Question Luxury RV Retreat

[Tranquility Retreat]

Hi everyone,
I am a real estate developer in Atlanta. I have started exploring the idea of building a luxury RV Retreat in North Georgia. The site is huge, has beautiful creeks and streams, and a hardwood canopy. Our plan is to start with 50 spots, each will have full hook ups, plus a safari tent with a small kitchenette, seating area, lighting, fans, a porch, and a fire place. Each site will be 30-50 feet from one another. There will be a club house with his and hers locker rooms, which will have a steam room and sauna, 6-7 showers, and laundry facilities. There will be a resort style pool with multiple eating areas and a common room with TVs, games, and areas to lounge. There will be food service at the club house, which will consist of continental breakfasts, take away lunch items, and a dinner buffet. There will be miles of walking trails and an open field for yoga and other activities. The price per night will be around $150-$200.
The location is very secluded and about 1 hour from any interstate, but the access roads are acceptable. There is internet.
I’d love to hear your opinion on a place like this. Does anything jump out as crazy or a bad idea? The distance from some of the sites to the club house is pretty far, about 200 yards. The topography is not completely level but they are manageable in my opinion. Any input would be greatly appreciated.
Thank you

 

[ManlyMan]

It's outta my price range so I guess I'm not into luxury.

 

[MapNerd]

Price a high for me as well, even though it sounds wonderful

 

[Ben]

We just took our first trip in our 2003 Kountry Star last week. We spent a few nights at South Myrtle Beach then to Hilton Head Motorcoach Resort. We had friends staying at Hilton Head. Cost us 125 a night and it was very nice but honestly we enjoyed the more friendly, relaxed feeling at Ocean Lakes at Myrtle. Not only was it a little too high for us but little too upscale for us. It was probably 95% full so it is great for many people. Good luck whatever you decide.

 

[DONMC]

Before you build, you should visit Anchor Down RV Resort in Dandridge, Tn. It's by far the nicest campground I've ever encountered and not as costly as what you propose.

I haven't seen campers doing yoga, but I'm sure there are some.

There is no way I would pay that much to "camp".

 

[Ben]

I agree, had my 5th wheel at Anchor Downs for a month couple years ago while I was working in Knoxville. To me it was nicer than the resort at Hilton Head except for the way the sites were landscaped at Hilton Head giving you a good deal of privicy.

 

[Kevin D Pem]

Maybe you should look at what Jim is going to offer, and his pricing model. When he opens he may have to seek cover as his customers shoot it out to get in.

With that said there are not enough RV parks in general. Luxury is not as important to a lot of those looking for a place, as a reasonable price. If it's about the money, I think you may starve.

 

[UP WANDERER]

Yeah that’s too pricey for us, if it was oceanfront......

 

[TJ&LadyDi]

We own a built-out lot in a “luxury” RV Resort in Montana and while it does not have a few of the things you propose (”food service at the clubhouse” and on -premise hiking trails, for instance) the nightly rates are lower than what you propose as well. From my perspective, the value in a ”luxury RV resort” is in the site amenities and spacing from other sites. People who will pay for a luxury site value the ability to be secluded when they want and to gather together on their site when they want. That means natural screening between sites, easy access and hookup, nice territorial views, built-out patio with high-end grilling capability, refrigerator, comfortable outdoor furniture, gas fire pit, etc.

Our lot has all of that plus easy access to nearby dining establishments, stores, scenic attractions, etc. When we have rented it out (which we are no longer doing), rates were in the $120-$185 range, depending on the season. Now, this is in Montana (high-end, very scenic Montana). I don’t know what similar facilities might rent for in North Georgia.

I do strongly encourage you to do an extensive market survey in your area before proceeding with your proposed plan. I have some doubts that the business model, as proposed, will generate the kind of income you would need to support it and turn a reasonable profit. As previously suggested, take a look at what Jim is doing in North Carolina for some comparisons. Building a small RV park.

Good luck with whatever you decide.

TJ

 

[turbopilot]

Any input would be greatly appreciated.

There is a market but the question is ROI for the plan. There was a good discussion of this concept over on the "other" forum a few years ago. As I recall, depending on location a luxury RV resort would come in around $100k+ per site to build. If the location is in a seasonal destination it may not work, unless you sell the lots.

There were two large RV parks under consideration in Alpine, WY just South of Jackson. One was mid range the other was high end. The high end development stopped and the mid range park is under construction. Short season just does not allow a high end park to be profitable. Good luck.

 

[Taman1]

I managed a major chain campground for a few years. I found what campers really want is adequate electricity, space to breath between sites, swimming amenities and activities. The more amenities we added and the higher the price went, the more needy one time visitors we got. When I first started, we were a quiet family oriented, friendly group with many repeat visitors. Activities had entertainment for all ages. As we started catering to the needed crowd, we noticed more problems with abused facilities and less respect for property.Just my observations.

 

[Kevin D Pem]

I managed a major chain campground for a few years. I found what campers really want is adequate electricity, space to breath between sites, swimming amenities and activities. The more amenities we added and the higher the price went, the more needy one time visitors we got. When I first started, we were a quiet family oriented, friendly group with many repeat visitors. Activities had entertainment for all ages. As we started catering to the needed crowd, we noticed more problems with abused facilities and less respect for property.Just my observations.

I am sure some here understand needed, needy. But you went way over my head. What do you mean by needy and needed?

 

[Tranquility Retreat]

Wow, this is great feedback and exactly what I was looking for. I’ll keep you posted on our progress and wish everyone happy travels.

 

[Taman1]

People that lack basic common sense and need you to hold their hand every step of the way. We had a week's rain once and a couple of needy campers in higher end sites wanted me to send someone over to squeegee the grass around their fire rings so that it could dry quicker. And there were glampers whose bored teens flushed sweat socks and clogged the plumbing.. The ones that hook up to septic and leave their valves open without enough liquid and clog their own plumbing with toilet paper and wanted us to fix their camper. The list goes on. Seasoned campers and families are much more considerate, return if you are fair priced,and tell their friends. The needier the camper the more they trash you in the reviews as well. Eventually you price yourselves out of the market to maintain elite status.

 

[Kevin D Pem]

OK, we are on the same page. clientele is very important to look at in any business model. When I looked at your post I thought needed=more revenue. Needy as you described.

 

[Tranquility Retreat]

Maybe you should look at what Jim is going to offer, and his pricing model. When he opens he may have to seek cover as his customers shoot it out to get in.

With that said there are not enough RV parks in general. Luxury is not as important to a lot of those looking for a place, as a reasonable price. If it's about the money, I think you may starve.

Kevin, who is the “Jim” you are referring to above? Thanks, DY

 

[TJ&LadyDi]

Kevin, who is the “Jim” you are referring to above? Thanks, DY

Check the link in my earlier post.

TJ

 

[AbdRahim]

Indeed. Way above my pay grade. I look for all the discounts I can get. As for amenities? Level gravel or concrete site, ultra clean bathrooms, good wi-fi and cellular (in the area), preferably cable, propane available, fire pit, and a nicely stocked camp store. Anything above that is optional. I camp too many nights for luxury.

 

[ARD]

I don't mind spending $150/night IF I'm overlooking the ocean with beach access or some incredible mountain/lake view, but not to drive to the middle of nowhere. You lost me when stating that it was an hour of access roads to get to the "Resort." That speaks to me of rough, dirt and muddy roads and maybe low hanging trees to boot. Additionally, I don't want to be so far away that I can't get supplies or a good meal out. The continental breakfast and dinner buffets do not speak to me of luxury, but of small motel/hotel offerings.

Having said that I do enjoy serenity and walking paths, but I like to be active....Yup I'm going there.... pickleball. Who builds a luxury resort without pickleball courts. ? Of course that may interfere with the retreat atmosphere. It seems to me if you want to go the Retreat Route then go full steam, with trainers, massage therapists, yoga and tai chi instructors, meditation room, restaurants with clean, organic food. I might pay and drive to such a Retreat and stay for a week or two to reboot my system, but I don't think that would be a very profitable undertaking. Additionally, I haven't met any RVers in the 4 years I've been on the road that would go for such a thing.?

Please keep us up to date with your plans. Best wishes and good luck as you continue your research.

Renee

 

[Jabber Jaw]

I would/could spend $150+ per night, but not in such a remote location, as that of which you speak! I agree with "ARD", for that money, it should be incredible views, access, etc. !
One would think you would receive a greater "ROI", by providing amenities, and atmosphere, trails etc.
There is a need for new "RV" parks around the country, & seems like especially East of the Mississippi.
Good Luck, & keep us posted!