Building RV park near McKinney TX, what would you want most?

profdant139 wrote:
Based on our own travel experiences, there is an additional problem with mixing the long term sites and the overnight sites -- the long-termers often have very early work schedules and get up at 5 am and start their trucks, waking the vacationers (that's me).

I am not saying there is anything wrong with the dawn concerto of diesels -- folks have to get to work!! But if the leisure travelers are disturbed by the noise, there will be negative reviews of the RV park.

We have been to a very few RV parks in which the two groups of campers were in separate areas, so it is possible.

Actually where my Seasonal is at just the opposite is true. Most of the seasonals are retired and sleep in where overnight guests want a early departure. Regardless seperation would be better for both parties.

Just how far do you go? Pet area non pet area, 55+ area family area, low cost area huge landscaped site area, shaded area non tree area, party area quiet area and the list goes on.

Room, shade and privacy. All are hard to get.

I'm thinking you will have to be whatever your competition ain't. But looks like you have plenty of competition. Probably the nicest RV park at WinStar Casino just across the river on I35 in Thackerville, OK. COE parks on Pat Mayse Lake. Probably other parks on the nearby lakes.
Best of luck but I wouldn't do it.

txfamilycamper wrote:
Hi fellow travelers,What is most important to you when finding a place for a weekend, a couple of weeks, or 6 months? What makes you return the next time, and what makes you say 'never again'?

At a minimum crushed stone put down on all campground loop roads & sites.

As mentioned, keep sewer connections as low to the ground as possible, make sewer drainage angled down from campsite.

Showers/bathrooms, large changing stalls with plenty of shelves/hooks and a bench to sit on. shower curtains placed correctly so water mostly stays in shower stalls.

Above all, enforce your policies & security as you do not want to get a "reputation"

Mike

westernrvparkowner wrote:

mkc wrote:

txfamilycamper wrote:

My wife and I are developing a new RV park between McKinney and Anna (15 minutes north of McKinney), TX along highway 75. We'll have some monthly spots and some daily/weekly spots available.

That last statement has me thinking your primary clientele will (most likely) be construction workers for the commercial and road projects in NTX. Take a look at Sunrise RV Park in Texarkana as an example of how they handled that. A small area up front (2 rows) for transient, the rest for the long-term stays.

I think the family developing the park should take a trip or two spending time in parks that are occupied primarily by long term stays by construction workers, tradesman, lower income migrant workers and the like. That business is polar opposite of running a park for the vacation, retirement and recreation crowd.
Furthermore, once you have taken on long term stays the laws will become much less favorable to the park owner and much more favorable to the tenant. The time frame varies from state to state, but at some point those renters will fall under tenant/landlord laws and no longer be subjected to innkeeper laws. Once that happens, the park owners will no longer be able to enforce many policies such as quiet hours, site occupancy, certain site keeping rules, certain pet policies and many others. The park's ability to evict a problem will be curtailed and will require court action. The RVs will likely be considered mobile homes and the procedures for eviction will be even more restricted than evicting someone from a stick built home.
Knowing the area where the intend to develop this park (assuming it truly is along US 75) I am reasonably sure the land costs alone are significant enough to warrant hiring a professional park consultant. A consultant would not only assist in the design of the park, possibly preventing a costly error, but would be able to assure the park would be in compliance with the myriad of laws the park will fall under (ADA, environmental, zoning, health, fire etc.). They would also offer their opinion on the risks and advantages associated with things like long term stays. Better to spend $10,000 upfront than incur multiple times that amount in legal fees, fines and change orders in construction down the road.

. Excellent advice. I recommend Gorin + Cohen Consulting Group. Also Texas Association of Campground Owners. (Taco)

Sites placed at an angle for easy backing if you have back in sites. We prefer pull-thrus.

Level Site spaced apart with landscaping in between and solid surface of some type.

Long enough for the largest motorhome and toad. Big Rig friendly does NOT mean sites that are 40' long.

Based on our own travel experiences, there is an additional problem with mixing the long term sites and the overnight sites -- the long-termers often have very early work schedules and get up at 5 am and start their trucks, waking the vacationers (that's me).

I am not saying there is anything wrong with the dawn concerto of diesels -- folks have to get to work!! But if the leisure travelers are disturbed by the noise, there will be negative reviews of the RV park.

We have been to a very few RV parks in which the two groups of campers were in separate areas, so it is possible.

mkc wrote:

txfamilycamper wrote:

My wife and I are developing a new RV park between McKinney and Anna (15 minutes north of McKinney), TX along highway 75. We'll have some monthly spots and some daily/weekly spots available.

That last statement has me thinking your primary clientele will (most likely) be construction workers for the commercial and road projects in NTX. Take a look at Sunrise RV Park in Texarkana as an example of how they handled that. A small area up front (2 rows) for transient, the rest for the long-term stays.

I think the family developing the park should take a trip or two spending time in parks that are occupied primarily by long term stays by construction workers, tradesman, lower income migrant workers and the like. That business is polar opposite of running a park for the vacation, retirement and recreation crowd.
Furthermore, once you have taken on long term stays the laws will become much less favorable to the park owner and much more favorable to the tenant. The time frame varies from state to state, but at some point those renters will fall under tenant/landlord laws and no longer be subjected to innkeeper laws. Once that happens, the park owners will no longer be able to enforce many policies such as quiet hours, site occupancy, certain site keeping rules, certain pet policies and many others. The park's ability to evict a problem will be curtailed and will require court action. The RVs will likely be considered mobile homes and the procedures for eviction will be even more restricted than evicting someone from a stick built home.
Knowing the area where the intend to develop this park (assuming it truly is along US 75) I am reasonably sure the land costs alone are significant enough to warrant hiring a professional park consultant. A consultant would not only assist in the design of the park, possibly preventing a costly error, but would be able to assure the park would be in compliance with the myriad of laws the park will fall under (ADA, environmental, zoning, health, fire etc.). They would also offer their opinion on the risks and advantages associated with things like long term stays. Better to spend $10,000 upfront than incur multiple times that amount in legal fees, fines and change orders in construction down the road.

txfamilycamper wrote:

My wife and I are developing a new RV park between McKinney and Anna (15 minutes north of McKinney), TX along highway 75. We'll have some monthly spots and some daily/weekly spots available.

That last statement has me thinking your primary clientele will (most likely) be construction workers for the commercial and road projects in NTX. Take a look at Sunrise RV Park in Texarkana as an example of how they handled that. A small area up front (2 rows) for transient, the rest for the long-term stays.

Looking at the map I don't see many overnighters coming thru. The area has a pretty big population (commuters to Dallas?) so I might lean towards being a local favorite with enough amenities to draw the families on weekends or visitors to those same families. Is there a huge medical complex nearby that might need some longer term visitors?
What do you have in the area that will draw visitors? Any big long term construction goin on? You're not far enough south to be a winter destination and the snowbirds only fly part of the year.
Personally I would put up single wide rentals in enough numbers to satisfy your income desires. Less acreage needed, no office needed, no daily payments, maybe a pool, and you can get away when you want to leaving the maintenance guy in charge.
If you do the CG you will be married to it.