Vice President, Acquisitions & Portfolio Strategy

Summary:
The Vice President, Acquisitions & Portfolio Strategy is an executive position responsible for leading KOA’s enterprise-wide growth strategy and portfolio optimization through campground and RV park acquisitions, property dispositions, strategic partnerships, and development opportunities. This role blends deep real estate investment expertise with KOA’s brand promise of delivering exceptional outdoor stays and experiences.

The VP, Acquisitions & Portfolio Strategy will identify, evaluate, structure, and execute acquisitions, dispositions, and development opportunities to expand or optimize KOA’s owned-and-operated portfolio while enhancing the franchise system’s value. This role partners closely with Finance, Legal, Campground Operations, HR, Development, and Franchise Services to ensure acquisitions are financially sound, operationally scalable, culturally aligned, and accretive to KOA’s long-term growth and EBITDA goals. This position reports directly to the COO.

Essential Duties and Responsibilities:

 Strategic Growth & Portfolio Expansion

• Develop and execute KOA’s long-term portfolio optimization plan and real estate growth strategy aligned with corporate objectives and board-approved investment criteria.
• Identify target markets, asset types (campgrounds, RV resorts, glamping properties, mixed-use outdoor hospitality assets), and geographic expansion opportunities.
• Build a robust acquisition pipeline through broker relationships, off-market sourcing, joint ventures, and strategic partnerships.
• Lead feasibility studies, site selection analysis, and market demand modeling for new property opportunities.
• Work closely with the Campground Operations team to identify underperforming properties for disposition. 

Real Estate Investment & Financial Analysis

• Oversee underwriting, valuation modeling, and property due diligence for all potential acquisitions and development projects.
• Evaluate purchase price, capitalization rates, IRR, NOI growth, development costs, and long-term yield performance.
• Partner with the CFO and Finance team on capital allocation, debt and equity structuring, and investment committee materials.
• Assess zoning, land use entitlements, environmental risks, infrastructure needs, and permitting requirements.
• Develop and maintain acquisition financial models, dashboards, and post-close performance tracking metrics.
• Monitor competitive activity, pricing benchmarks, and emerging markets.

Transaction Execution & Deal Structuring

• Lead end-to-end transaction processes, including LOIs, purchase agreements, due diligence coordination, and closing execution with the acquisition team and KOA's real estate attorney.
• Negotiate deal terms, pricing, contingencies, and development agreements with sellers, buyers, brokers, and joint-venture partners.
• Manage external advisors, including real estate brokers, attorneys, appraisers, engineers, and environmental consultants.
• Ensure compliance with KOA’s governance standards, investment policies, and risk management frameworks.

Integration & Operational Readiness

• Partner with Campground Operations, HR, IT, Marketing, and Franchise Services for post-acquisition integration plans.
• Oversee the seamless onboarding of acquired properties into KOA’s systems, standards, culture, and brand experience.
• Monitor post-acquisition performance against underwriting assumptions and drive continuous improvement.

Management

• Oversee a small team, including a Senior Financial Analyst and the Director of Due Diligence.

Governance, Reporting & Board Engagement

• Prepare board-level investment memos, growth strategy updates, and acquisition performance reports.
• Present recommendations to executive leadership and the Board of Directors.
• Ensure acquisition decisions align with KOA’s risk tolerance, brand standards, ESG considerations, and long-term strategic plan.

This job description is not intended to cover every possible duty. Other duties may be assigned as needed.

Required Education and Experience:

• Bachelor’s degree in Real Estate, Finance, Business Administration, Economics, or a related field or equivalent experience.
• 7+ years of progressive experience in real estate acquisitions, dispositions, development, private equity, or hospitality investment.
• Proven track record leading multi-site or portfolio-level property acquisitions.
• Deep knowledge of real estate underwriting, valuation methodologies, and financial modeling.
• Experience negotiating purchase agreements, development contracts, and joint-venture structures.
• Strong understanding of land use planning, zoning, entitlements, environmental assessments, and infrastructure requirements.
• Executive-level leadership experience with cross-functional teams.
• Exceptional analytical, negotiation, and communication skills.
• Ability to travel as needed to evaluate sites and manage transactions (approximately 25%).

Preferred Education and Experience:

• Experience in outdoor hospitality, RV parks, resorts, hotels, or experiential real estate.
• Familiarity with franchise business models and brand-driven property standards.
• Experience working with institutional investors or private equity partners.
• Professional certifications such as CCIM, CFA, or CPM.
• Experience leading development or repositioning projects (ground-up or adaptive reuse).

Physical Demands and Working Conditions:

• Work is performed in an office environment and requires the ability to operate standard office equipment and keyboard, including lifting and carrying a laptop and other small items up to 20 pounds.
• Prolonged exposure to computer screens and artificial lighting.
• Use of repetitive motion, standing, bending, sitting, lifting, and walking short distances.
• May be expected to drive a vehicle to KOA locations, other locations as directed, and conferences which requires close and distance vision, sitting, seeing and reading signs, traffic signals, other vehicles, etc. Travel occurs in all weather conditions, including extreme heat and cold.
• Frequent in person interaction with KOA employees in various settings, where noise level is typically low to moderate, including office spaces.
• Will experience occasional interruptions and shifting priorities.