Inyo County released a new request for proposals on Monday, seeking a qualified concessionaire to take over management of the Tecopa Hot Springs Campground and Pools — a move that, on paper, promises a fresh start for one of Southeast Inyo’s most cherished public amenities. But behind the hopeful vision of revitalization lingers a hard question: Can a new operator succeed where the last one fell short?
The County’s Request for Proposals (RFP), published June 30, outlines an ambitious blueprint for the 40-acre desert site — a place long renowned for its mineral-rich pools, sweeping desert skies, and proximity to Death Valley National Park. For decades, Tecopa Hot Springs has drawn thousands of visitors each year, anchoring a fragile local economy built on seasonal tourism and the promise of open desert and restorative waters.
The RFP calls for a concessionaire willing and able to remodel the aging bathhouses, repair and modernize campground restrooms, upgrade the fragile electrical systems, install ADA-compliant pathways, add pull-through sites for larger RVs, and transform an underused 1,200-square-foot building into new retail or office space. In exchange, the County signals a willingness to reduce or waive lease fees — if the operator commits to reinvesting those savings directly into the critical site improvements the community has waited years to see.
On paper, the offer is full of promise — but it also points squarely to the same deep-rooted challenges that contributed to the unraveling of the last agreement. Under the now-terminated 2021 lease, the previous concessionaire, Tecopa Hot Springs Conservancy LLC, pledged to deliver many of these same upgrades. Yet years later, County inspection reports, when available, detailed a backlog of unresolved deficiencies: unsanitary restrooms, unstable electrical panels, unpermitted “glamping” cabins built without approvals, and long-term trailers still drawing power even during seasonal closures.
Financial filings reveal just how unsustainable that arrangement became. In 2022, the Conservancy reported nearly $147,000 in revenue but ended the year with a net loss of more than $8,000 — burdened by the relentless costs of utilities, insurance, and routine upkeep. The larger capital improvements that might have made the campground viable in the long run never materialized.
One commenter on the Happyville thread captured the local skepticism bluntly: “I’m pushing for County management and a few local employees…Anybody who’s been around knows the work that needs to be done. What concessionaire would want to take that on?”
It’s a familiar hazard in rural public-private partnerships: asking a small operator to shoulder decades of deferred maintenance while paying rent, managing daily operations, and absorbing the risks and maintainance of an unpredictable desert climate. Without a realistic plan to fund the foundational work — from stable electrical and water systems — even the most determined concessionaire may find themselves repeating the same costly cycle of noncompliance and financial strain.
Still, County leaders say they are determined to break that pattern. “I can’t imagine a situation where we would allow the campground to close in perpetuity,” Deputy County Administrator Meaghan McCamman tells TecopaCabana. “The County will figure something out for this crown jewel and for the people of Tecopa.”
While Inyo County has made clear it is not averse to taking over day-to-day operations itself if necessary, officials appear determined to exhaust every reasonable alternative first — encouraging a wide range of proposals and fresh ideas before committing public resources to run the campground directly. This approach reflects both a desire for fiscal prudence and a recognition that, for a remote desert facility with aging infrastructure, a creative private partner could still deliver the upgrades and stewardship the site needs — provided the balance of responsibility is finally realistic.
To answer residents’ questions and hear local concerns, McCamman will host a community Q&A forum about the RFP on July 15 at 3 p.m. at the Tecopa Community Center, with an option to join remotely via Zoom for those who cannot attend in person.
At the top of mind for all local residents is, will the county baths remain free to locals? The County has reiterated in the RFP that any future agreement must guarantee discounted rates for year-round Tecopa and Shoshone residents. Yet for many, the question remains: How will those promises be enforced in practice?
Proposals are due by August 15, with a new contract expected by late September. Whether this process delivers the long-promised improvements or simply replays old failures may depend on whether Inyo County is willing to share in the cost of enhancing and preserving what it calls a “crown jewel.”
Inyo County’s RFP lays out a clear but demanding roadmap with key requirements for the next operator of the Tecopa Hot Springs Campground and Pools. The County’s objective is ambitious: find a concessionaire with the vision, skill, and financial capacity to improve, operate, and maintain the historic bathhouses, campground, and optional retail space for at least five years, with possible renewals stretching up to fifteen.
At its core, the County wants to see the entire site elevated into a high-quality, accessible destination that reflects Tecopa’s unique desert character and serves both visitors and local residents. Any proposal must include a realistic business plan, a detailed site improvement concept with phased milestones, a feasible budget, and a clear schedule for delivering promised upgrades.
What’s Required:
The successful operator will keep the campground open at least October through May each year, run the men’s and women’s bathhouses and pools in full compliance with local health and safety codes, and manage the RV dump station (with the County still maintaining the larger sewer lagoons). General upkeep is non-negotiable: daily cleaning of restrooms and bathhouses, trash and litter removal, minor landscaping, fee collection, and reliable guest services.
One key condition — and potential point of scrutiny — is the requirement to offer substantial discounts on bath passes to year-round Tecopa, Shoshone, and nearby residents. While this long-standing local benefit is emphasized, the County has not yet clarified exactly how that promise will be enforced.
What’s Optional:
The RFP also leaves room for new ideas: operators may propose retail sales, rental of recreational gear and vehicles, and long-term RV storage — but all new services must have County approval.
What’s Excluded:
Notably, the agreement does not cover any services related to the County-run Community Center, Library, or the Sewer Lagoon, which remain outside the concessionaire’s responsibilities.
What the Proposal Must Include:
Applicants must submit a full Services & Operations Plan, detailing everything from staffing and maintenance schedules to safety compliance and guest service standards. A robust Facility Improvement Concept Plan must show what upgrades are envisioned, how they’ll be funded and phased, and how community input will be incorporated. A five-year Business Plan must provide detailed revenue and expense projections, while a Marketing Plan should outline who the campground aims to attract and how it will balance tourism with local use.
Proposals must also include qualifications and references — including any lawsuits or judgments in the last five years — as well as financial references and a clear explanation of how the County will be compensated. The County says it’s open to waiving or reducing lease payments if the new operator commits to meaningful capital improvements or to keeping local bath access free or heavily discounted.
Finally, any bidder must clearly state any exceptions or conditions they seek to negotiate before signing the agreement. The County makes clear it will weigh not just price, but also the proposer’s reputation, experience, financial stability, and a track record of delivering on similar projects.
Each bid will be evaluated across seven categories, adding up to a total score out of 100 points. The largest shares of that score — 20% each — will come from the strength of the proposer’s services and operations plan, the feasibility and vision of its facility improvement plan, and the financial health of its business plan.
In these sections, County evaluators will look for thorough answers to practical questions: Does the plan realistically cover daily operations, staffing, guest services, and compliance? Are the promised upgrades — from bathhouse remodels to ADA pathways — actually deliverable on a clear timeline and budget? Does the business plan show stable funding, believable revenue projections, and a sustainable cash flow?
An additional 15% will go to the proposer’s marketing plan, rewarding creative strategies for drawing visitors year-round, including outreach to underserved groups — while another 15% will weigh the team’s qualifications and past performance managing similar sites.
A small share of points will also be given for basic thoroughness and completeness (5%), and proposers must also demonstrate they can accept the County’s standard contract terms and insurance requirements — a pass/fail hurdle worth 5% of the total.
One critical promise is that bath passes and campsites must remain affordable. The County’s 2025 approved price list sets clear maximum rates:
- Bath passes are $10 per day, $65 per week, or $200 per month.
Tent Camping
- Daily: $21 per night (includes 1 car, 2 people)
- Weekly: $117.60
- Monthly: $409.50
Regular or Large RV Sites
- Daily: $23 per night (includes 1 RV, 1 vehicle, 2 people)
- Weekly: $128.80
- Monthly: $448.50
Extra-Large RV Sites
- Daily: $25 per night
- Weekly: $140.00
- Monthly: $487.50
Utility Charges:
- Daily electricity for RVs: $6 per day
- Electric vehicle charging: $7 per session
- Extra vehicles: $5 per day
- Extra persons: $8 per day
Taken together, the RFP sketches a vision for a refreshed, well-managed facility that remains accessible for locals and visitors alike — while making clear that the next operator must be prepared to tackle long-standing infrastructure challenges and everyday basics with the transparency and care this desert landmark deserves.
A number of locals — and a handful of out-of-town firms — are already watching the new RFP closely on OpenGov.com. Among those listed as followers are Paul Barnes, the former concessionaire who recently vacated the lease; local hospitality entrepreneurs Cynthia Kienitz, known for Cynthia’s Safaris, and Adrian Wilton, who operates Lake Tecopa (formerly A Second Wind); as well as larger commercial players like California Commercial Pools, Inc. from Glendora, Unisys Corp of Austin, Texas, and Lance Hamrick LLC in Las Vegas. Whether these early watchers become serious bidders remains to be seen — but their interest signals that this desert landmark’s next chapter is already drawing new ideas and familiar names alike.
For now, the hot springs wait — mineral-rich waters still bubbling up from the desert floor — as locals, travelers, and County leaders alike look for a path forward that honors both the land and the people who call this remote corner of California home.
Anyone with questions about the Tecopa Hot Springs Campground and Pools RFP must submit them by email only to Deputy County Administrator Meaghan McCamman at mmccamman@inyocounty.us before 5 p.m. on Friday, July 25, 2025. The County will post any responses publicly on OpenGov by 5 p.m. on Monday, August 4, but notes that it may choose which questions to answer — and some may not receive a response at all. To maintain fairness, no other County employees may be contacted about the RFP, and all communication must go through McCamman by email to ensure all potential bidders have equal access to the same information.
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