Does anyone have experience, private or otherwise, in purchasing an RV park? If so, what types of things do you address on the formal offer that may differ from buying a typical single-family residence?My husband and I are preparing to take the giant leap into campground ownership. We feel we've done our homework and have a huge advantage in having lived at the campground for several months, and worked closely with the owners. Not only do we trust them, but we've seen first-hand how things operate, at least over this timeframe. We'd both like to do this as a private sale, as we've both been burned in previous real estate deals by so-called "professionals". We're comfortable in doing this, as is our banker, who was also their banker. There's a well established history, and we've had complete access to financial and repair records for the past several years. There's also a current appraisal on file, as they just did a re-fi a couple of years ago, before their grand-child had the nerve to be born in another state.

how long a season do you have in Alaska to bring in money? Another fella and I were considering buying a fishing camp on a lake in Canada. after we figured out just how short the season was we abandoned that idea.bumpy

Don't try to do this on your own! Hire a competent Real Estate Attorney to help guide you through this...or be willing to pay the price down the road. This is too complicated for the average non-real estate type person to correctly write a contract accurately. There is a lot of money at stake. No offense but if you are asking for legal advice on this forum you obviously are lacking some knowledge. Why cheap out and try to do it yourself?B.O.

Bumpy is so right on this.....what is the length of your camping season, how many sites do you have, what is the cost of the campground.....those are all things that you need to consider! If your income cannot support your expenses...then run away!We purchased 9 cabins on the Fulton Chain of Lakes in the Adirondacks, we bought at the right time and right price...BUT their reservation books/records where a scam....needless to say, we made a successful business out of it in a years time.....when we put it up for sale, with a price that the rental income could not support.....someone with money bought it.....I felt bad for them, our books where up front and honest...they saw "something" that wasn't there - needless to say, they lasted one year and sold to someone else...who has been operating at a loss for about 5 years now (these are her words)!Both of these buyers did not use an attorney, who in my mind was soooo wrong.....any good attorney would have looked at the books and saw things that they did not include; ie. business name, website ownership, PO box; email addy, phone # - sooooo many things - GET YOURSELF A GOOD ATTORNEY AND HAVE ANOTHER BANKER LOOK AT THE FINANCIAL END OF IT TOO!Make sure your looking at this with your eyes open.......

Before finalizing a contract or sale, hire an engineering firm to review the campground’s infrastructure. The cost to re-build an electrical, water or sewer system can be staggering and delay the ability to be profitable for years. It is in your best interest to have any deficiencies addressed and corrected before the sale.

noisy wrote:Does anyone have experience, private or otherwise, in purchasing an RV park? If he doesn't reply to your thread (might not see it), try a PM (private message) to "westernrvparkowner" - he's on the boards and dispenses "wisdom"(?) regarding parks, etc.Western RV Park OwnerBelieve his park is somewhere in Montana.Good luck with your venture..

Buying an RV Park | Good Sam Community

56 Replies

mowermech
Explorer
Dec 06, 2013
" Anyone ever buy a house and not get a survey ?"

Actually, yes. It is not at all uncommon. In my lifetime, I have purchased real estate 5 times. A survey was not required for any of the purchases.
I am tempted, however, to get the lines surveyed on our present place, just to be sure the fences are in the right places.
BurbMan
Explorer II
Dec 06, 2013
Bottom line if the OP buys a CG, who will she ultimately depend on for her living? Us.....LOL. If she doesn't like the responses she got here in the forum, imagine the reaction to a camper telling her there's low voltage at the pedestal....

There's an old joke:

Q: How do you make somebody a millionaire?
A: Give them $5 million and tell them to open their own business.
monkey44
Nomad II
Dec 06, 2013
Should I buy one is probably not the best question to ask on a camping forum. IF you ask it, you probably should pass on buying it.

Probably more beneficial question would be - what do I do to make campers gather at my campground after I buy it.
D___M
Explorer
Dec 06, 2013
Bumpyroad wrote:
2012Coleman wrote:
On my soap box

Enough already!!! This happens all the time here - example, poster asks how do I light my oven? He gets answers like "Get a pizza stone" or "Make sure you have an oven thermometor" (actual thread on here) Great answers by well meaning people, but did it answer the OP's question? No! Did post after post give information that he didn't ask for and most likely didn't need? Yes! Note that I said well meaning....

OP asks for difference between buying a house and a CG - someone says "make sure you get a survey!" Anyone ever buy a house and not get a survey ?

It comes off as condescending and rubs some people the wrong way. And some people will let you know it - as the OP surley did and it stung you didn't it? Kind of makes all the snarky replies seem hypocritical.

If your not like the OP and dont mind the info overflow that you already know, thats fine - just keep in mind that there are people that DONT. If they let you know it, don't act so thinned skinned - simply apologize.

Off my soap box.

I look at this 180 degrees from you. folks gave comments trying to be helpful. the OP, instead of just ignoring those responses, acted like an A.H. Hopefully, somebody will be involved with his endeavor that has a bit of personality and common sense. if he is the only one dealing with the public in this endeavor, I predict he will fail. of course when he fails, he will rationalize somehow that it wasn't his fault. I would suggest that both you and he not be so think skinned.
bumpy

I stand with Bumpy. The OP asked an open ended question on an open forum where we are all allowed to submit an civil answer and, not knowing the level of expertise the OP had in these issues, those questioned defaulted to the simplest level. Most of the posts, while maybe a little wordy, were made to be helpful, and to give as much information as they had. Missions have failed because "experts" forgot a basic detail.

The OP's response was to attack those that posted. Maybe the OP will have learned a lesson and will ask more specific questions, and be thankful for any response at all. It's a pretty easy job to filter out that which does not further your goals.
Bumpyroad
Explorer
Dec 06, 2013
going back and rechecking the OP, I notice that noisy is a female. just the facts. and IMHO one of the main differences between buying a business and a home is the fact that when buying a business, you generally want to make an income and profit with it.
bumpy
bumpy
2012Coleman
Explorer II
Dec 06, 2013
Bumpyroad wrote:
2012Coleman wrote:
On my soap box

Enough already!!! This happens all the time here - example, poster asks how do I light my oven? He gets answers like "Get a pizza stone" or "Make sure you have an oven thermometor" (actual thread on here) Great answers by well meaning people, but did it answer the OP's question? No! Did post after post give information that he didn't ask for and most likely didn't need? Yes! Note that I said well meaning....

OP asks for difference between buying a house and a CG - someone says "make sure you get a survey!" Anyone ever buy a house and not get a survey ?

It comes off as condescending and rubs some people the wrong way. And some people will let you know it - as the OP surley did and it stung you didn't it? Kind of makes all the snarky replies seem hypocritical.

If your not like the OP and dont mind the info overflow that you already know, thats fine - just keep in mind that there are people that DONT. If they let you know it, don't act so thinned skinned - simply apologize.

Off my soap box.

I look at this 180 degrees from you. folks gave comments trying to be helpful. the OP, instead of just ignoring those responses, acted like an A.H. Hopefully, somebody will be involved with his endeavor that has a bit of personality and common sense. if he is the only one dealing with the public in this endeavor, I predict he will fail. of course when he fails, he will rationalize somehow that it wasn't his fault. I would suggest that both you and he not be so think skinned.
bumpy
Bumpy - you kind of make my point. The OP was offended by TMI. Maybe he could be called thinned skinned for what he said - I'm just making a point - not being thinned skinned. Why can't people just take the high road and say sorry - or nothing at all. In fact his non response to this puts him up a few pegs in my book. Have a nice day.
Bumpyroad
Explorer
Dec 06, 2013
2012Coleman wrote:
On my soap box

Enough already!!! This happens all the time here - example, poster asks how do I light my oven? He gets answers like "Get a pizza stone" or "Make sure you have an oven thermometor" (actual thread on here) Great answers by well meaning people, but did it answer the OP's question? No! Did post after post give information that he didn't ask for and most likely didn't need? Yes! Note that I said well meaning....

OP asks for difference between buying a house and a CG - someone says "make sure you get a survey!" Anyone ever buy a house and not get a survey ?

It comes off as condescending and rubs some people the wrong way. And some people will let you know it - as the OP surley did and it stung you didn't it? Kind of makes all the snarky replies seem hypocritical.

If your not like the OP and dont mind the info overflow that you already know, thats fine - just keep in mind that there are people that DONT. If they let you know it, don't act so thinned skinned - simply apologize.

Off my soap box.

I look at this 180 degrees from you. folks gave comments trying to be helpful. the OP, instead of just ignoring those responses, acted like an A.H. Hopefully, somebody will be involved with his endeavor that has a bit of personality and common sense. if he is the only one dealing with the public in this endeavor, I predict he will fail. of course when he fails, he will rationalize somehow that it wasn't his fault. I would suggest that both you and he not be so think skinned.
bumpy
2012Coleman
Explorer II
Dec 06, 2013
On my soap box

Enough already!!! This happens all the time here - example, poster asks how do I light my oven? He gets answers like "Get a pizza stone" or "Make sure you have an oven thermometor" (actual thread on here) Great answers by well meaning people, but did it answer the OP's question? No! Did post after post give information that he didn't ask for and most likely didn't need? Yes! Note that I said well meaning....

OP asks for difference between buying a house and a CG - someone says "make sure you get a survey!" Anyone ever buy a house and not get a survey ?

It comes off as condescending and rubs some people the wrong way. And some people will let you know it - as the OP surley did and it stung you didn't it? Kind of makes all the snarky replies seem hypocritical.

If your not like the OP and dont mind the info overflow that you already know, thats fine - just keep in mind that there are people that DONT. If they let you know it, don't act so thinned skinned - simply apologize.

Off my soap box.
Bumpyroad
Explorer
Dec 06, 2013
bigdogger wrote:
And if you were requesting information, say as to what you should do when buying a house, you wouldn't be offended at people saying if you don't know how to buy a house you shouldn't own one, or only fools buy homes in Virginia? Buying a business and running one are two separate and completely different scenarios. Just because you need help with one, doesn't mean you are unsuited for the other.

yes, I would welcome any and all such comments and information. If I got some that I didn't value and act on I would merely ignore them, I would NOT act like a Horses A$$ about it.
any of these "side" issues might spur or instigate further questions in my mind.
and as a "consumer" I am suited to comment on business models, especially when the person acts like a jerk and unless he/she changes ones attitude will have a tough time out in the market.
bumpy
Travelon
Explorer
Dec 06, 2013
SDcampowneroperator wrote:
The OPs original question was about purchase offers, items to consider,in that offer. I chose then and now to offer the after purchase scenario. The average length of ownership in small (think mom & pop) rv parks in highly seasonal areas is just over 5 years. Many reasons for that fact. Prime is the many hats to wear, surprises from regulators when due diligence in discovery is lacking, difficulty in retaining seasonal help. That's why workcampers are so sought after, $ rewarded ( by some anyway) for returning.
Rv parks are a target for Authorities Having Jurisdiction. ( AHJ) Increasingly private camps are that target, as they have been built primarily before that new regulation, fall under scrutiny when the property changes hands.
All to often park buyers are enamored of potential lifestyle, oblivious to even the most rudimentary task such as daily firepit cleaning, or a tree limb that was high last week, needs cutting today.
Then the AHJ comes along and £{€~~^{}~~~{£} get out the check book . for any potential camp buyer I highly recommend attending the annual ARVC conference
Paul Bambie, pres. of the Nat. Assoc.of rv parks and Campgrounds, aka ARVC would gladly guide you through the maze. ,join the state camp association if there is one, rub elbows with the Been There Done That before buying into their dream. There would be no need to come ask 'virtual strangers' for 'advice' when prepared with actual experience from known successful operators.
max,pres. sdcoa
good sam advisory council member

Ah, theres my pennies worth to the OP.
Max

Well said Max. IMHO, no further discussion is needed after this post.

Travelon

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Buying an RV Park

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