Black Mountain Ranch

What Black Mountain Ranch does

Black Mountain Ranch is a private, member-owned camping club established in 1971 as a non-profit organization in the State of Washington. It operates on a designated campsite model rather than a timeshare, with membership capped at 1,000 members, each entitled to a permanent assigned campsite for their exclusive use. The Ranch is located in Deming, Washington, near Mt. Baker National Forest, and draws members from both the United States and Canada.

The core product is an annual membership that bundles a designated campsite with full utility hookups (120-volt electrical service, water, and septic) and access to an extensive set of on-site amenities, including a 9-hole par-3 golf course, indoor and outdoor heated pools, saunas, tennis courts, a gymnasium, an 18-hole mini-golf course, horse facilities, ceramics and woodworking workshops, and organized social events. Member services include a classified ads marketplace for membership and trailer transfers, a local business directory, and a member portal (rentmanager.com). The Ranch is governed by a Board of Trustees elected by the membership, with daily operations overseen by a General Manager and a small staff covering maintenance, security, barn management, and cleaning.

The revenue model is based on recurring annual membership fees supplemented by quarterly electricity reimbursement (metered), membership transfer administrative fees, and event facility rentals (Cookshack, Gazebo, Rec Center). Membership pricing is not publicly disclosed; memberships transfer privately between members at listed prices ranging from approximately $55,000 to $129,900 CDN. The Ranch does not sell memberships directly, and marketing is conducted primarily through word-of-mouth, internal classifieds, and the company website. Customer segments consist of affluent families from the US and Canada seeking a multi-generational recreational camping lifestyle.

Name

Black Mountain Ranch

Legal name

Black Mountain Ranch

Website

https://blackmountainranch.us

Company type

Private

Founded year

1971

Operating status

Operating

Headcount range

11–50 employees

Short description

Black Mountain Ranch is a private, member-owned non-profit camping club established in 1971 in Deming, Washington, serving up to 1,000 member families from the US and Canada. It provides each member with a permanent designated campsite, full utility hookups, and access to extensive on-site recreational amenities including golf, pools, equestrian facilities, and organized community events.

Ownership category

akta.pro rank

Product category

Private Camping Club / Recreational Campground

NAICS

Recreational and Vacation Camps (except Campgrounds) (721214)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Services-Membership Sports & Recreation Clubs (7997)

akta.pro primary industry

Family & Recreation Campgrounds (Amenities/Activities Focus) (THAMAJAJ)

akta.pro secondary industry

Mountain & Alpine Lodges (THAGAIAE)

Keywords

• Private campground membership
• Recreational camping facilities
• Designated campsite access
• RV camping club
• Family campground amenities

Headquarters

HQ city

Deming

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Membership Fees: Revenue generated from membership fees for the private camping club. Membership grants exclusive access to a designated campsite and all recreational facilities on the Ranch. Membership is limited to 1000 members.
2. Utility Reimbursement: The Ranch charges members for electrical usage quarterly, based on meter readings at each campsite. Water and septic services are included with membership.
3. Membership Transfer Fees: The Ranch conducts transfer processes to facilitate changing membership certificates from current to new members upon sale. The Ranch does not negotiate sales but facilitates the administrative transfer.
4. Facility Rental: Private member bookings for facilities such as the Cookshack (kitchen and gathering room) and Gazebo barbecue area. Additional fees may apply for staff pickup services for garbage disposal.

Pricing tiers

Go-to-market motion1 record

Distribution channels1 record

Marketing channels4 records

Core offering

Black Mountain Ranch operates a private, member-owned campground that sells annual memberships (capped at 1,000) granting each member exclusive use of one designated campsite with electrical, water, and septic hookups, plus access to all on-site recreational facilities (golf course, pools, tennis courts, equestrian facilities, gym, workshops) and community programming. New memberships are acquired through private member-to-member transfers that the Ranch administratively facilitates; the Ranch does not sell memberships directly.

Product overview

Black Mountain Ranch is a private camping club offering a single, unified membership product that bundles together campsite access, recreational facilities, event venues, and community programming. The membership provides exclusive use of a designated campsite with full utility hookups, plus access to all on-site amenities including golf, swimming pools, tennis, equestrian facilities, and various recreational courts. Additional member services include a classified ads marketplace for membership/trailer transfers and personal items, and a local business directory. The ranch organizes regular community events and maintains several reservable event venues for private member functions.

Differentiator

Problem solved

Functional benefit

Products and services

• Private Camping Club Membership Annual membership at Black Mountain Ranch providing exclusive use of one designated campsite (not a timeshare) plus access to all recreational facilities, limited to 1,000 members.
• Campsite Access with Utilities Designated campsite for exclusive member use, equipped with water hookup, septic hookup, and 120-volt electrical service including two 20-AMP outdoor outlets and one 50-AMP trailer outlet.
• Recreation Facilities On-site member amenities including a 9-hole par-3 golf course, indoor and outdoor heated pools, saunas, tennis courts, gymnasium, 18-hole mini-golf course, horse facilities, ceramics workshop, woodworking shop, and sports courts.
• Event Venues and Facilities Reservable private venues for member functions, including the Cookshack (kitchen and gathering room), Gazebo with barbecue area, Rec Center with gym and stage, media room, and outdoor spaces.
• Community Events Program Annual and seasonal member-organized events including Gala Weekend, golf tournaments, horseshoe tournaments, volleyball tournaments, dances, concerts, youth and teen activities, and riding club events.
• Classified Ads Marketplace

Segments1 record

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Scale indicators3 records

Recent moves3 records

Direct peers

• Thousand Trails: Thousand Trails operates a membership-based network of RV resorts and campgrounds across the U.S., granting members access to designated sites and amenities through annual dues. It is the most direct analogue to BMR's model of recurring membership fees tied to exclusive campsite access, though it operates commercially and across many locations rather than as a single-site cooperative.
• Outdoor Resorts of America: Outdoor Resorts operates luxury RV resorts with permanent owned sites, extensive amenities (golf, pools, tennis, clubhouses), and an active secondary market for site resales. It mirrors BMR's premium RV resort model with permanent sites, resort-grade amenities, and resort resale dynamics.
• Jellystone Park: Yogi Bear's Jellystone Park is a franchise network of family-focused camp resorts featuring pools, mini-golf, organized activities, and themed events, often operating on membership or seasonal-site models. BMR's family-oriented amenities, events calendar, and private site model closely mirror Jellystone's positioning.
• Coast to Coast Resorts: Coast to Coast is a membership network offering members access to a portfolio of RV resorts and campgrounds through annual dues. Its membership-based access model, site reservation system, and amenity-led positioning make it a comparable peer to BMR's private-club model.

Broad incumbents

• Sun Communities / Sun RV Resorts: Sun Communities owns and operates a large portfolio of manufactured housing and RV communities with amenitized resort operations. Its MH/RV resort segment is publicly listed and operates at a scale far above BMR, providing a comparable publicly traded proxy for the amenitized RV resort business model.
• Equity Lifestyle Properties (ELS): ELS is a publicly traded REIT owning hundreds of MH and RV communities with extensive amenities. While much larger and investor-owned, ELS offers a useful public-market benchmark for the underlying economics of amenitized RV/MH resort operations.
• Encore / RV Horizons: Encore operates one of the largest networks of RV resorts and membership parks in North America with over 200 locations. Comparable to BMR in offering recurring-membership RV resort access, though at much greater scale and across geographies.
• Kampgrounds of America (KOA): KOA is the largest North American franchise of private campgrounds, offering standardized campsites, cabins, and amenities to transient and seasonal travelers. While not membership-based like BMR, KOA represents the broader private campground market against which BMR competes for RV/camping families.

Regional players

• Trailside RV Resort & Lodge: Trailside and similar regional luxury RV resorts in the Pacific Northwest offer permanent site ownership, premium amenities, and active resort communities. They compete with BMR for the same affluent regional RV lifestyle demographic.

Emerging players

• Indian River Marina & Campground co-op style resorts: Resorts and campgrounds operating under member-owned or cooperative models with assigned sites, shared amenities, and recurring dues. These properties operate similarly to BMR on a smaller scale, often with a single-site focus and active member governance.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights5 records

Customer concentration

• LinkedInlinkedin.com/company/black-mountain-ranch

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

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 Black Mountain Ranch