mini golf, arcade games, boat rentals (kayaks, paddleboats, paddleboards), golf cart rentals, gem mining sluice, and various activities and crafts.
5. RV and Boat Storage: Storage fees for RVs and boats: Daily $25, Weekly $50, Monthly $150, Winter Season (Nov-Apr) $600. Trailer moves for weeklong stays or more are $200.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels5 records

Core offering

Pine Acres Family Camping Resort is a family-owned camping resort operating on a 70-acre lakefront property on Lake Dean in Oakham, Massachusetts. It sells overnight campsite rentals (tent, RV, and premium full-hookup waterfront sites), cabin rentals across seven tiers from rustic to luxury waterfront, annual seasonal camping licenses, RV and boat storage, and ancillary on-site retail and activity services including a country store, bait shop with boat rentals, arcade, pool, and sports facilities. The business primarily targets families seeking outdoor recreation in New England.

Product overview

Pine Acres Family Camping Resort is a family-owned and operated camping resort offering a diverse portfolio of outdoor accommodations and recreation. The resort features three tiers of campsites (Choice, Preferred, Premium) ranging from basic sites to full-hookup waterfront locations, plus seven distinct cabin rental categories (Rustic, Tree Top, Dockside Dreams, Premium, Premium Waterfront, Premium Plus, and Pavilion Cabins) with varying levels of amenities from back-to-nature simplicity to luxury lakefront living. Seasonal camping packages provide year-round access with premium perks. On-site amenities include a heated pool and splash pad, bait shop and boat rentals, country store and cafe, family arcade, sports courts, bike park, gem mining, and dog park. The resort integrates with RMS Cloud for reservations, Square for e-commerce, and offers a native mobile app for guest engagement.

Differentiator

Problem solved

Functional benefit

Products and services

• Campsite Rentals (Choice, Preferred, and Premium tiers)
• Cabin Rentals (Rustic, Tree Top, Dockside Dreams, Premium, Premium Waterfront, Premium Plus, Pavilion)
• Seasonal Camping Licenses
• RV and Boat Storage
• Country Store and Cafe
• Uncle John's Bait Shop and Boat Rentals
• Family Arcade and Redemption Center

Quantifiable outcome

• $110,000+ raised for local charities over the past decade through guest and employee fundraising

Named customers5 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration5 records

Feature1 record

Partnerships

15 partnerships are on record, tiered core, regional, minor and strategic.

• National Association of RV Parks & Campgrounds (ARVC)coreOthersIndustry association membership providing standards, guidelines, and recognition for RV parks and campgrounds across the United States.
• Northeast Campground AssociationcoreOthersRegional industry association representing campgrounds in the Northeastern United States.
• CampMassregionalOthersMassachusetts campground association promoting camping in the state.
• MassVacationregionalOthersMassachusetts tourism promotion organization ('It's All Here') featuring local attractions and accommodations.
• Good Sam ClubcoreGTM or Marketing PartnerRV owner membership club with millions of members. Pine Acres offers 10% discount to members using promo code GOODSAM. Members can also book online with membership information.
• DontMoveFirewood.orgminorOthersPublic awareness campaign to prevent spreading invasive insects through transported firewood. Pine Acres educates guests about local firewood regulations.
• Project New HopestrategicStrategic or Co-development PartnerMassachusetts-based non-profit supporting US Veterans and their families through free retreats, supportive programs, wellness, and education. Founded in 2010 by disabled Air Force Veteran William H. (Bill) Moore M.A. Pine Acres partners annually to raise funds for this organization.
• The Karen Wellington FoundationstrategicStrategic or Co-development PartnerOrganization putting FUN on calendars of women and families LIVING with breast cancer by sending them on special vacations, relaxing spa days, concerts and other FUN-ONLY activities.
• Veterans IncstrategicStrategic or Co-development PartnerOrganization providing support to veterans and their families with the goal of ending homelessness among veterans through housing, employment, training, case management, food security, health and wellness, and family support programs.
• Compassionate Cares ALSstrategicStrategic or Co-development PartnerOrganization supporting people diagnosed with ALS, their families, healthcare providers, and communities with resources including equipment, educational opportunities, insurance and Medicare assistance, guidance and awareness.
• Jimmy FundstrategicStrategic or Co-development PartnerMajor fundraising partner for cancer research and treatment programs.
• Why Me & Sherry's HousestrategicStrategic or Co-development PartnerLocal charity providing support services for families affected by childhood cancer.
• Camp SunshinestrategicStrategic or Co-development PartnerCamp providing recreational experiences for children with life-threatening illnesses and their families.
• Dana FarberstrategicStrategic or Co-development PartnerMajor cancer research and treatment institution and fundraising partner.
• Pawsitively 4 PinkstrategicStrategic or Co-development PartnerBreast cancer awareness and support organization.

Scale indicators4 records

Recent moves9 records

Expansion highlights5 records

Emerging players

• Hipcamp: Online marketplace for private campgrounds, glamping, and outdoor stays. Acts as an alternative discovery channel that competes for the same drive-to family camper audience as Pine Acres.
• Huttopia: Operator of upscale tent and cabin campgrounds with nature-immersive positioning. Overlaps with Pine Acres on cabin rentals and family-friendly outdoor experience, though concentrated in select markets.
• AutoCamp: Glamping-focused resort brand offering Airstream and cabin accommodations in destination locations. Comparable in premium cabin product but serves higher-end experiential travelers in select markets.

Others

• CampResorts (private independent family campgrounds): Industry marketing group representing independent family campgrounds across the U.S. Directly comparable independent family resort operators that Pine Acres competes with for brand association and best-in-class resort positioning.

Direct peers

• Thousand Trails: Network of RV resorts and campgrounds with seasonal/annual membership products similar to Pine Acres' seasonal license model. Overlaps in target RV-owner customer base and seasonal stay offerings.
• Normandy Farms Family Camping Resort: Family-owned luxury camping resort in Foxborough, MA. Closest direct competitor in the Massachusetts family camping segment, offering comparable premium sites, cabin rentals, and amenities on a similar scale.

Broad incumbents

• Sun Outdoors: Large operator of RV resorts and cabin communities across the U.S., comparable in offering RV sites, cabin rentals, and resort amenities. Larger portfolio with more geographic diversification.
• KOA (Kampgrounds of America): Largest North American franchise network of campgrounds. Comparable in core RV park and cabin offerings, but operates a broad portfolio with national branding versus Pine Acres' single independent property.
• Yogi Bear's Jellystone Park Camp-Resorts: Franchised family camping resort chain with extensive amenities (pools, mini-golf, arcades) very similar to Pine Acres' positioning. Operates broadly across North America as a family-oriented resort system.

Regional players

• Boston Minuteman Campground: Family-oriented RV park and campground in the greater Boston/Central Massachusetts corridor. Comparable regional competitor offering RV sites, cabin rentals, and family amenities within Pine Acres' trade area.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/watch?v=67fR0K0rN8E
• LinkedInlinkedin.com/company/pineacresresort

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

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 Pine Acres Resort