RV Parks

[Terrel L. Shields]

Doing an RV Park - about the 4th in 2 years. They are booming around here. I did the one I am working on about 18-20 months ago. The guy owned a store for RV repair and had 40 acres. He built 20 lots and a C store near a lake. He filled the first 20 at $400 a month, scrambled to build 19 more out of cash while building the C store. Filled them all. He is selling $1,000 a month in propane, and the store grossed $500,000 in its first six months. So he is adding 62 more lots. Also built a 20x40 above ground storm shelter - all reinforced concrete walls -

I have several comps. And they are selling like hotcakes because 90% of the occupants are long term. And $400 (plus electric and water)- $500 with utilities seems to be the going rate. And you can build an RV space for about $14-18k. And he has 3 storage sheds modified into cabins. $40 a night but again - rented for a flat fee. And he put canopies over 3 lots for an additional fee. The short white posts are the sewers already in ground for the next two rows of 15.

I'm in the wrong business.

 

[KHS445]

I agree. The self-storage business is also getting to be quite lucrative, especially in more rural locations where the numbers don’t support large developments.

 

[jay trotta]

Jimmy Buffett has a few under his estate, probably one of a few smart musicians or a bit ahead of the curve.

 

[Overimprovement]

Doing an RV Park - about the 4th in 2 years. They are booming around here. I did the one I am working on about 18-20 months ago. The guy owned a store for RV repair and had 40 acres. He built 20 lots and a C store near a lake. He filled the first 20 at $400 a month, scrambled to build 19 more out of cash while building the C store. Filled them all. He is selling $1,000 a month in propane, and the store grossed $500,000 in its first six months. So he is adding 62 more lots. Also built a 20x40 above ground storm shelter - all reinforced concrete walls -

I have several comps. And they are selling like hotcakes because 90% of the occupants are long term. And $400 (plus electric and water)- $500 with utilities seems to be the going rate. And you can build an RV space for about $14-18k. And he has 3 storage sheds modified into cabins. $40 a night but again - rented for a flat fee. And he put canopies over 3 lots for an additional fee. The short white posts are the sewers already in ground for the next two rows of 15.

I'm in the wrong business.
View attachment 90950

Who are the users? Is this near a tourist or resort area? Retired folks just going full-timer mode? Seems like camping rates have been going thru the roof. Just got back from an out west family trip. Could not believe in some areas the nightly full hookup rates were approaching $100. Even basic tent rates in some places are well over $50. For a patch of grass. Nice.

 

[Terrel L. Shields]

Retired folks just going full-timer mode?

Yes, even miles from a lake. But the reality is that a lot of people are selling their homes and living full time in RVs. Singles, empty nesters, and Contruction workers are the most common occupants long term.

When Covid hit, I know that motel rooms nearly doubled in some areas. A cousin complained he couldn't find a room for less than $150 a night in Colorado, and paid up to $200 in towns not normally considered to be "tourist towns", he was staying in places like Grand Junction, Pueblo and Cortez. Now those prices are fading down somewhat but I know the last "dry cabin" I stayed in was $35 and I went to the next town over and got a motel room for $46 a few years ago. Checked on that same old 60s motel a few days ago, and the price was $98 now.

The only way to RV is to stay in gov. campgrounds off grid. Otherwise, with the fees and the additional fuel used to pull an RV, it's more expensive than getting on Expedia and booking ahead.

 

[Overimprovement]

Yes, even miles from a lake. But the reality is that a lot of people are selling their homes and living full time in RVs. Singles, empty nesters, and Contruction workers are the most common occupants long term.

When Covid hit, I know that motel rooms nearly doubled in some areas. A cousin complained he couldn't find a room for less than $150 a night in Colorado, and paid up to $200 in towns not normally considered to be "tourist towns", he was staying in places like Grand Junction, Pueblo and Cortez. Now those prices are fading down somewhat but I know the last "dry cabin" I stayed in was $35 and I went to the next town over and got a motel room for $46 a few years ago. Checked on that same old 60s motel a few days ago, and the price was $98 now.

The only way to RV is to stay in gov. campgrounds off grid. Otherwise, with the fees and the additional fuel used to pull an RV, it's more expensive than getting on Expedia and booking ahead.

Funny you mention those towns--we just spent the night in GJ. TONS of hotels, but most of them were pretty full last weekend. Yes its Labor Day, but not much right around GJ itself. Other towns were similar--Montrose, CO was 100% booked. Nice area, but it ain't Yellowstone. I wonder if all the immigrants (factual statement, not trying to get political) coming in are putting strains on housing of all kinds? I mean everyone has to live somewhere, right? Campgrounds getting filled up too, and I saw a LOT of RV's, mostly older, in AZ, UT, and CO. My assumption is folks are just living in these, but they are working class younger people who can only afford an older RV as a house.

Flip side--most nat. forest campgrounds had plenty of space. Electricity and water/sewer are the tradeoffs...

 

[DTB]

The only way to RV is to stay in gov. campgrounds off grid. Otherwise, with the fees and the additional fuel used to pull an RV, it's more expensive than getting on Expedia and booking ahead.

Mrs. DTB and I like to do road trips and considered the RV way. After 30 minutes of thinking it over, we both agreed it would be much more enjoyable driving a MB550 and staying in motels.

 

[Overimprovement]

I think the RV vs hotel choice is not about cost really, both have their pros and cons there. We did the hotel route this last trip. But we were in many places where it would have been nice just to stop for the night. But we had to truck on to the hotel or airbnb, sometimes til late in the evening. Many things we did not/could not see or do, because we 'had to get moving'. I've done both, and the freedom and lower food costs of RVing are big things for me personally. Food is SO expensive where there is little civilization. Especially with a family. And where you are located plays into it too. In mostly undeveloped western states (ID, MT, WY, UT, CO, AZ, NM), being close to the places you want to see is really hard going the hotel route. The closest we got to Yellowstone for lodging 3 weeks ago was 75 minutes away from the west entrance. Everything else was booked or quite pricey. Would have loved to camp within the park. Or at least right outside the entrance. Would have also liked to hang around Telluride another day too (a long way from anywhere), but not only were they also about all booked, but most rooms were in the $500+ range per night. Ouch.

 

[DTB]

I think the RV vs hotel choice is not about cost really, both have their pros and cons there. We did the hotel route this last trip. But we were in many places where it would have been nice just to stop for the night. But we had to truck on to the hotel or airbnb, sometimes til late in the evening. Many things we did not/could not see or do, because we 'had to get moving'. I've done both, and the freedom and lower food costs of RVing are big things for me personally. Food is SO expensive where there is little civilization. Especially with a family. And where you are located plays into it too. In mostly undeveloped western states (ID, MT, WY, UT, CO, AZ, NM), being close to the places you want to see is really hard going the hotel route. The closest we got to Yellowstone for lodging 3 weeks ago was 75 minutes away from the west entrance. Everything else was booked or quite pricey. Would have loved to camp within the park. Or at least right outside the entrance. Would have also liked to hang around Telluride another day too (a long way from anywhere), but not only were they also about all booked, but most rooms were in the $500+ range per night. Ouch.

I've seen the other side of the RV travel world as well. When I was a kid we were in Hot Springs Arkansas walking around when we saw an RV attempt to pull into a pay parking lot. The attendant came running out to notify them that they can't park in the lot, so they left as it was too cumbersome to be driving it in town parking lots.

Now, I see many that drag a car behind their RV and think it is about the most asinine thing I could ever imagine.

My sister bought a camper/trailer during Covid, as did everyone else apparently. They sold it after a couple of seasons because seemingly ALL sites are totally booked.

 

[jay trotta]

One of my girls (the gypsy) has been doing the RV thing about 4 years now (a horse gal) and has been traveling quite a bit; Kansas City area, Tennesse, Kentucky, Fla, North Carolina and has finally settled in South Carolina. She has a dog & cat that travel with her, and finally brought her horse along when she left a few months ago. What she enjoys most is the freedom it allows, to pick up & go whenever she wants, and also the limited expense to stay for a night or two on her travels for less than a Hotel/BB or Motel.
She joined one of the clubs, which allows a discounted stay, along with the availability of, elect., water & sewer at most sites. Not saying this will last for a longer time now that she has found a great place to work and some long-term goals, but it will have served a purpose for her along her travels in life.