Go Back   iRV2 Forums > CAMPING, TRAVEL and TRIP PLANNING > Camping Locations, Plans & Trip Reports
Click Here to Login
Join iRV2 Today

Mission Statement: Supporting thoughtful exchange of knowledge, values and experience among RV enthusiasts.
Reply
  This discussion is proudly sponsored by:
Please support our sponsors and let them know you heard about their products on iRV2
 
Thread Tools Search this Thread Display Modes
 
Old 11-30-2011, 08:48 PM   #1
Senior Member
 
Ramblin's Avatar
 
National RV Owners Club
Workhorse Chassis Owner
Ford Super Duty Owner
Carolina Campers
Join Date: Aug 2011
Posts: 2,253
If I build it, will they come?

I will one day inherit some unimproved land (about 2 acres) in the Florida keys, about 30 miles north of key west. I'm thinking of putting in some nice big FHU pull-through RV sites there, along with wifi, catv, etc. Maybe 15 sites. I'm thinking this might be a nice supplimental income for our retirement. There are other much larger RV campgrounds nearby. This land is not on the water, but is very near.

Is demand for winter sites in the keys such that this might be a worthwhile venture? What sort of amenities would entice you to try a new small park over an established mega-park nearby? What are the MUST-HAVE features that would be a deal breaker if not available?
__________________

__________________
2002 National Dolphin LX 6356
Workhorse W-22 chassis
Don't believe everything you think.
Ramblin is offline   Reply With Quote
Join the #1 RV Forum Today - It's Totally Free!

iRV2.com RV Community - Are you about to start a new improvement on your RV or need some help with some maintenance? Do you need advice on what products to buy? Or maybe you can give others some advice? No matter where you fit in you'll find that iRV2 is a great community to join. Best of all it's totally FREE!

You are currently viewing our boards as a guest so you have limited access to our community. Please take the time to register and you will gain a lot of great new features including; the ability to participate in discussions, network with other RV owners, see fewer ads, upload photographs, create an RV blog, send private messages and so much, much more!

Old 11-30-2011, 08:54 PM   #2
Senior Member
 
Join Date: Jun 2010
Location: Anacortes, WA (Stick & Brick)
Posts: 2,623
I think the question you should be asking is "If I want to build it, will I be allowed to do so?" If you get it built, you'll be inundated with customers!
__________________

__________________
Frank Damp -Anacortes, WA,(DW- Eileen)
ex-pat Brits (1968) and ex-RVers.
frankdamp is offline   Reply With Quote
Old 11-30-2011, 08:56 PM   #3
Senior Member
 
bluepill's Avatar
 
Join Date: Jan 2011
Location: Pensacola, FL
Posts: 2,247
I don't know what your competition has, but I have found a number of campgrounds that have only a few sites that have enough space for longer (35 + Ft.) motor homes. I would make sure that you have sites close to 70 feet for longer class A's with toads. In Florida I consider shade to be very important because of the heat, even in the "cooler" months. 50 amp service is a must for multi A/C units.
__________________
2008 Itasca Meridian 37H & 2015 Flagstaff T12RBST
2011 & 2012 Len & Pat's "One lap of America"
27K miles & 41 states in 13 months - Woo Woo
Yellowstone Lake 6-1-2012
bluepill is online now   Reply With Quote
Old 12-01-2011, 10:26 AM   #4
Senior Member
 
SVTotem's Avatar
 
Winnebago Owners Club
Freightliner Owners Club
Join Date: Feb 2010
Location: Orlando, FL
Posts: 626
What is your business background Ramblin? You are at an advantage with low land acquisition cost, but development and permitting costs are going to be very high. The number of units may not provide adequate cash flows to cover costs. Be sure to have expert advice preparing your business plan before committing.

You have a great idea, and if done properly, you should not have trouble filling the sites in season. It is a small parcel, though, and may not be able to generate enough income. The Keys are moving away from septic to sewers. Watch the timing of the change over in that area so you avoid installing a new septic system just to be forced to sewer hookup soon there after.

Contact the county to see what the permitting process is and what restrictions there are to developing the lot. The Keys can be a strange place to do business I imagine.

It is a great dream, just keep your eyes open.

Good luck. It could be fun.
__________________
Bill Burgner, '05 Journey, 350 CAT
'05 Wrangler LJR, Blue Ox Aventa, Air Force One
www.retirement-ramblings.blogspot.com
SVTotem is offline   Reply With Quote
Old 12-01-2011, 07:32 PM   #5
Senior Member
 
GaryKD's Avatar
 
Newmar Owners Club
Join Date: Jul 2006
Location: Wellington, Florida
Posts: 12,324
Hi Ramblin,
Consider looking into developing and then selling the lots to coach owners. An upscale luxury motor coach ownership resort might be something that could generate quite a bit of initial profit (from lot sales) and a small income if you are willing to manage it for the owners.
__________________
Gary
2005 Newmar KSDP 3910 + GMC ENVOY XUV 37K lbs Moving Down The Road
The Avatar Is Many Times Around The USA
Nobody Knows Your Coach Like Somebody Who Owns One Just Like Yours
GaryKD is offline   Reply With Quote
Old 12-02-2011, 04:55 AM   #6
Member
 
Fleetwood Owners Club
Freightliner Owners Club
Join Date: Apr 2008
Location: Lake Wales, FL
Posts: 53
Have you looked into the Monroe County (Keys) no-growth ordinance? Basically, you would have to buy up 15 existing residential units in order to put in 15 new RV lots. That's why you haven't seen any new RV parks in the Keys in years. Sorry to rain on your parade, but I lived there for 10 years.
__________________
2008 Bounder 36D
2013 GMC Terrain Toad
Chezhead is offline   Reply With Quote
Old 12-02-2011, 10:15 AM   #7
Senior Member
 
Join Date: Nov 2007
Location: somewhere in the west
Posts: 1,168
If you build it, you will no longer be in retirement, far from it!

Ed
__________________
Ed-Sommers is offline   Reply With Quote
Old 12-02-2011, 10:35 AM   #8
Senior Member
 
akadeadeye's Avatar
 
Join Date: Jul 2009
Location: Boerne, Texas
Posts: 1,383
My life long career has been in real estate.

First, determine the real world value of the two acres. Second, calculate a reasonable rate of return on that value annually. Third, add the cost of the RV park to the value of the land. Fourth, calculate a reasonable rate of return on the total package (total value plus cost, times a percentage, say 10%) Fifth, do an objective cash flow model for your RV park which allows for realistic income and expenses, arriving at a Net Income figure. If this Net Income figure is less than the amounts you calculated above, then you are not developing the tract of land to its highest and best use.

Don
__________________
2009 Newmar 42 ft. Allstar 4188, Wheelchair Accessible, 400HP Cummins ISL, Allison 3000, Mastertow Dolly, '98 Riviera
akadeadeye is offline   Reply With Quote
Old 12-02-2011, 11:04 AM   #9
Senior Member
 
Ramblin's Avatar
 
National RV Owners Club
Workhorse Chassis Owner
Ford Super Duty Owner
Carolina Campers
Join Date: Aug 2011
Posts: 2,253
Wow, lots of great information! I knew I would get lots of replies to this. Thank you all for your input.

Quote:
Originally Posted by Chezhead View Post
Have you looked into the Monroe County (Keys) no-growth ordinance? Basically, you would have to buy up 15 existing residential units in order to put in 15 new RV lots. That's why you haven't seen any new RV parks in the Keys in years. Sorry to rain on your parade, but I lived there for 10 years.

Yeah. I called and asked a Real Estate agent I know down there about that. He said our property was ROGO exemption eligible because it had someone living there in an RV that we could show proof of (water bills, etc). He said that I'd have to apply for a ROGO exemption for each proposed site. And submit a $900 fee for each site with the applications. I haven't talked with the county yet. We're going down there the week of Christmas, and will meet with them then. I really like to do stuff like this face to face with someone whose hand I can shake.

You may be correct that they will put the quick kabash on this whole thing. If so, I have a nice paid-for 2 acre spot to park my RV in the keys. I suppose I'd be allowed to have my iRV2 friends down to visit in their rigs for a few months out of the year. Not a bad worst-case.
__________________
2002 National Dolphin LX 6356
Workhorse W-22 chassis
Don't believe everything you think.
Ramblin is offline   Reply With Quote
Old 12-02-2011, 11:29 AM   #10
RV Mutant #14
 
Wayne M's Avatar


 
Winnebago Owners Club
Texas Boomers Club
Freightliner Owners Club
iRV2 No Limits Club
Join Date: Aug 2008
Location: Texas
Posts: 12,202
Say "friend," when will this be completed?
__________________
Wayne MSGT USMC (Ret) & Earlene (CinCHouse)
2015 Winnebago Tour 42QD
RVM14
It is what it is, and then it is what you make of it.
Wayne M is offline   Reply With Quote
Old 12-02-2011, 11:57 AM   #11
Senior Member
 
Robi.1014's Avatar
 
Monaco Owners Club
Join Date: Oct 2009
Location: Arlington, VA
Posts: 778
Well... You could have a bunch of "friends" without actually being on Facebook!
__________________
Robi & Dale ---- Go Navy ----
2016 Winnie TOUR 42'
Tow: '08 Buick Lucerne
Robi.1014 is offline   Reply With Quote
Old 12-02-2011, 12:11 PM   #12
Senior Member
 
Join Date: Sep 2011
Posts: 982
Hey there new found long lost friend!
Make them all 45ft and towing friendly and I'll without being on Facebook --->

__________________
ottffss is offline   Reply With Quote
Old 12-02-2011, 12:11 PM   #13
Senior Member
 
336muffin's Avatar
 
Join Date: Apr 2011
Posts: 2,569
I would like to have a mosquito free air conditioned site! Good luck on your plans.
__________________
336muffin is offline   Reply With Quote
Old 12-02-2011, 12:14 PM   #14
Yaj
Senior Member
 
Yaj's Avatar
 
Pond Piggies Club
Freightliner Owners Club
Join Date: Feb 2011
Location: Hartford, WI
Posts: 157
I would like to "Friend" you too!
Got bugs? (lobsters)
__________________

__________________
1996 HR Endeavor LE, 5.9 Cummins 230hp
Hartford, WI
Yaj is offline   Reply With Quote
Reply



Currently Active Users Viewing This Thread: 1 (0 members and 1 guests)
 
Thread Tools Search this Thread
Search this Thread:

Advanced Search
Display Modes

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are Off


Similar Threads
Thread Thread Starter Forum Replies Last Post
Anyone watched coach build? nedster7 Tiffin Motorhomes Owners Forum 5 10-11-2011 07:03 AM
DVR for new build coach joelyn5 Newmar Owner's Forum 5 02-15-2011 06:22 PM
I need to build a 6v house battery bank from scratch 80rado RV Systems & Appliances 8 01-19-2011 04:30 AM
My guide on how to build a Heated City Water Connection RedneckExpress RV Systems & Appliances 2 11-18-2010 06:54 PM
Data Card- Build Sheet Ed S Monaco Owner's Forum 3 11-18-2008 09:25 PM

» Virginia Campgrounds

Reviews provided by


Copyright 2002- Social Knowledge, LLC All Rights Reserved.

All times are GMT -6. The time now is 07:04 PM.


Powered by vBulletin® Version 3.8.8 Beta 1
Copyright ©2000 - 2017, vBulletin Solutions, Inc.