Amended Notice of Solicitation for Concession Opportunity for Traditional Bathhouse Services and Massage Therapy Services within Hot Springs National Park

Quick Summary

The National Park Service (NPS) is soliciting proposals for a new ten-year concession contract (CC-HOSP002-27) to provide Traditional Bathhouse Services and Massage Therapy Services at the historic Buckstaff Bathhouse within Hot Springs National Park, AR. This is an amended notice, with the latest amendments (Amendment 6 and 7) providing key updates to the prospectus and responses to offeror questions. The contract period is anticipated from January 1, 2027, through December 31, 2036, though the start date may be adjusted based on facility renovations.

Scope of Work

The selected concessioner will be responsible for providing traditional bathhouse experiences, including attendant services, individual tub bathing, sitz baths, vapor cabinets, needle showers, and hot packs, alongside massage therapy services. Authorized optional services include merchandise sales, manicures/pedicures, facials, paraffin treatments, and sales of alcoholic drinks, prepackaged snacks, and non-alcoholic drinks. The concessioner must manage all operations, staffing, equipment, and adhere to an Operating Plan and Maintenance Plan.

Key Amendments & Clarifications

• Facility Renovations: NPS will complete significant renovations and improvements to the Buckstaff Bathhouse, including a new roof and HVAC system, by December 31, 2026. The contract start date will be delayed if these projects extend beyond schedule to ensure the full ten-year term. NPS will also address interior plaster damage and any encountered hazardous materials (asbestos, lead paint) in accordance with federal law.
• Authorized Sales: The scope of authorized sales has been expanded to include alcoholic drinks, prepackaged snacks, and non-alcoholic drinks. Vending options now permit "on demand" sales of pre-packaged food and beverages.
• Wages: The federal minimum wage of $13.30 per hour (as of January 1, 2025) applies to this contract.

Contract Details

• Type: Concession Contract (Category I)
• Contract Number: CC-HOSP002-27
• Duration: 10 years (January 1, 2027 - December 31, 2036, subject to adjustment).
• Franchise Fee: A percentage of the concessioner's gross receipts, with a minimum of 6% proposed.
• Set-Aside: None specified.

Evaluation Factors

Proposals will be evaluated based on five Principal Selection Factors (0-5 points each):

1. Resource Protection: Demonstrating ability to manage and maintain the Buckstaff Bathhouse and minimize environmental impact.
2. Visitor Services: Quality of proposed bathhouse and massage therapy services, including attendant services, facility maintenance, and employee training.
3. Experience and Background: Offeror's operational experience, history of violations, and employee recruitment/training/retention strategies.
4. Financial Capability: Ability to fund initial investments, start-up costs, and ongoing operations.
5. Franchise Fee: Proposed percentage of gross receipts (minimum 6%). Secondary factors include environmental practices, visitor satisfaction, employee identification, and branding.

Submission Requirements & Deadlines

• Notice of Intent to Propose Due: March 6, 2026, Noon (12:00 p.m. Central Time). Submit via email to eric_nikkel@nps.gov.
• Electronic Proposals Due: April 3, 2026, 4:00 p.m. (Central Time). Submission via Microsoft Teams (invitation sent after NOI).
• Hardcopy Transmittal Letter Due: April 10, 2026, 4:00 p.m. (Central Time). Mail to National Park Service, Interior Regions 3, 4, 5, 601 Riverfront Drive, Omaha, NE 68102, Attention: Eric Nikkel.

Contact Information

Eric Nikkel Email: eric_nikkel@nps.gov Phone: 4026611772