Building an RV Park from scratch under 50k?

Naio wrote:
NOBODY is going to pay $350 a month unless you have a laundry room, shower house, and maybe a pool.

We were recently looking at a place for a month long or longer stay north/east of Dallas. The truck had to go into the shop for hail damage repair. The only COE park that might give me an extension beyond two weeks didn't have sewer connections.

Looked at 30+ small parks (10-25 spots) charging $300-350-400 per month plus electricity within 40 miles Plano. You will not find but four of those parks on RV Park Reviews, RVParky or a web site. You have to drive down back roads, and some dirt roads, following a normally hand painted sign/ directions you happen to see while exploring.

Only about 1/2 had a laundry room - and most of the time it was one washer and one dryer in a 6x6 metal building/shed - pay the owner $3 for doing a load of laundry. None had a shower house, none had a pool.

These were bare dirt, maybe a little gravel parking spots - no more than 10 feet apart.

And not a single one had an open spot for the month of July - with is not a prime camping time around Dallas - daily temps at or above 100, nightly lows around 85.

The people who live in those type parks are workers, or a few retirees. They don't have much income. They aren't oil field or construction workers - but Walmart, McDonalds, Dollar General, etc. Probably half the TT/5ers/MH in each park looked unable to ever move again without a lot of work.

There are a bunch of school age and pre-school age kids running around all the parks with no recreation facilities except their own imagination and maybe an old bicycle.

These are the folks who when I was growing up lived in the cheapest rent houses in town, or shacks that used to be sharecropper quarters on a local farm.

This is where the rural poor are living today - small RV parks that are just a place with electricity, water and sewer. Almost nothing more. They pay bottom dollar, and accept bottom level services. If a land owner can provide the facility, he/she will find customers.

His biggest problem will be how to deal with someone who can't pay their monthly rent. It will happen. While in Texas, the tenants have no rights, no lease - getting a rig moved off the property is still a hassle.

(We did look at the much smaller group of reviewed - 'real RV' parks. No luck with them having space either. The higher end traveling workers were filling all their monthly spots. As it turned out, we had a hub failure, and the insurance company decided both axles on the rig had to be replaced - so we had the rig and the truck both in the shop for a month - and we bunked at my daughter's house.)