Would You Camp at a Place Like This??

Lantley wrote:
It may seem like a bunch of money until you pay taxes on it. Then there is insurance,maintenance,salaries, utilities,waste disposal,water testing the list goes on.
The point is, you just don't get to stick the entire sum in your pocket.

Exactly.

Even for three spots, you're offering full hookup, so you have utilities, waste disposal, water testing and insurance. Even if you do all the work yourself, so you don't pay salaries, you're not gonna make much, and OBTW - the $87K assumes you are full capacity (3) for 365 days a year. No way that happens.

Mike

It may seem like a bunch of money until you pay taxes on it. Then there is insurance,maintenance,salaries, utilities,waste disposal,water testing the list goes on.
The point is, you just don't get to stick the entire sum in your pocket.

Walaby wrote:

HadEnough wrote:

*Quiet, Private land holding only one or 2 other RVs, if any. You might have the whole thing to yourself.
$50-$80 a night depending on location.

Simple math tells me you'd have a hard time making a profit on this.

Lets say high end. $80 a night. Lets say three RV's total and lets say you are full 365 days a year (highly unlikely). 3x$80 = $240 x 365 = $87,600 GROSS before any expenses.

Can't see how this is a profitable plan.

Am I missing something?

Mike

If already own the land and it is just setting there idle then 87,600 dollars a year seems like a nice extra bunch of money to me.

I was kinda thinking from the OP's post that is the sort of thing he was talking about. I've seen places like this but, have never stayed in one.

I've also never stayed anywhere that was over $45 a night and that was at a casino.

HadEnough wrote:

*Quiet, Private land holding only one or 2 other RVs, if any. You might have the whole thing to yourself.
$50-$80 a night depending on location.

Simple math tells me you'd have a hard time making a profit on this.

Lets say high end. $80 a night. Lets say three RV's total and lets say you are full 365 days a year (highly unlikely). 3x$80 = $240 x 365 = $87,600 GROSS before any expenses.

Can't see how this is a profitable plan.

Am I missing something?

Mike

pnichols wrote:

Naio wrote:
I'm picturing more of a cow pasture, 20 miles from the nearest gas station situation. But maybe that's because I'm used to the West.

Me too ... we don't need to camp near any "attractions" other than what Mother Nature supplies ... but it sure would be great to have full hookups out there so we could save up for and stay put for, say, a couple of weeks.

I'm thinking of a, say, 500 acre or more ranch out in beautiful country (and with a private lake too) that had maybe 50 FHU sites scattered throughout it, with a two week maximum stay to eliminate wealthy squatters, and at a price of around $70 per day. We'd of course leave the rancher's cows and/or sheep around us alone ... but might insist on being able to fish the lake!

There are private fishing arrangements out in wild country similar to this - but they would be drycamping and are expensive.

cow patties or sheep cookies on my campsite doesn't bother me; how about you? I wonder how you’d feel if the cows come around to rub their itchy sides on your rig? We had to run off a couple of black angus bulls one time. I know about these things since boondocking in livestock pastures (sometimes with stock present) is all we do.

If there was nothing else available and I wanted to be in that area I would use it. I would prefer it if they had a campfire ring though so I could set around the fire after being out and about.

Sometimes, but not always, when I camp I only use the camper as a place to grab a bite to eat, sleep, and poop, anyway. Other times I want to go camping in the great outdoors. It depends on my mood and what my reason for being in that area is.

I've been known to go boon docking by myslef. Or, I've been known go to concerts with friends and then back to the camper to sleep.

So to answer the OP's question,,,It depends.

Well ... some of these individual businesses may be coming close to what the OP would like for just their camping capabilities, fishing notwithstanding:
https://oregonfishingclub.com/

Here's a clip from down lower on their webpage talking about use of RVs on the various private properties with fishing lakes - but notice some of their prices!:

"With 13 of our fishing properties containing campgrounds, you are nearly guaranteed to find a campsite available at a moment’s notice. Our campsites are acquired by reservation only, and require a minor fee of $10 per night. Recreational vehicles are always welcome, and some sites even offer full hook-ups.

All campsites have picnic tables, fire rings, porta-potties, garbage cans, and flat grassy areas where you can easily pitch your tent. Because we maintain all trails, roadways, docks, garbage cans, and toilets, you can rest assured that your campsite will be well-maintained and tidy. You will usually be the only people on a property at a given time, and won’t have to deal with noisy neighbors."

A 10 year membership cost a $1700 one time fee + $50/month. That breaks down to $65/mo. That's a great deal if you use it.

westernrvparkowner wrote:

HadEnough wrote:

westernrvparkowner wrote:

HadEnough wrote:

pnichols wrote:

Naio wrote:
I'm picturing more of a cow pasture, 20 miles from the nearest gas station situation. But maybe that's because I'm used to the West.

Me too ... we don't need to camp near any "attractions" other than what Mother Nature supplies ... but it sure would be great to have full hookups out there so we could save up for and stay put for, say, a couple of weeks.

I'm thinking of a, say, 500 acre or more ranch out in beautiful country (and with a private lake too) that had maybe 50 FHU sites scattered throughout it, with a two week maximum stay to eliminate wealthy squatters, and at a price of around $70 per day. We'd of course leave the rancher's cows and/or sheep around us alone ... but might insist on being able to fish the lake!

There are private fishing arrangements out in wild country similar to this - but they would be drycamping and are expensive.

Bingo. That’s part of what I was picturing as well. A place to really stay a while. Something to enjoy.

Your first hurdle would be running a business on 500+ acres of pastureland will assuredly cause the ranch/farm to lose it's Agricultural exemption for property taxes on that acreage. And most states have a look back provision in their tax codes that would allow them to collect back taxes even if you got away with it for a few years.
Then there is the not insignificant costs of running miles of utilities and roads. There are pretty strong economic reasons most RV parks are not what you are describing.

Oy. This guy still?

Why don't you worry about your own business? Thanks

I bet it is annoying that I completely knock down your half cocked business ideas in a couple of sentences. I don't have to worry about my own business because it is doing exceptionally well, in no small part because I know what I am doing.
In the beginning of this thread I thought I was being helpful in pointing out the pitfalls of a two site RV park in the middle of nowhere, perhaps saving someone a financial loss. My mistake. Apparently you are much smarter than me, and your expertise far outdistances mine. So go for it. Build a two site RV park, or go buy a section of farmland and scatter 50 RV sites across it. The sooner the better, thus proving: "A fool and his money are soon parted."

Well ... some of these individual businesses may be coming close to what the OP would like for just their camping capabilities, fishing notwithstanding:
https://oregonfishingclub.com/

Here's a clip from down lower on their webpage talking about use of RVs on the various private properties with fishing lakes - but notice some of their prices!:

"With 13 of our fishing properties containing campgrounds, you are nearly guaranteed to find a campsite available at a moment’s notice. Our campsites are acquired by reservation only, and require a minor fee of $10 per night. Recreational vehicles are always welcome, and some sites even offer full hook-ups.

All campsites have picnic tables, fire rings, porta-potties, garbage cans, and flat grassy areas where you can easily pitch your tent. Because we maintain all trails, roadways, docks, garbage cans, and toilets, you can rest assured that your campsite will be well-maintained and tidy. You will usually be the only people on a property at a given time, and won’t have to deal with noisy neighbors."

HadEnough wrote:

westernrvparkowner wrote:

HadEnough wrote:

pnichols wrote:

Naio wrote:
I'm picturing more of a cow pasture, 20 miles from the nearest gas station situation. But maybe that's because I'm used to the West.

Me too ... we don't need to camp near any "attractions" other than what Mother Nature supplies ... but it sure would be great to have full hookups out there so we could save up for and stay put for, say, a couple of weeks.

I'm thinking of a, say, 500 acre or more ranch out in beautiful country (and with a private lake too) that had maybe 50 FHU sites scattered throughout it, with a two week maximum stay to eliminate wealthy squatters, and at a price of around $70 per day. We'd of course leave the rancher's cows and/or sheep around us alone ... but might insist on being able to fish the lake!

There are private fishing arrangements out in wild country similar to this - but they would be drycamping and are expensive.

Bingo. That’s part of what I was picturing as well. A place to really stay a while. Something to enjoy.

Your first hurdle would be running a business on 500+ acres of pastureland will assuredly cause the ranch/farm to lose it's Agricultural exemption for property taxes on that acreage. And most states have a look back provision in their tax codes that would allow them to collect back taxes even if you got away with it for a few years.
Then there is the not insignificant costs of running miles of utilities and roads. There are pretty strong economic reasons most RV parks are not what you are describing.

Oy. This guy still?

Why don't you worry about your own business? Thanks

I bet it is annoying that I completely knock down your half cocked business ideas in a couple of sentences. I don't have to worry about my own business because it is doing exceptionally well, in no small part because I know what I am doing.
In the beginning of this thread I thought I was being helpful in pointing out the pitfalls of a two site RV park in the middle of nowhere, perhaps saving someone a financial loss. My mistake. Apparently you are much smarter than me, and your expertise far outdistances mine. So go for it. Build a two site RV park, or go buy a section of farmland and scatter 50 RV sites across it. The sooner the better, thus proving: "A fool and his money are soon parted."

Western RVPO is telling you guys like it is.
There is a lot of regulation involved in opening a commercial CG.
He has actually successfully opened and operated CG's.
Have you guys challenging his experience and knowledge actually opened and operated a CG?
In many cases I agree business is over regulated.
Nevertheless demand seems lukewarm at best before you even get into issues such as,insurance,taxes, health dept.,licensing, on site management,advertising, maintenance etc.