Starting a new RV campground...

cooljim wrote:
What would be the best way to go, and what are the benefits and downfalls of starting a newly constructed campground in an underserved area?

Franchise vs. Independent
urban vs. rustic
restrictions vs. inclusions
pets vs. no pets

Thoughts?

Before you ask those questions you need to ask how much are the costs to develop one and is It financially viable?

The reason you do not see many new campgrounds is they're a terrible use of land from a financial perspective. It's not easy to get the proper approvals, zoning and other permits, in most areas of the country. Be prepared to have current landowners and residents in the area fight you every step of the way and that costs money to deal with. The design alone would be in the hundreds of thousands. Sewage permits, if you were close to an existing treatment facility with excess capacity, would be astronomical in cost, even more so if you had to build your own facility. Just putting in a simple dump station requires jumping through a lot of legal hoops with the state environmental departments. Installing underground infrastructure is not exactly a cheap proposition either.

Being in commercial development and construction for close to 30 years, I do not know of a bank who would finance a new campground in today's economic climate.

I see you are in the Murfreesboro area. I agree that area is badly underserved, if you are thinking about starting there.

Your biggest obstacle will be acquiring land in an appropriate location. Your next obstacle will be dealing with permitting, particularly with regard to sewer/septic, in that area. Then dealing with running water/sewer/electric lines in an area that often has very little soil on top of bedrock.

If you can't manage a full hookup system, you can offer some sort of pump-out service.

In the greater Nashville area, there aren't really any nearby rustic parks. The closest ones are state parks about 30 miles east and west. Then there are the COE campgrounds, which I consider semi-rustic. Then there is a KOA and Jellystone.

All of these except the state parks get inundated by party people and tourists. I think you would be ahead to offer something with an emphasis on quiet, scenic, and rural, but with good internet and phone service. Good distance between sites and a layout to help with privacy never hurt anything either.

Do you have any experience working or managing a campground? You say the area is underserved but do experienced owners/companies say "that's not where we want to build an RV park?" What's your estimate to build your park? To buy or lease the land? Are you financing? Will the bank/loan company be happy with your business experience? Credit? Assets? I agree with Downtheroad on pets. To ask shows a huge lack of knowledge about RVers...young, old, rich and poor. What's your plan and budget for advertising? Billboard, internet, camp directories etc. Oh, yes, do you have the governmental permits? Sewer plan? This isn't a lark and you can lose your shirt.

attend the ARVC convention in Raliegh, NC in Nov. There you will meet up with industry professionals, franchise and otherwise.
Now is a very good time to build a park, as the gov. parks are not expanding, rv sales outpace availability.
Feature is critical. On a lake? Near a destination? Land available, regulation reasonable? An inner city or an industrial area with housing needs for workers?
Too many ifs to ask here, most rv.net posters are unfamiliar with the tribulations.

See you there? In Raliegh?
Max

More than half of all RV'ers travel with pets....

In my evaluations during our consideration of same, you first have to decide if you are building an:
RV Resort
RV Park
Cramp Ground
Camp Ground

Not necessarily in any order.
Those last two are very different in my book.

When you decide where, come back and ask again.

Matt