When first buy an RV park, you assume that everyone will check in for a night or two, and then be on their way. However, you soon find out that customers’ needs are anything but that simple. Many RV owners intend to stay in one spot for an extended period The reasons include:
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Temporary relocation due to working on a project (building a Walmart, etc.)
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Staying near a hospital during a surgery and recovery
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Permanent tenancy in a RV (primary residence)
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Temporary relocation due to winter weather (“snowbirds” that go south in the winter)
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Folks who are traveling in their RV but like to stay in one spot during the whole vacation.
Although daily rates of $20 or more look attractive to you in these instances, they don’t look that great to the customer. Especially is you are in a market where a monthly lot rent in a mobile home park goes for $150. As a result, it’s important to have a special rate package just for this unusual but common subset of customers.
If you have mobile homes in your park that are permanent and paying you lot rent, then the fair thing to do is to offer this same rent to the RVs, provided that they will agree to stay for at least a month and set up and pay their own utilities – just like a mobile home customer.
If you do not have any mobile homes in your park, then you are going to have to do some research to find out a fair rent. Call all of the mobile home and RV parks in your market to see what they charge “by the month”. You will have to remain, to stay competitive, in this price range. However, if you have some real additional benefit, such as lake frontage, you can probably go higher according to how desirable your park is. Be sure and ask what utilities are included in the monthly rent – you need to compare apples to apples.
When suggesting that the RV customer move into a “by the month” lot, be sure to use the price as the big driver in your sale. If daily is $20, and monthly is $200, then the RV customer will save $400 per month (minus electricity) by changing over to a monthly situation. This is compelling to almost everyone!
Of course, it is important to leave your most desirable “overnight” lots available, if possible. These lots are what attract new customers. Tell the monthly RV customer that those lots are reserved for true overnighters. Don’t tie up these choice lots on a monthly basis – you will actually lose customers as a result.
What are the benefits of “monthly” RV customers over “daily” to you as park owner?
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Stability of cash flow. $20 a day is O.K., if it happens every day. If it only happens for one day every month, then $150 or so looks even better.
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Reduced damage. The number one cause of problems in an RV park is what happens when RVs move in or out. That’s when utilities get run over and ruptured, and ruts put in the ground.
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Barrier to moving, after a while. If you’ve done a good job, you will just be too “easy” to consider moving to another RV park, even at a lower price. Sometimes on monthly RV, the city will require the tenant to “hardwire” the power service to the home, making it more like a permanent structure than an RV. Plus many RVs skirt their RV over time to improve pipe freezing problems, etc.
There is no better feeling than knowing that you have enough RV park revenues in just the “by the month” customers to pay your bills and note payment. The daily RV side of the business can be the gravy.
So be sure to convert your customer to the appropriate monthly opportunity – before someone else does!
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Help answer the question about Rv Parks
Can someone explain why some RV parks are 55+? What do they have against young folks who aren't children?Okay, I don't have kids or want them around either. I want the peace and quiet a childfree environment affortds and can afford it. Why don't they just say "No one under 18"?
Or have a policy like this "Anyone making excessive noise or drinking too much beer will be asked to leave."? I'm 28, hate children and want to be without them. I'm quiet and would rather hang out with retired people. Anyone with an intelligent response?!
About Author
Frank has been involved in all facets of the RV Park business as an owner/operator of parks in four different states. His experience includes purchasing and operating over 25 mobile home and RV Parks as an investor, performing “due diligence” on hundreds of other mobile home and RV parks, speaking at mobile home park investing seminars and real estate clubs and telling it like it is! To see more articles written by Frank Rolfe visit RVParkStore.com
wow O_o this is great!
I have to agree with everyone. This looks just like a photo! You never cease to amaze me! This has to be your best work yet! Definitly lookin’ forward to more masterpieces from you, Will. : D
wow it looks as if it was taken by a camera, awesome work man
The best answer to all of your questions is this: It ALL depends on where you are going and on YOUR SPECIFIC teardrop.
As for what your teardrop is capable of doing? I would do forum searches based on the make, model and year. Yahoo has an awesome one: RV Basics. I would start there.
As for park costs? When traveling in an RV (teardrop, 5th wheel, Class A or B) whether or not a site has electrical, water, and sewer hook-ups is usually directly proportional to how established the park is. Some places offer everything you might need, right down to a gym, locker rooms with showers, and a laundry facility on the premises. Some offer nothing and you are self-reliant for water and electricity based on a clean water tank and generator.
Cost is completely dependent on the site…some charge monthly electrical and water fees and each site has its own meters, some charge a flat rate that is included in your daily/weekly/monthly charge. Again, the more established the park the greater the chances these charges and quality of amenities go up. Bottom line: Each park has its own set of rules and fees. I suggest checking this site for resources too: http://www.exceldistributors.com/resources.html
It really depends on the park.
Usually there are only on-lot hookup for waste when they are permanent trailers. i.e. park models…
Most parks have a dump station, where you either drive your RV to dump, or haul the 'honey bucket' to dump it.
Make life easier… only use the RV's toilet for having a squirt (unless it's an 'emergency')… and do other 'business' at the park's public washrooms. Saves you trips to the dump site and helps with the smell and clean up.
i missed your stuff man
Well I found this link for you. I have never been to this RV park, but it is near Wild Adventures. I don't think it'll be busy in October. All the kids are back in school now and Wild Adventures is usually a summer trip. Anyways, check out this link. I hope it helps!
Rancho Jurupa is probably your best bet. Since they only allow two weeks at a time, you can simply roll out, and roll in, for a new rental period. If you are nice to the manager, they probably won't make you go to that extreme, and you can simply renew every two weeks.
Good luck!
LOL! I have to keep watching this! so Beautiful! Musics Perfect!
Well, I live in Long Beach and the RV park called Golden Shore is 700 to 1300 a month. My parents lived in a mobile home park for many years, though not in an RV. It was called Del Amo Mobile Home Park and there were people who had RVs who lived there. Here is a link to addresses and phone numbers for several mobile home parks in Long Beach. Some may not take RVs, and of course the prices will vary. Del Amo wasn't fancy but it wasn't pricey either. My parents lived there until they died a few years ago.
it feels like my brain doesn’t want to believe that is a painting and more of a picture. haha
Check around the Homestead area. There is a nice one down there
When I first saw this I was like “that’s a photo.” SO INCREDIBLE.
Hey will,, man could i get the mp3 for this tune??? please is absolutely amazing.
omg so you played this on ur keyboard x)
cool man and lots of respects to ALL of youre paintings
Loners On Wheels (LOW) — support and companionship for RVing singles.
ITs possible that a few do, becasue I have heard this before. I've been RV'ing since 2000 and haven't run into any park that did. I really don't think that you'll have a problem. Buy the Trailer Life Directory so that you can call ahead of time and find out. http://www.trailerlife.com/
I don't know, but don't forget to have your mullet in full-force when you get there.