RV Park for Full Timers

[Jim]

I'm thinking about building an RV Park strictly for full timers. At first glance, I think I would want a minimum of a 6-months lease for each site. Sites would be similar to what we currently have at Deer Springs RV Park. Each site with full hookups, deck/gazebo. Some with refrigerators/ice makers/etc. All back in sites that accommodate any length RV. Lots of room between sites. Internet, water, sewer included. Guest pays their own electricity.

Is there a demand for this? And if so, what is the expected monthly rate?

TIA

Jim

 

[Kevin D Pem]

Of course there is demand!

Rent depends on location.
Location should be close enough to possible work, that commuters can travel to work.
Month to month with discount for lump upfront payment of rent. This could be 6mo or 12mo discounts.
Personally all tenants would be month to month for a trial period, to weed out undesirables.
My preference for long term would only have gazebo, and storage shed, Maybe in an integral unit.

In some counties I az a common area (park), is required. This can offer BBQ facilities and benches.

I know if you go there it will be a desired addition to the community!!!

 

[Jim]

Of course there is demand!

Rent depends on location.
Location should be close enough to possible work, that commuters can travel to work.
Month to month with discount for lump upfront payment of rent. This could be 6mo or 12mo discounts.
Personally all tenants would be month to month for a trial period, to weed out undesirables.
My preference for long term would only have gazebo, and storage shed, Maybe in an integral unit.

In some counties I az a common area (park), is required. This can offer BBQ facilities and benches.

I know if you go there it will be a desired addition to the community!!!

Storage shed is normal?

 

[John&Andrea]

I believe there is a demand, sounds like a good idea.

 

[J&JD]

@Jim ,
Obviously you have spent a great deal of time speaking with full timers visiting your facility which, I’m assuming, is why you posed the question.
The few full timers that I have spoken to all seem to be the nomadic type that move quite often and not necessarily just for the seasons. Are there really that many full timers that like to spend 6 months in a spot other than snow birders?

 

[Kevin D Pem]

Obviously you have spent a great deal of time speaking with full timers visiting your facility which, I’m assuming, is why you posed the question.
The few full timers that I have spoken to all seem to be the nomadic type that move quite often and not necessarily just for the seasons. Are there really that many full timers that like to spend 6 months in a spot other than snow birders?

The appeal of the RV lifestyle is the ability to move on!

That said. Many of those that shed the roots to be rolling stones, at one time or another want to drop the proverbial anchor. This may vary in time, but, it happens to most.
What is clear is that those that are not looking for the exit, still want the ability to leave an undesirable environment.
As an example, I would never consider a lease, you never know what will move in next door. Although I might be tempted to pay months in advance. In the depths of my soul, I would be reminded of bad actors that destroyed my joy while being trapped due to ownership, or lease, into that bad situation.

I imagine Jim would target a different group than what I am a part!! If he didn't, financially it would likely not serve him well, so his survey should exclude my kind( honestly I mean that). I am going to live forever, so I am not going to consider nessisity.

 

[Joe Hogan]

My $0.02, There maybe some tax implications with extended stay in NC.
Jim do you currently pay Occupancy Tax. If not, would long term folks require that?
Also, for extended stay out of state vehicles , NC has been attempting to charging out of state RVs Personal Property Tax. Typically these Tax folks, based on my experience as a Tax Accountant early in my career, can be very aggressive. Don't think that has changed much, as a landlord here in FL the Sales Tax group is very aggressive.

https://www.ncrla.org/wp-content/uploads/2018/08/NC-Occupancy-Tax-Profile.-July-2018.-Version-5.0-Final.pdf

Types of Property to be Taxed | NCDOR

The three main elements of the property tax system in North Carolina are real property, personal property, and motor vehicles. Real property consists of land

www.ncdor.gov

Personal Property

Individual personal property includes boats, boat motors, jet skis, mobile homes, aircraft, and vehicles with permanent multi-year tags issued by the NCDMV.

www.brunswickcountync.gov

 

[LMHS]

I have been in my current park since 2019. The previous park was 2010-2015 and then 2016-2019 when we got booted because my 1986 bus conversion suddenly became "too old" and they implemented 6 pages of rules, one of which was a 10yr rule (it was an excuse as some of us were booted and others were not. I was complaining about the breakers plus I had recently quit my job cleaning the bathrooms. But they did keep the registered sex offender).

We tend to live in parks. I have also lived in a mobile home park. In the current park (NM), I pay $350 (up from $300) plus my electric is metered (0.11/KWH). We are not on a lease. We are monthlies. We are not subject to the room taxes because we are MONTHLY. This allows the park management/owners to kick anyone out without a big fuss (usually). This park is drug-free. And people have been kicked out because they were doing/selling drugs. It also allows us to leave any time without having to worry about "breaking a lease". This is still part of the Permian Basin and there are a lot of transient workers in the oil fields. There is a big demand. The rental houses/apartments here are either dumps with leaking roofs (why fix the roof when it mostly doesn't rain), over priced or both.

I consider my bus (and the truck camper) to be a rolling apartment/hotel room. I am not your typical "RVer". Of the 23 occupied sites, I think there are 2 "retiree" sites in our current little park. The other 21 sites are working jobs.

Franklin is a tourist destination and I imagine a lot of your current customers are tourists. Most long term parks have the "locals" in it. Since the tourists in Macon County really don't like the locals, you may want to separate the two.

Also, as a general rule, the "overnighters" loathe the "permanents". Especially if the "permanents" hold down jobs.

Don't forget to check with the County. They may decide that you would be a mobile home park. You need to make sure of the differences.

 

[NWIP]

Demand will be based on location, but yes there is a demand. I think interest would come from 2 types of of full timers, both not wanting to fight the weather (snow and cold).
Type 1: those that want very economical cost 4-6 months
Type 2: those that consider location/amenities a priority but cost is also considered

We FT for 3 years not wanting to sit for too long but did try to follow warmer climates. We researched cost of ownership in many location for educational purposes only. We ended up purchasing RV lot based on location, weather and cost in that order.

I know people including family that lease, most are 12 month terms with rates varying $600-1200 monthly. Higher the monthly rate the less travel seems to take place.

 

[Jim]

@Jim ,
Obviously you have spent a great deal of time speaking with full timers visiting your facility which, I’m assuming, is why you posed the question.
The few full timers that I have spoken to all seem to be the nomadic type that move quite often and not necessarily just for the seasons. Are there really that many full timers that like to spend 6 months in a spot other than snow birders?

LOL, no, not really. We get very few full timers that I know of. But lately I've been getting a rash of calls from people who are asking what our monthly rate is, and how long they would be allowed to stay. Several of them expressed interest in 6 months and longer.

So on a whim, I asked Trish what she thought. The glare was terrible. I had no idea my lovely wife was capable of such a menacing look. But as the day went on, she calmed down. With any luck, I will have some wine in her shortly. I'm just looking for ideas so that when she mentions the idea this evening, I will have my ducks lined up.

 

[Neemer]

Trish probably isn’t looking for more grass to mow.

 

[Rich W.]

I think a six month minimum may be too long. Maybe 3-4 months extendable on a month to month basis would be good to keep your options open. You are binding yourself as well as the customer in a lease situation, limiting your ability to make changes if desired.

Also I don’t recall the specifics but I’ve spoken to several Canadians who have said they are required to go back and touch Canadian soil every five or six months (don’t recall the exact duration ) to maintain their Canadian health care and/or for travel visa reasons. So you might want research that to use for your lease duration.

Maybe some of our friends from north of the border can address/confirm this.

 

[Jim]

So here we are, 9:00 at night, and the unsightly glair remains. Guess the full time idea isn't gong to gain traction. :-(

 

[J&JD]

So here we are, 9:00 at night, and the unsightly glair remains. Guess the full time idea isn't gong to gain traction. :-(

More wine?

 

[Rollin Ollen]

@Jim ,
Obviously you have spent a great deal of time speaking with full timers visiting your facility which, I’m assuming, is why you posed the question.
The few full timers that I have spoken to all seem to be the nomadic type that move quite often and not necessarily just for the seasons. Are there really that many full timers that like to spend 6 months in a spot other than snow birders?

I think there are a number of reasons why folks full time. But I'm guessing that there are two main groups. Those that are employed and find living in a RV an economical way to survive and then there are those that fit in our situation. We want to see as much of the world as possible. I know get antsy after two weeks in one spot. If I am in one location for month it is because where I want to travel can't be accessed (We were once stuck in Merritt BC trapped by forest fires and all roads around us were closed) or we have found a location that will hold our attention for a longer period (such as warm area with a beautiful sandy empty beach).

Full timing in one location is not for me.

Darrell

 

[Neal]

I think the title of the thread is incorrect. It has nothing to do with fulltimers although your tenants meet that, what you're offering is extended stay sites. I was curious if this was one of three: 1) Something only for fulltimers, 2) extended stay, 3) owned sites.

Keep in mind some people avoid campgrounds with extended stay tenants as they are typically run down campers turned into permanent style facilities, etc. with shady tenants that are probably avoiding bounty hunters

 

[Kevin D Pem]

I think the title of the thread is incorrect. It has nothing to do with fulltimers although your tenants meet that, what you're offering is extended stay sites. I was curious if this was one of three: 1) Something only for fulltimers, 2) extended stay, 3) owned sites.

Keep in mind some people avoid campgrounds with extended stay tenants as they are typically run down campers turned into permanent style facilities, etc. with shady tenants that are probably avoiding bounty hunters

WOW! I MEAN WOW!! LET ME TURN THAT INTO A CHANT, WOW!!! This is the guy that has censored me on many occasions!!! And will likely censor this post!!!

Let me remind all, that the poor give the widows might!!! Many will soon find the most wealth of people will have their neck tie parties!!! Many are so dark, they have gone unnoticed, but their time is here!!!

I am so offended by the forum's owner is is my last post here. Had he said "many people feel that ", he would not have made his statement personal, but rather he made it his personal feelings!

For the person that wants to get a club going, with charities!!! You may want to look elsewhere!!!!!!!!!!

Neal take me off the membership rolls, I can no longer be associated with this forum!!!

 

[DennisT]

I think the title of the thread is incorrect. It has nothing to do with fulltimers although your tenants meet that, what you're offering is extended stay sites. I was curious if this was one of three: 1) Something only for fulltimers, 2) extended stay, 3) owned sites.

Keep in mind some people avoid campgrounds with extended stay tenants as they are typically run down campers turned into permanent style facilities, etc. with shady tenants that are probably avoiding bounty hunters

Depends on the campground.

Where we are now has a bunch of seasonal. All nice folks and nice rigs.

We checked out a KOA in the area and the nicer sites part of the park had a whole bunch of junk parked there. A lot of them looked like they could not survive being pulled down the road very far as they would have fallen apart. We would not go there.

Overall, I think there are a few types of full timers - those that continually travel and those that travel between times at a “home base”. We are the second type now. Will spend summers traveling and winters at our annual site in FL.

There are full timers where we are now that are still working. Staying for the summer and working from the coach. One couple that was here for a while had a few kids as well.

That all said I think a rate structure for those that want to stay for extended periods, monthly etc. would be nice. Other than that, strictly from my perspective, a nice campground should fit the bill for short term or longer term stays.

Where we are now we have to do site mowing and trimming ourselves. Worth it for the monthly rate and they supply the mowers and trimmers.

 

[Robin Rogerson]

I think the title of the thread is incorrect. It has nothing to do with fulltimers although your tenants meet that, what you're offering is extended stay sites. I was curious if this was one of three: 1) Something only for fulltimers, 2) extended stay, 3) owned sites.

Keep in mind some people avoid campgrounds with extended stay tenants as they are typically run down campers turned into permanent style facilities, etc. with shady tenants that are probably avoiding bounty hunters

Couldn’t have said it better !

 

[Jim]

WOW! I MEAN WOW!! LET ME TURN THAT INTO A CHANT, WOW!!! This is the guy that has censored me on many occasions!!! And will likely censor this post!!!

Let me remind all, that the poor give the widows might!!! Many will soon find the most wealth of people will have their neck tie parties!!! Many are so dark, they have gone unnoticed, but their time is here!!!

I am so offended by the forum's owner is is my last post here. Had he said "many people feel that ", he would not have made his statement personal, but rather he made it his personal feelings!

For the person that wants to get a club going, with charities!!! You may want to look elsewhere!!!!!!!!!!

Neal take me off the membership rolls, I can no longer be associated with this forum!!!

I've read his post 5 times and I'm still trying to figure out what you are talking about? Or is this a joke that I'm to dense to understand?