To make a go of it, I think you need a phased design. Buy a nice big chunk of land with a good portion of it wooded. Close to the entrance, clear a large space and build big rig sites with wide turning radius, full hookups, fewer trees, the registration center (w/ basic convenience store), etc.
Byond the big rig area, cut one way road loops into the woods and build angled back-in sites on that road. Leave as much separation as you can and at first just extend power to a few of these sites. make sure you share the final buil-out plan with the electric company and contractors so you have capacity to expand when the money starts coming in. Beyond the electric wooded sites, have some primitive wooded sites for those of us who like such places best.
Now you have something for everyone and can make expansion plans based on the demand you actually experience in your area.
Visit some truly outstanding RV parks like Fort Wilderness at Disney World or the Rafter J Bar Ranch in the Black Hills of SD.
texasclarks wrote: First off, congratulations for:
#1 - making it to 20+ of service and retiring (I am not far off - 18 & counting)
#2 - retoromg and doing something you love
#3 - allowing us to provide some valuable input
My 2 cents are as follows:
- full hookup sights that are spacious, quiet, and allow nature to creap in around you. I like the state park feel of the trees and such, but want the full hookups with amenities.
- clean, large shower facilities with plenty of changing room
- something for the kids to do (playgrounds, pool, etc) that was not on top of the hook-up sights, but close enough to walk and allow those at their sight to enjoy the peacefullness
- both pull-thru and back ins with plenty of room to turn (i.e. wider streets) and nice wide lots. Gravel or concrete is fine.
- picnic tables and fire rings
- Wireless internet that is 'pay as you go' by the day, week, etc but not charged to everyone (b/c I like to stay connected via email, search for local information, etc) as not all want that service.
- cable with local stations (not a necessity b/c I can always hook up my dish if we really need TV). It is nice, but definitely not a necessity - as I prefer not (but DW and kids do enjoy TV at night to help wind down).
- Friendly owners.
- Military discount (hint, hint).
Thanks for asking and let us know when and where you will be open so we can 'stop by' for a day or two.
Second this. I would prefer a resort idea. Also consider mini-golf and small pond(s) for fishing and some type of paddle boats for family fun.
The only trouble I see is that land is becoming expensive and cheap RVers like some I've seen don't want to pay for all the amenities...afterall, many stay in Wal-Mart parking lots for free. Land turns a better profit if you build a commercial big-box store like Wal-Mart so RVers can stay for free and buy your products.
Obvously my mind will change once I no longer have kids, so ask again in 10 years. Good luck.
Then last but not least, curb side trash pick up twice a day. It cost you nothing and the guest love it. If you have a new's paper, Deliver it daily to the site. (just a little touch the guest love!) You ask them at check in if they want it, just like a hotel.
I like a dumpster rather than individual site garbage pickup. Makes the campground much less unsightly.
We subscribe to 2 newspapers while here in FL. Both newspapers deliver directly to our site in a plastic bag. They're delivered ~5AM.
-Tom
"The people that don't believe in evolution are the ones who need it most!"
Sarver, PA/Crystal River, FL/Indiana, PA
2005 Itasca Suncruiser 38R 38' 11"
W24, Allison 2100MH, full body paint
2008 Honda Odyssey EX-L, Roadmaster Sterling bar
FMCA 335149
Nothing unsightly Tom N, At least not in our case. Guest knew what time we would be by, and sat their bag's out just before hand. In our case, we had Bear proof trash can's, Let me tell you, guest trying to shove trash into them was way more unsightly then any bag sitting at the street....... LOL And trash pick up twice day also cut down on us not having to crawl into the bear proof to unstick something from the bottom. As I said in our case it worked. Bella
Provide clean stink free water. No kidding...if you're in an area with eggy sulphur water, find a way to filter it. We had an otherwise pleasant stay at a private cg ruined by bad water. And don't make the daily's feel like they're imposing on the seasonals. I've never been a seasonal, but I don't like feeling like i'm invading their private party.
We are the resort park types when we can find them. We freely admit that we do not "camp", we take our hotel with us. Cable TV and internet are great for the evenings when we are already tired from a full day of activities. I like long sites so that I can hook up the evening prior to an early start the next day. I tend to stay longer at resorts than campgrounds. My wife wants full hookups because she prefers her own bathroom and shower to anyone else's. The kids and I hit the resort showers.
One more note, the design of the shower area is wrong more times than not. Far too many do not have an adequate area for changing. Most are too narrow for us old fat folks who do not bend like we once did. Many end up with wet floors from of the shower. Hart Ranch in SD had some of the best I have ever seen. They had a toilet, sink, shower, and changing all in one space. Gettysburg Battlefield Resort was another good one. They had separate rooms with showers, toilets, and sinks.
Best Wishes on your new venture! Let us know when you get it built.
8 kids (5 still traveling)
1 darling wife (won't leave home without her)
Ford E-350 SD V10 Van
Jayco Eagle TT
Hensley Arrow
I had one KOA owner tell me (after I complimented them on the trees at their park) "most of the RV'ers complain about the trees because it blocks their satellite signals. So that's why most private parks do NOT have trees."
So perhaps some treed and some treeless areas?? I'd like free WiFi (yes I'm addicted to email & camping groups!), cable TV is OK but not necessary. Larger sites, gravel or pavement, and LEVEL already!!
A separate LARGE fenced dog walk area. At least a couple of playgrounds with climbing things and swings/slides. Be sure the slides are NOT in the full sun during the heat of the day--LOL!
Pool with shallow & deep end, diving board or slide, jacuzzi NOT just for adults (maybe 'adults only' during certain times or at night but not ALL the time). Near a stream, lake, river, or other pretty hiking area. Don't charge for EVERY LITTLE THING!!!
Bathrooms: I like the ones best that have completely separate shower stalls with curtains/doors -- not the type where there's 2-4 shower stalls in one room like a gym (with no privacy). The best one I've ever been in had toilet stalls on one side of the HUGE bathrooms, and 3 separate shower stalls with outside benches on the other side. Shelf space in the shower for toiletries and a DRY shelf/bench outside for other stuff. Room to turn around in, so you don't have to hop on one foot to get dressed.
Small snack shack on site with sandwiches, coffee, soft drinks, sno cones, etc. would also be nice. You could probably contract this out but the KOA in San Antonio has one & it's great!
I guess the main thing to decide is if you're going to cater mostly to families or retired/childless RV'ers. That's where I seem to see most of the conflicts arising -- the 'no kids, no pets, no noise' folks vs. the 'jump in the pool & swing on the swings & let's have FUN' sets.
Rv-Bella wrote: Nothing unsightly Tom N, At least not in our case. Guest knew what time we would be by, and sat their bag's out just before hand. In our case, we had Bear proof trash can's, Let me tell you, guest trying to shove trash into them was way more unsightly then any bag sitting at the street....... LOL And trash pick up twice day also cut down on us not having to crawl into the bear proof to unstick something from the bottom. As I said in our case it worked. Bella
Not everyone puts their bags out a minute before pickup. When leaving at 7AM the bags sit there for some time. Many times I've seen birds rip open and scatter garabage a minute after the bags where place out.
First of all, best wishes accomplishing your dreams of owning a campground..I so envy you.
Our perfect CG would be one with a state-park like atmosphere; a swimming lake, horeshoes, playground, bike-path, game-room, etc. would be great as we don't need or use the "full" activity CGs with more of a party atmosphere. Camping means different things to different people and we use it to get away from the hustle and bustle and just lay back and relax. Other "wish-list" items would include the CG to more or less separate the large motor homes from the smaller TTs and tents as sometimes. Hook ups would complete my list!! Best of luck in your venture!
Mark and Vikki
2008 Gulfstream Amerilite 21MB
2008 Chevrolet Silverado 1500, Ext Cab
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