Building a small RV park.

[Jim]

Yes Sir! DW would love it ! Let me know when it's ready!

Awesome! With you and @BGMAC I'm already at 20% capacity!

 

[Neal]

I'm in

 

[JRS]

Good luck with your venture! Please angle the sites so it's easier to back in or pull out.

 

[Jim]

Good luck with your venture! Please angle the sites so it's easier to back in or pull out.

Yes indeed. I believe we have done a very good job laying the sites out. We are focusing more on spacious lots and providing comforts that make an enjoyable stay, and less on the monitory benefits derived from tighter spaces and more pads per acre.

Each lot (or pad) is built around a focal point unique to that particular lot. For instance, one lot is designed with a giant Oak off to the side of the coach awning, providing a hanging swing and shade throughout the summer. And each lot has a small yard area, complete with private gazebo, for our guests to enjoy for the duration of the visit.

Trish and I are very excited to be working on this project and hope that this proof of concept will lead to our developing other RV parks built around the same theme.

 

[FLPeterson]

Profit? lol, what's this "profit" that you speak of?

I'm lucky as I already own the land, bought and paid for 10 years ago. Right now it's just something pretty that I drive through every day on the way up the mountain. Water is basically free as I have a wonderful spring up on the mountain. That water goes into a 2,000 gallon holding tank, and from there it gravity feeds down to the lower areas of the property. As backup, I drilled a 20 gallon a minute well last year. So yeah, lots of water. I own a sawmill and live on 50 acres of heavily wooded land, so a major part of the lumber is also greatly discounted.

The other things like septic, electric, trenching, pipe, wire, water line, etc., I will have to pay for, but I've got some Newmar cash put aside and I'll just have to hold off on that new motor home for a year or so. But at the end of the day, it's all paid for so turning a profit isn't a life and death issue like it would be if I were working on borrowed money.

Cell service is definitely the tough nut to crack, but I'm hoping I can work that out. The area that I'm in needs cell service desperately, and this has been demonstrated by the Covid 19 quarantine as well as recent injuries on the Appalachian Trail that went unaided due to lack of communication. A little political wrangling may bring the needed service into view.

During summer months, we plan to ask $40.00 a night with a 3-night minimum. During the winter months we will probably rent out to those looking to store their RV's until summer rolls around. But income is often derived from the money you save vs the money you bring in, and much of what I am doing will become a tax deduction where as before, it was just money spent.

I haven't worked on the advertising angle much but I really don't see that as an issue either. Our campground driveway is on the road to one of the major campgrounds in the area, a place called Standing Indian Campground. They are booked solid most of the year and thousands of RV'ers drive by my place every summer looking for a place to stay. My sign will be quite prominent as they drive by, and I'm sure I'll pick up quite a bit of business just from that alone.

Wow! Amazing set up! Price is perfect. There are places no where near what you are describing charging 40 a night. I will be anxiously awaiting the Grand Opening! You can count on me! I soooo want to see your spring!!!! And the sawmill! I have never seen either!

 

[Neemer]

I think we have the site of the first regional rvforums.com encounter.

 

[Jim]

I think we have the site of the first regional rvforums.com encounter.

That would be cool, but with only 8 sites, probably not the best choice.

 

[Jabber Jaw]

Yes indeed. I believe we have done a very good job laying the sites out. We are focusing more on spacious lots and providing comforts that make an enjoyable stay, and less on the monitory benefits derived from tighter spaces and more pads per acre.

Each lot (or pad) is built around a focal point unique to that particular lot. For instance, one lot is designed with a giant Oak off to the side of the coach awning, providing a hanging swing and shade throughout the summer. And each lot has a small yard area, complete with private gazebo, for our guests to enjoy for the duration of the visit.

Trish and I are very excited to be working on this project and hope that this proof of concept will lead to our developing other RV parks built around the same theme.

What is your potential completion date?
You are in for a lot of work!

 

[Neal]

I think we have the site of the first regional rvforums.com encounter.

"Encounter" yes, I love it!

 

[Jim]

What is your potential completion date?
You are in for a lot of work!

lol, yes it's a bit of work but not really as bad as it may seem. Anyhow, we will be open for business Spring of 2021. Just under a year from now. I don't figure it'll take that long to complete but lets face it, not a lot of people looking to go camping in the winter, right?

 

[Jim]

Got a break in the rain and decided to get pad #8 cut. Spent the day removing trees and leveling the area. Not very good pics as I used the "standby" camera that we keep in the Jeep. Also, keep in mind that this is what you might call a rough-in of the pad.

This lot will be at the end of the circular road that gets you in/out of the park. It's nestled in and amongst the trees and while it gets sun, it's still well shaded and is a very cool site. I doubt you will need to run any air conditioning while visiting this site.

Assuming you pull into the site (which is the intended approach) your awning will open toward the forest and will provide awesome views of whatever happens to be wandering in the area. We have lots of deer, turkeys and other things that will keep you entertained on your visit. Walking up the stepping stones will lead you to your private screened in 8' x 8' gazebo with ceiling fan and seating for four.

Not seeing all that? That's OK, it's in the works!

 

[Amigobaja]

Imo dont worry about internet and cell phones. We're only talking of filling 8 amazing sites. For thirty years Ive seen thousands of Rvers travelling and living in the Baja with no services of any kind and a large percentage are there to get away from that stress. Ya I have seen many medical emergencies but Baja travelers just seem to deal with being hundreds of miles from US doctors. Plus their kids have to learn to handle things themselves.

 

[Jim]

Imo dont worry about internet and cell phones. We're only talking of filling 8 amazing sites. For thirty years Ive seen thousands of Rvers travelling and living in the Baja with no services of any kind and a large percentage are there to get away from that stress. Ya I have seen many medical emergencies but Baja travelers just seem to deal with being hundreds of miles from US doctors. Plus their kids have to learn to handle things themselves.

Yeah, I don't see cell service as a "must have", but I do see it as a "like to have". The majority of people that I've talked with said they would rather have some cell service but also said that it would probably not be a deal breaker.

I feel I'm making some progress with AT&T on putting some equipment up on the tower that Pegasus installed 8 years ago. If they do install equipment, then my cell/internet problem will be solved. And that makes for a better business plan all around.

 

[Jim]

Started a Facebook Page for the Deer Springs RV Park.

https://www.facebook.com/DeerSpringsRV

 

[Jabber Jaw]

Looked at your Facebook page!
Going to be nice, and look forward to a visit when you get open!
Good luck!

 

[Jim]

Looked at your Facebook page!
Going to be nice, and look forward to a visit when you get open!
Good luck!

Thanks JJ. Environmental is coming out next week, or so they say. Been waiting now for quite a while but it looks like my number finally came up.

 

[Jim]

Today a couple of fellows came out from the Macon County Environmental Department. They dug, measured, poked around and made drawings (on their hand) until they found a place that they were happy with. And unfortunately, that place was not where I wanted, or had planned, on the septic going.

So it looks like we will have to have a pump/lift station setup, which is more expensive. But it-is-what-it-is I guess, and now we can start moving some dirt. About time. We're really ready to get this thing moving.

 

[Jim]

Just about finished with the excavator work on site #7. This will be a pull-through site with wonderful long range views of the surrounding mountains and will accommodate RV's up to 45'.

Site #7 has trees all around and a beautiful Black Walnut tree to sit under and enjoy the peacefulness that we hope Deer Springs will become known for. Watchdog not included.

Here are some preliminary shots of the site. We still have to bring in gravel for the driveway and set up an area for the picnic table, fire ring and gazebo but all that will take place after the first of the year when the water, power, and sewer lines are completed.

Deer Springs RV Park

Deer Springs RV Park. 825 likes · 429 talking about this · 7 were here. A unique park in the Smoky Mountains and limited to 8 coaches/RV's at a time. All sites have sewer, water, 30/50 amp service,...

www.facebook.com

 

[sheridany]

@Jim what a gorgeous location. Great progress. Rex or Ryker seem to be taking care of the security of the new development with the look of "You are going nowhere near that excavator".

 

[Jim]

@Jim what a gorgeous location.

Thank you, Sheridany. We are really going to do our best to provide a unique experience that will make us a remembered place to visit. It's not for everyone, we know that. But for those looking for a peaceful place to relax, we think we'll really be on top of it.