Let me know if this isn't allowed. I'm looking for opinions.I am just north of Diamondhead, MS between Gulfport, MS (30 min.) and New Orleans, LA. (45 min.) I'm considering constructing 4 - monthly/long term campsites on beautiful property I own. Only offering water, power and sewer and only nicer RV's allowed (not run down junk). 20+ off air TV channels available. On a paved, quiet, rural dead end road with nice brick homes on both sides. 5 miles from I-10, 30 min. from beaches, casinos and shopping. Local Restaurants and stores within 10 minutes. 10 minutes from Brett Favre's home town.Would anyone be interested in something like this as opposed to commercial campgrounds with amenities? Snowbirds or contractors?

captjohn57 wrote:Let me know if this isn't allowed. I'm looking for opinions.I am just north of Diamondhead, MS between Gulfport, MS (30 min.) and New Orleans, LA. (45 min.) I'm considering constructing 4 - monthly/long term campsites on beautiful property I own. Only offering water, power and sewer and only nicer RV's allowed (not run down junk). 20+ off air TV channels available. On a paved, quiet, rural dead end road with nice brick homes on both sides. 5 miles from I-10, 30 min. from beaches, casinos and shopping. Local Restaurants and stores within 10 minutes. 10 minutes from Brett Favre's home town.Would anyone be interested in something like this as opposed to commercial campgrounds with amenities? Snowbirds or contractors?All I can add to this is.....Have you looked into ALL the zoning hoops you will have to jump thru to even be 'allowed' to do this? Not to be a wet blanket but I doubt you will be able to.

rockhillmanor wrote:captjohn57 wrote:Let me know if this isn't allowed. I'm looking for opinions.I am just north of Diamondhead, MS between Gulfport, MS (30 min.) and New Orleans, LA. (45 min.) I'm considering constructing 4 - monthly/long term campsites on beautiful property I own. Only offering water, power and sewer and only nicer RV's allowed (not run down junk). 20+ off air TV channels available. On a paved, quiet, rural dead end road with nice brick homes on both sides. 5 miles from I-10, 30 min. from beaches, casinos and shopping. Local Restaurants and stores within 10 minutes. 10 minutes from Brett Favre's home town.Would anyone be interested in something like this as opposed to commercial campgrounds with amenities? Snowbirds or contractors?All I can add to this is.....Have you looked into ALL the zoning hoops you will have to jump thru to even be 'allowed' to do this? Not to be a wet blanket but I doubt you will be able to.x2 almost for sure impossible in a all ready residential area.

Checking with planning and zoning is on my agenda tomorrow. It's in a rural county, not city area with little zoning requirements. There's a nice mobile home park 1 mile up the road.

Having grown up in Waveland, I think that area needs some real nice CGs. I say go for it.

Capt hope it works out. Let us know what you find out. I for one am curious.

Would you come if I put in sites? | Good Sam Community

captjohn57
Explorer
Feb 17, 2016
I've seen a couple of websites offering monthly lot rentals and lot sales that are not campgrounds. I guess I'll find out.
Thanks for the input everyone.
JAXFL
Explorer
Feb 17, 2016
NoVa RT wrote:
If I do this, I'd be only offering monthly rates. I don't want the daily visitors.

That eliminates a significant part of the RV market. Maybe there are enough monthly campers looking for only the basics to make a go of it, but I think most monthly campers would want more, not less, than the overnighters.

Good luck, the more options, the better for all of us.

I agree. As a monthly camper, I would want all the toys.... Pool, showers, game room, gym, and store just for the basic stuff. Then close by a golf course, lake, Wal-Mart, historic area for sightseeing, bike trails.... in other words...if I am going to stay a month + in one place I want a resort.

JMHO.
NoVa_RT
Explorer
Feb 17, 2016
If I do this, I'd be only offering monthly rates. I don't want the daily visitors.

That eliminates a significant part of the RV market. Maybe there are enough monthly campers looking for only the basics to make a go of it, but I think most monthly campers would want more, not less, than the overnighters.

Good luck, the more options, the better for all of us.
eichacsj
Explorer
Feb 05, 2016
captjohn57 wrote:
eichacsj wrote:
You are going to charge for a site, provide services (full hookups, cable, etc), um you are a commercial RV park now. Unless you only plan on letting friends stop by and not charge them.

Once you take money to provide a service you are a business and fall under those rules. If you want to call it something else all it will take is for a disgruntled customer to report you. There are no friends when running a business and/or providing customer service.

Excuse my "commercial" statement. I'm well aware this will be a commercial venture. What I was trying to say it's not going to be one of the big "commercial" CG with pools, rec rooms, pavilions, ect...
I've owned and operated my own charter fishing business for many years so I have business experience.
I'm sorry I've ruffled the feathers of a few of you.

I didn't mean it to come across rude or sarcastic. I was just trying to point out it was a business. Your OP made it look like you didn't want it to be.
Robin1953
Explorer
Feb 05, 2016
captjohn57 wrote:
jplante4 wrote:
At $500 a month, I'd be looking at snowbirds from the upper middle states (Wisconsin, Minnisnowda, Illinois) that can get a straight shot down I-65. We're in Buccaneer now and it's a nice area. I hope your property in on the US90 side of the railroad tracks, otherwise people with trailers are not going to be able to get there. :) It was scary enough in a motor home.

I go to Buccaneer all the time. Head towards the Silver Slipper Casino and take a right on Lakeshore Rd. just past the Slipper'S campground. The tracks r flat there and it leads to hiway 90 just west of Waveland. Don't go any other way. A new fifth wheel was stuck on the tracks on Ior St. And was hit by a train a few weeks ago.
I would be interested in your park. I am in a small (35 sites) RV park in SE GA currently that has no amenities other than WiFi and pay laundry beyond what you are suggesting. I like it due to the fact that it is mostly older people and the roads are paved and the sites are level concrete slabs. I don't use the WiFi but rely on my Verizon setup. If you have no Verizon cell coverage that would be the deal breaker for me but otherwise I would be interested.
captjohn57
Explorer
Feb 05, 2016
jplante4 wrote:
At $500 a month, I'd be looking at snowbirds from the upper middle states (Wisconsin, Minnisnowda, Illinois) that can get a straight shot down I-65. We're in Buccaneer now and it's a nice area. I hope your property in on the US90 side of the railroad tracks, otherwise people with trailers are not going to be able to get there. :) It was scary enough in a motor home.

I go to Buccaneer all the time. Head towards the Silver Slipper Casino and take a right on Lakeshore Rd. just past the Slipper'S campground. The tracks r flat there and it leads to hiway 90 just west of Waveland. Don't go any other way. A new fifth wheel was stuck on the tracks on Ior St. And was hit by a train a few weeks ago.
jplante4
Explorer II
Feb 05, 2016
At $500 a month, I'd be looking at snowbirds from the upper middle states (Wisconsin, Minnisnowda, Illinois) that can get a straight shot down I-65. We're in Buccaneer now and it's a nice area. I hope your property in on the US90 side of the railroad tracks, otherwise people with trailers are not going to be able to get there. :) It was scary enough in a motor home.
lots2seeinmyrv
Explorer
Feb 05, 2016
If I were staying monthly I would at least like a pay laundry facility available with 2 washers and 2 dryers and maybe at least one...all-in-one room with a shower, toilet, sink.
John_Joey
Explorer
Feb 05, 2016
captjohn57 wrote:
I lost track in the flurry of posts - we would be snowbirds so would we be welcome or forbidden?

WELCOME! I would be looking for long term renters. I have a nice, quiet place and would keep that way.

Thank you, I am one of those snowbirds.
captjohn57 wrote:
I guess I wasn't clear about who my clientele would be. Just wanted to know if people were only interested in amenities or would they like a nice place centrally located to lots of attractions.

As a snowbird I would want the amenities and the company of others. I would not want to sit out somewhere with only three other rigs. I think you will find that those snowbirds that would do that are simply looking for a low monthly price which might not be enough to cover your outlay.

Gulf Shores is where we would go for Nov/December & April/May. Other months are too cold for comfortable RV living. Some snowbirds do it, but it is based on low price or amenities or a combination of both.

In your area you would be competing with Dauphine Island I would think. Take a look at their price structure.
scbwr
Explorer II
Feb 05, 2016
It all boils down to local laws which will determine if it is feasable. And, you would also have to carry insurance to protect yourself which will be an added cost. So, proceed carefully.

If I were traveling and wanted to stay in an area for a month and could find something such as you are considering, I would consider being a customer.