"Class A" RV Parks

[BigDogSolo]

Your points are all well taken, however it is NOT an industry secret that there are NOT enough RV parks/spaces of any kind to keep up with the demand of the number of RV unit growth that has been experienced since 2010.

It makes getting reservations more important especially in

1. High traffic areas
2. Destination locations
3. In parts of the country that don't have full RV seasons (North and Mid west) where most parks were built in the 40s and have not been updated due to short seasons and not as much revenue and cannot accommodate the longer units, both 5th wheels and Class A's

[jd956jd956]

Here are a few that we found to be very Class A comfortable and believe would be worthy of adding to the GREAT map created by TurboPilot:

Buckhorn Lake RV Resort, Kerrville, TX (on I-10 west of San Antonio and close enough to also explore Fredericksburg, Tx)
https://buckhorn-lake-resort.business.site

Durango RV Resort, Red Bluff, CA
Durango RV Resort | RV Park in the Redding / Red Bluff area

Jackson Rancheria RV Casino Resort, Jackson, CA
https://www.jacksoncasino.com/rv-park

Deschutes County Fair Grounds & Expo, Redmond, OR
https://expo.deschutes.org/rv

[mbrooking]

One park that we have always enjoyed and is on the Newmar list is Rayford Crossing in Spring, Texas.

[Jtrving]

Originally Posted by MRUSA14

I agree with everything you said about Wolf Creek and its wonderful owners. However, with the high cost of land development, I think you would be very challenged to duplicate that without going bigger than Wolf Creek's 27 sites. If you can replicate what Wolf Creek has done in your spare time, please do and I will gladly be your customer. As for your day job, Wolf Creek IS the day job for its owners. That is a big part of what makes it so special. To think you could duplicate what Wolf Creek has while retaining your day job is a delusion.

If a project like Wolf Creek were easy, you would see them in every town. Instead, Wolf Creek stands alone. Having RV'ed in 48 states, I can't think of another small luxury park like it anywhere. Although there could possibly be a another one or two like it somewhere else, there certainly aren't many.

I think the cost of development is too high to make it work on a small scale, unless you got the land very cheap which is impossible to do in desirable places. And if you devote several years of your life and $1mm, $2mm or more to building such a facility, you are entitled to a decent return on that investment. Not saying you need to get rich. Just try not to get poor, and get a reasonable return for your time, money and risk. The history of real estate projects is littered with the bankruptcies of those who underestimated the time, effort, and money required to complete a project and make it financially viable. I speak from experience, having invested in both successful and unsuccessful real estate projects.

Again, having spoken with the owners at length, there is a very interesting history of Wolf Creek which I am not going to go into, but I will tell you you are off somewhat on your numbers. One of the most expensive things on that property is the custom home which serves as the clubhouse now, and something like that would not be necessary (on that scale) if you were to build from scratch. As far as it being in a "desirable place", I'll bet 90% of the people on this forum have never even heard of Pagosa Springs. I too have invested in real estate (both good and bad), and have done the research to see what the costs would be to open a place like this, and I am quite certain it could be done without going bankrupt . I see this opportunity as a "build it and they will come" philosophy. I will say that building here in Virginia would allow for at least a nine month active season though, if not more. I used to be a partner in a homebuilding company and I can say if I got the right piece of land, I could have something like this up and running in 15-18 months, tops.

In any event, I apologize to the OP for going off topic, but I would bet you will see more smaller, newer, higher-end PARKS (note I did not say for only higher-end coaches) opening in the next few years because the demand for it is absolutely there, and some individual(s) and/or investor(s) will most certainly capitalize on it.

[turbopilot]

Originally Posted by Jtrving

In any event, I apologize to the OP for going off topic, but I would bet you will see more smaller, newer, higher-end PARKS (note I did not say for only higher-end coaches) opening in the next few years because the demand for it is absolutely there, and some individual(s) and/or investor(s) will most certainly capitalize on it.

I agree with your analysis. For "Class A" coaches there are two problems/opportunities: premium destination resorts/parks and premium enroute parks. A premium enroute park would be used by Class A coaches traveling to a new destination over long distances.

My vision of a premium enroute park would be a no frills secure park with basic utilities (50 amp, water, sewer, cable) that is fully automated and unattended. The parks would be located along but displaced from major interstate highways outside of major cities. The parks would be gated with online registration and payment. Book your site on line, get a gate code and site code unique to the site you booked which would activate utilities.

By cutting out the normal RV park frills (not really required by most Class A coaches enroute) and making the parks fully automated, the cost associated with day to day operation would be very low. Securing the parks with video monitors and gate access would be a major draw for Class A users. These parks would also be a draw to Class A users who want to securely park their Class A coach while touring the local area in their Toad.

To the best of my knowledge nothing like this exists in the country. Be neat to but together a few investors and build one. Would also present a nice franchising opportunity if it caught on.

[followingsea]

Originally Posted by BigDogSolo

it is NOT an industry secret that there are NOT enough RV parks/spaces of any kind to keep up with the demand of the number of RV unit growth that has been experienced since 2010.
[/LIST]

Not a secret because it is not true.

Maybe is the nose stuck way up in the air thing.

The US is a huge country. There is an infinite amount of space to build houses, apartments, place a mobile homes, pitch a tent, sleep under an overpass, or park an RV.

My last job before retiring was in China. There was one and only one choice, apartments. Even rural areas. Zero RVs. That is what the communist party wants.

It is like when I was hot bunking in the navy and you heard air force guys and prisoners talking about there terrible living accommodations.

So the price range of luxury a Class A 32'+ is $10k to whatever you will pay for. The important concept of an RV is that when you travel you know how clean your sheets are. You have your family pictures not motel art.

It is about freedom. Yes you have the freedom to spend $200k on a Class A. You also have the freedom to stay in $75+ resorts where you will only see other $200k Class A.

What rubs me wrong is to hear someone complaining about not being to plan a trips without the indignity of seeing all those other lower class people.

Well duh! Welcome to America. In China, the guy who calibrates the gauges at the power plant is lucky to have a motor bike. They guy doing the same job has a nice house, a sail boat, and a Class A.

[LabRat]

Who pissed in your cherrios today? It’s clear this thread holds no value to you, so why do you feel the need to comment.

[KenZ71]

I like turbopilot's tech idea for gate codes given after reservations.

Even better, link it to a device like my EZ-Pass for tolls.

[RKins]

I also think turbos idea sounds like a great idea - there are some common things that happen in CG/resorts, especially in unattended places, like late arrival - 1) you pull in and find someone in your spot or 2) the power doesn't come on (or the plug is bad) and no one is there to help you. Sure, if it's a single night stay, you can survive on genny for power or maybe find another spot for that works.
I'm sure a lot of Plan Bs must be factored/planned in.
(I am waaaay past the 10 year rule, so I couldn't get in anyway) ;-)

[ghaynes754]

I've seen costs a few times in the last couple of months on various RV news sites. For a 'luxury' resort the cost of land and improvements were in the $75K to $100K range per site. Park I stay at just did a power upgrade. Came to about $10K per site to get them up to full 50amp hookups. When you see the locations of some of the premium parks the locations are usually in somewhat premium places. Building a park is a significant investment. Not for faint of heart especially when the downturn comes around like it did 10 years ago.

[amwilson]

Las Vegas Motorcoach Resort
LVMR: best in class

[turbopilot]

Originally Posted by amwilson

Las Vegas Motorcoach Resort
LVMR: best in class

All ready on the map.

https://www.google.com/maps/d/edit?m...3784999996&z=5

[Charlievette]

Mountain Valley RV Park, Heber City Utah. 10-10-10 on the Good Sam scale.
Went for two weeks and we’re staying for 3months. One of the dog runs is a fenced in acre. Pickle ball courts, 5 great golf courses within 10 miles, 3 large lake/ reservoirs...Strawberry Res is at 7800 ft so if u like to cool off this is the place, 28 miles south of Heber. The park accepts class A’ B’C’s, trailers and 5th wheels. After two months haven’t met a jerk yet. Biking...everyday I try to get in 18+ miles in gorgeous valley with 10-11k peaks to the West.
PS...I have no financial interest in the park and I booked for 3 months next summer. The place books up at light speed.

[turbopilot]

Originally Posted by charlievette

Mountain Valley RV Park, Heber City Utah. 10-10-10 on the Good Sam scale.
Went for two weeks and we’re staying for 3months. One of the dog runs is a fenced in acre. Pickle ball courts, 5 great golf courses within 10 miles, 3 large lake/ reservoirs...Strawberry Res is at 7800 ft so if u like to cool off this is the place, 28 miles south of Heber. The park accepts class A’ B’C’s, trailers and 5th wheels. After two months haven’t met a jerk yet. Biking...everyday I try to get in 18+ miles in gorgeous valley with 10-11k peaks to the West.
PS...I have no financial interest in the park and I booked for 3 months next summer. The place books up at light speed.

Added. Drove right by with the NA last Thursday but missed seeing it.