RV Parks

[Terrel L. Shields]

My assumption is folks are just living in these,

My cousin was living in an all-aluminum Spartan RV from the 1950s in Dolores, CO a few years ago. And I worked out of an RV when in the oil patch (I worked for a Grand Jct. Company). A number of kin in the SW part of CO spend winters in Parker or Yuma AZ, and a few have stayed. But here in the Ozarks, the RV parks are packed year around and a number of new ones have popped up. Just noticed a new one in the edge of Oklahoma - about 20 units near the Illinois River. I have 3 within 5 miles of my house and another is proposed in a city limits and they are trying to get approvals.

The one I was doing was anticipating seasonal occupancy with no more than 10 full-timers, but has 39 existing full-time sites, and adding 62 more. And his C store is drawing not only the residents but people living nearby. The fried chicken looked awesome. The park I stayed in back 40 years ago in Dolores was sold and cut into lots for new houses.

 

[Zoe]

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

The C store and lake are his bread and butter. The other is icing on cake.

 

[Zoe]

I have done a few C stores years ago. It would shock you how much money some gross in a year. $2 million is not out of the question on gross in a year.

The main thing pumping them was how many gallons of gas are you pumping in a month. Everything else inside the C Store was just gravy.

If he is on a lake, he probably does a ton inside the store sales.

The C stores do tend to have things disappear from inside and outside the C Store. aka shoplifting.

Have to watch employees and patrons.

 

[Zoe]

This new C store is coming near me in an adjoining County near the new Ford Plant on electric batteries and vehicles:

New Buc-ee’s coming to Memphis area, incentivizing employees

Buc-ee’s wants to bring its food, fuel and fun to Fayette County, and with it, hundreds of new jobs.

www.actionnews5.com

$2 million would probably not touch what they gross in a year, especially on I-40 (America's Highway).

I am just a few miles from where it will be located. To open in 2026 I think.

Fayette County has really cheap land and workers. That is why Ford and Buc-ees are going. Ford bought a bunch of land cheap at intersection in Fayette County. Cheaper for Ford to truck their goods on America's highway. Airport nearby. Fed Ex. Miss River. Railroad, etc on shipping cost.

I think Ford pays really high hourly wages for employees and management.

 

[Sean Reilly]

I have done a few C stores years ago. It would shock you how much money some gross in a year. $2 million is not out of the question on gross in a year.

The main thing pumping them was how many gallons of gas are you pumping in a month. Everything else inside the C Store was just gravy.

If he is on a lake, he probably does a ton inside the store sales.

The C stores do tend to have things disappear from inside and outside the C Store. aka shoplifting.

Have to watch employees and patrons.

I did a Buc-ee's a few years ago. That will really shock you how much they make

 

[The Bob]

They're building a Bucc-ee's near me on I-64 between Richmond and Williamsburg. We visited one when we went to Gatlinburg for last years TG. Crazy big

Buc-ee’s Announces First-Ever Virginia Location

Virginia's first Buc-ee's location is planned for I-64 in New Kent County.

www.southernliving.com

 

[Ricky LaFleur]

I've seen more RV park requests come across my desk the last few years also, often with the intent to expand. Interestingly, some of the mobile home parks are even converting to "short-term" lots for rental to RVs because the demand is simply greater than a MH lot. One mobile home park owner/manager told me his desire was to get out of providing mobiles to rent and simply become a utility provider, which is all an RV park really is, as the income is good and hassle is lower. I think he's going places already.