RV Park Campsite Costs

[Mntn App]

Need help! I am appraising several residential and lot properties for an estate plus a small (28 campsites) rv campground. On commercial properties I used to use the Marshall Cost Index commercial manual but it has gotten so expensive in the past couple of years that I only use the SwiftEstimator when needed. The problem I am having is that I can't figure out how to put in my data I need for the cost of the campsites. My 3 years old manual in section 63 shows a cost of approximately $3,500- $4,000 per site. However, when I browse rv campsite costs, most sites show a wide range of $15,000 to $50,000 per campsite! Has anyone appraised or have knowledge on this subject? Any advice and/or references would be deeply appreciated.

 

[KHS445]

Unfortunately I am traveling for the rest of the week, so I don’t have access to M&S data. I have probably done 10 campgrounds in the last couple of years and frankly the range of $3,500 to $50,000 per site is probably about right. The lower end would be for a rustic site, with no utilities and pit toilets. The upper end would be for oversized, grassy sites with concrete pads, overflow parking, 50 amp electrical, sewer and water, cable, internet/Wi-Fi, paved roads, pools, various recreation courts, clubhouse, planned programs, etc., and most likely situated on a more expensive site.

 

[KHS445]

Regardless of of cost the historic income/amenities/condition are going to be what most knowledgeable buyers will consider when purchasing.

 

[glenn walker]

Need help! I am appraising several residential and lot properties for an estate plus a small (28 campsites) rv campground. On commercial properties I used to use the Marshall Cost Index commercial manual but it has gotten so expensive in the past couple of years that I only use the SwiftEstimator when needed. The problem I am having is that I can't figure out how to put in my data I need for the cost of the campsites. My 3 years old manual in section 63 shows a cost of approximately $3,500- $4,000 per site. However, when I browse rv campsite costs, most sites show a wide range of $15,000 to $50,000 per campsite! Has anyone appraised or have knowledge on this subject? Any advice and/or references would be deeply appreciated.

Camp site are all based on where they are located an proximity to the best or worst site to see and explore. I would be very careful about depening on M & S this is one that a good freind lost his CG a few years ago because he way over estimated what the camp sites were worth and his numbers were on the high end but his campground wasn't. The investors defulate on the loan--I also have heard these can be hard assignments as data can vary by wide ranges. Good Luck -You may need it : )

 

[Mntn App]

Unfortunately I am traveling for the rest of the week, so I don’t have access to M&S data. I have probably done 10 campgrounds in the last couple of years and frankly the range of $3,500 to $50,000 per site is probably about right. The lower end would be for a rustic site, with no utilities and pit toilets. The upper end would be for oversized, grassy sites with concrete pads, overflow parking, 50 amp electrical, sewer and water, cable, internet/Wi-Fi, paved roads, pools, various recreation courts, clubhouse, planned programs, etc., and most likely situated on a more expensive site.

Did you mean $3,500- $5,000?

 

[Overimprovement]

Did you mean $3,500- $5,000?

Probably not, unless someone can get 50A electric, water, sewer, oversized concrete pads, etc installed for $1500 per site.

 

[KHS445]

Did you mean $3,500- $5,000?

No. When all expenses for a luxury campground with all of the desired amenities along with high cost and or difficult sites the per site cost can skyrocket. People traveling in up to $1,000,000 coaches will pay up.

 

[Overimprovement]

One of the issues is water/sewer. In the really 'nice' areas, access to any public utilities will be cost prohibitive, if available at all. With no public water, wells are needed at each site. With no public sewer, a standalone treatment plant is needed--because these sites are typically too small to have space for their own septic tanks/leach fields, even if the ground and local zoning would accommodate it. It really is the roads, utilities, and infrastructure--community buildings, playgrounds, beaches, hiking trails, etc, which can drive up the costs of campsites in nicer campgrounds. Also, think about a KOA type place with a few hundred campsites, most with RV's pulling 30A or more electric all night to keep heat/AC going. That turns into a pretty sizeable electric supply, with special equipment needed as well.

Its just not as simple as clearing some land and paving a single track road in a circle. At least not for RVs. Tent campers may not care, nor very rustic locations, where hookups are not needed. In fact, national forests still allow boondocking--no real cost there.

 

[George Hatch]

I have appraised a couple projects that had rural locations but operated their own sewer systems. It's more doable than you might imagine.

It's the other common elements (roads, onsite store and office, recreational facilities and such) that result in the big spread in costs.

 

[Terrel L. Shields]

Find out what they cost when built and what year, and use the Historical cost index. Quick way.

Itemize the improvements and start dialing and smiling...