Inyo County has recommended awarding the concession agreement for the Tecopa Hot Springs Campground and Pools to Flippin Happy Campers & Lance Hamrick LLC, opening the door to the next chapter in the stewardship of one of the Mojave Desert’s crown jewels.
The County, which issued a request for proposals earlier this year following the termination of the previous concessionaire for breach of contract, made clear its vision for the future of Tecopa Hot Springs. It sought a new operator “to provide the public with a high-quality and affordable campground and day-use hot springs destination, conveniently located near Las Vegas, Nevada at the entrance to Death Valley National Park.” Officials underscored that the ultimate goal is not only to raise the standard of service but also to safeguard the site’s unique desert character — a landscape defined by its natural beauty and rural quiet.
County Expectations and Improvements
According to the request for proposals, the winning concessionaire is expected to operate under a revenue-sharing agreement with Inyo County, with the option to reduce or waive lease fees in exchange for site improvements. Planned upgrades include remodeling the men’s and women’s bathhouses, upgrading campground restrooms, expanding RV accommodations with pull-through spaces and improved hookups, and transforming the long-derelict 1,200-square-foot building into a retail space.
“The successful Respondent should have a plan to enhance the campground’s attraction as a convenient, affordable, clean, and family-friendly accommodation for recreational users,” the County wrote in its RFP.
Who’s Behind the Proposal
On paper, the newly recommended partnership brings together a blend of complementary strengths — the business acumen and deal-making expertise of seasoned real estate professionals, coupled with the practical know-how of contractors. It is a pairing that, at least in theory, offers both the vision to chart a new course for Tecopa Hot Springs and the technical capacity to carry that vision into tangible site improvements.
Lance Hamrick, a 41-year Las Vegas resident and Commercial Vice President at Coldwell Banker Commercial, has overseen more than $45 million in real estate transactions according to his LinkedIn profile. His background spans retail leasing, automobile dealership expansion, and resort property management, with extensive experience helping businesses expand across state lines. Hamrick attended Inyo County’s bidder’s conference in July alongside his wife, Vanessa, and their dog, joined by his contractor.
Bryan and Kandy Flippin, co-owners of Flippin Happy Campers, bring years of experience in construction, renovation, and project management. Bryan’s résumé includes work in construction management, contract negotiation, and hospitality, with endorsements across the fields of civil engineering, budgeting, and customer service.
Local speculation suggests day-to-day operations may be managed by Jen and Joe Bartnicki, of Los Angeles, who previously ran Delight’s Hot Springs Resort and the now-shuttered Tecopa Brewing Company and BBQ. Their familiarity with Tecopa’s hospitality landscape could offer continuity during the transition.
Community Reaction
Local residents have expressed both anticipation and anxiety as the transition approaches. One commenter wrote: “I just really hope that someone coming in from Vegas can actually understand what needs to happen here and that this is going to be a long haul endeavor.”
Jeff Bradshaw, a visitor and sometimes volunteer at the hot springs, tried to reassure locals that he had recently spoken with Lance and that the Hamricks and Flippins were preparing for a “grand re-opening…soon.”
“I know both of the groups spend a lot of time in Tecopa. So I agree with you. Hopefully all the time they spend there will have helped,” Bradshaw responded.
Yet he also circulated disinformation about this publication on the community chat, remarking: “I don’t mean to be crass but I notice Nicole is lurking in this chat as we discuss the campground. It appears her publication was key in getting it removed from Paul/Nancy/Chris. Is there another local chat to discuss? I really feel uncomfortable saying too much with her in the room.”
The conspiracy theory had already surfaced in public meetings earlier this year. As previously reported, county officials directly addressed the disinformation during the bidder’s conference, which Bradshaw claims he attended. Inyo County Deputy CAO Meaghan McCamman explained then that the decision to terminate the prior concessionaire stemmed from years of unfulfilled obligations under the contract, not outside influence. “This has been in the works for a long time,” she said, recalling a walk-through with the operator in late 2023 and repeated warnings to course correct. “We gave them many, many, many chances over several years and then we decided to pull the plug.”
Public contracts beget public scrutiny, and McCamman emphasized at the time that all correspondence with the former concessionaire is public record, available through the county’s website: “Everything Inyo is completely transparent. Feel free to go to the Inyo County website if you want to make a public records request or if you want to see the volume of information and the letters that have gone back and forth with the concessionaire.”
Still, the online debate quickly escalated. Shoshone Museum staff member Toni Kizzia interjected with blistering anger, a reminder of the raw tensions that often accompany local news reporting in Tecopa: “Nicole get the fuck away from us! We don’t want you here, leave!” The outburst was especially notable in light of the museum’s stated mission to preserve and interpret the cultural and historical fabric of the Amargosa and Death Valley region — a mission that, in many respects, aligns naturally with the role of local journalism in documenting community history and ensuring that stories of place are not lost.
Next Steps
Inyo County formally entered negotiations with the recommended concessionaire on September 12, marking the beginning of the final stretch in a long and closely watched process. The Board of Supervisors is expected to take up the contract for a vote in early October, after which county officials have suggested they will host a community meeting in Tecopa to hear directly from residents and outline the path forward. That engagement will culminate with the Board holding its November 4 meeting in Southeast Inyo.
The timing, however, leaves little room for delay. The return of the annual signature event Tecopa Takeover, now scheduled for November 8–9, looms just days after the Board’s planned meeting in town. The annual gathering — equal parts festival and seasonal kickoff — attracts a devoted crowd of artists, musicians, and desert wanderers, many traveling in from Las Vegas and beyond. Although the event itself unfolds next door at Tecopa Hot Springs Resort, the county-run campground has long played an indispensable supporting role, offering affordable space for tents and RVs. With that tradition in mind, many residents and visitors alike are asking the same question: will the campground be ready to open its gates in time for one of Tecopa’s busiest weekends of the year?
For now, residents remain in a state of cautious anticipation. There is hope that long-promised improvements will finally take shape under new stewardship. Yet there is also apprehension about whether operators based in Las Vegas can fully grasp Tecopa’s distinct character, its fragile desert environment, and the community’s desire for development that honors both.
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