Lakefront Campground

Profit:
$235,481     Gross Income from Tax Return
- 122,005     Expenses
$113,481     NOI (Net Operating Income)

Location:  Intersection of 2 major interstates that generate high volumes of guests which equals high nightly income. 
For example: Thursday, May 4, they had 41 overnight campers.

Turnkey:  Have put $120,000 in upgrades over the last 5 years and added the custom built cottages and cabins.

Growth:  Despite the recession and economic slowdown, this park continues to grow.
 

Lifestyle: 
   a.  This city and area have not suffered from the recession and economic slowdown like so many other areas have.
   b.  Located in the city limit - city water and sewer.
   c.  1 mile from major shopping and restaurants.
   d.  3 bedroom, 2 bath home with 2-bay garage.
   e.  Large separate maintenance building.
   f.  Very attractive property with trees and lake views.

Park #300	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	18	124	$2,533	$314,151	$1,185,000	$290,000
In the ♥ of Pennsylvania Dutch country with old fashioned farms, horse and buggies, and home baked Amish goods, yet on one of the busiest highways into this tourist town rich in history, antiques and things to do.  City sewer should allow lots of opportunity to expand and grow business.  The owner is absentee.  This presents a great opportunity for growth as even the most well-intentioned manager doesn't run a business like the owner.  Out of the 124 sites, 49 are pull through that cater to the big rigs.  Seasonal campers alone provide almost half of your mortgage payments, leaving over 100 sites for you to make money with the higher profit weekend vacationer.  This is a hint on how to easily increase business, If you don't recognize or understand this, ask us and we'll show you opportunity, opportunity, opportunity in this park that has location, location, location.
Sales Price:  $1,185,000 with $290,000 downpayment.  Some seller financing available to qualified buyer.

Park #299	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	58 with Lake	135	$1,435	$193,656	$715,000	$210,000
Gorgeous 7 acre fishing and swimming lake is the star attraction for campers!  Plus a new swimming pool, picnic pavilions, snack bar and large grassy Rec field accessorize the 135 sites on 58 acres.  What's missing?  The owners, Mom and Dad, who have both passed away.  For the last several years the 3 adult kids who have careers and family apart from the park have tried to honor their mother and father and continue with the business.  They finally have agreed it is time to sell and let a new owner/operator head in a fresh direction.  Business is floundering like a boat without a rudder.  This park has all the facilities, extra acreage for expansion, the lake for the lake toys (hot dog!), but it is missing a captain to steer it and guide the business.  This is a perfect park to convert to either a KOA or Yogi to jump start business.  Would you consider being the captain of this boat?
Sales Price:  715,000 with $210,000 downpayment.  Some seller financing available to qualified buyers.

Park #297	Acres	Sites	Gross Per Site	Gross Income	Sales Price	Downpayment
	43 with Pool and Pond	163 sites Includes 13 rentals	$3,902	$635,975	$2,245,000	$575,000
Large enough to support partners, multi-family members, or investor/operator with an NOI of $238K after expenses of 62.5%.  This park already has 2 homes and sits in a spacious historic valley full of activities.  The campsites overlook a picturesque fishing pond with  panoramic views of 2 mountain ranges full of scenic drives, hiking, hunting and fishing.  One look at the pictures and you'll see what we are trying to describe.  In summary, 25% downpayment gets you seller financing with mortgage payments of just $118K per year, leaving over $120K in profit.
Sales Price: $2,245,000 with $575,000 downpayment - ALL Seller Financing available for qualified buyers.

Park #263	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	48 with Pool and Pond	333 sites Includes 10 rentals	$1,277	$425,138	$1,325,000	$325,000
Campers come to this destination park to have fun!  This park is located in the heartland of America with a rural feel, but is near a major interstate and large population bases.  Recreational features include swimming pool, pond with paddle boats and fishing, gameroom, gem mining, playgrounds, mini-golf, peddle carts, planned activities and more.  Over 300 sites plus rental units can accommodate all types of campers and rigs and a base of seasonal campers provides steady income.  Owners want to retire and the park is ready for new energetic operators to build on the established business.  Amenities include large main building with store and snack bar; clubhouse; bathhouse; pavilion; extra large maintenance building and more.
Sales Price: $1,325,000 with $325,000 downpayment.  Some seller financing available to qualified buyers.

Park #293	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	25 with Pool and Pond	72 Includes 4 rentals	$1,528	Approx. $112,000	$450,000	$145,000
Perfect size for a couple to run on their own.  72 sites which includes 3 rustic cabins overlooking the picturesque fishing pond.  25 pull thru sites easily accommodate the overnighter campers you get from the nearby interstate which leads to 3 major population centers.  This smaller park has all the amenities and facilities that larger parks have; swimming pool, picnic pavilion, mini-golf, playground for both kids and dogs and hiking trails so all campers can enjoy nature.  The owners recently added a full facility rental lodge to start attracting friends of campers.  There is also a large 3 bedroom apartment above the store – perfect for the couple who will be living at and working their new business.
Sales Price: $450,000 with $145,000 downpayment.  ALL Seller Financing available to qualified buyers.

Park #292	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	70 with Pool	226 Includes 6 rentals	$1,330	$300,557	$1,075,000	$225,000
Gorgeous NEW 3-bedroom/2-bath owner's home comes with this beautiful wooded campground near a National Forest.  Known for the lush forests, this area provides recreation of all kinds from camping, to horseback riding, boating on lakes and streams, with fantastic fishing and hunting.  Outdoor enthusiasts love this area!  Located on 70 wooded acres (with over half still left to develop).   226 campsites with rentals.  Property is perfect for horse lovers with great horseback riding trails.  Priced at only $4,757 per campsite you can't even build one for that!  Business is up - and this park cash flows after expenses and debt services and provides a beautiful NEW 3-bedroom/2-bath owner's home with attached 2-car garage. Open May thru October with limited facilities in the winter.
Sales Price: $1,075,000 with $225,000 downpayment.  Some Seller Financing available to qualified buyers.

Park #289	Acres	Sites	Gross Per Site	Gross Income	Sales  Price	Downpayment
	30 with River Frontage	107	$1,217	$130,187	$715,000	$215,000
This business buys the traditional 3 bedroom, 2 bath home and campground and pays you to live there!  WOW!  Tired of ugly, run down parks?  This attractive, well kept park might be what you are looking for.  No deferred maintenance here.  This park is pretty as a picture!  30 aces (with room to expand), 107 campsites, LARGE barn with gameroom and tons of storage space, separate bathhouse, garage apartment, and more!  The income from this park pays the operating expenses, the mortgage payments and provides a profit for the owner.  Sellers are so proud of their pretty park they are willing to carry some of the financing for qualified buyers.  Open mid-April through mid-November, so take the winters off!
Sales Price: $715,000 with $215,000 downpayment.  (Some seller financing available to qualified buyers.)

Received the following email:  "It is such a pleasure to see a Hess package compared to the other broker's packages we have been reviewing!  Thank you for sending this and I look forward to receiving others that meet our needs for a seasonal park".  Tom and Julie

  UNDER CONTRACT!
#264 Ever dream of owning a motorcycle campground in the Smoky Mountains?  Small Motorcycle Resort in eastern TN attracts riders of the Dragon and Cherohala Skyway.  Main building contains registration area, small store, snack bar with kitchen and bathhouse with showers.  Rental cabins and campsites on +/- 6 acres with small creek.  Includes large maintenance building.  PLUS, a cabin provides housing for owner or manager.  You can live in the mountains and own your dream!  These owners market to motorcycle riders and rallies, but the park also works well for other groups, such as church retreats and clubs.  Sales Price $325,000.  ALL seller financing available to qualified buyer after $125,000 downpayment.

Recent Parks SOLD!
In an effort to continue your education:
Here is information on parks we have sold this year.
For more information or statistical data on parks SOLD
visit this link for Sold Statistics

SOLD!  #260  This area is well known to outdoor enthusiasts for fishing, boating, hunting, etc.!  Accessible by two main highway corridors.  +/- 15 acres, +/- 85 campsites (mostly pull-thru), cabins, heated pool and more!  Owners 3 bedroom/2 bath doublewide.  2010 Gross Income $108,629.  This park cash flows after expenses and debt services.  This business pays for itself, provides a home, allows you to walk to work and back, and is still profitable.  Take a look and see what you would do with the extra property and decide what you will do during the 6 months that the park is closed!
Sales Price $525,000 with $180,000 downpayment.   ALL seller financing available to qualified buyers.

SOLD!  #298  Beautiful National and State Forests with LOTS of outdoor activities draw tourists and campers to this area.  Miles of trails in the forests, rivers for canoeing and kayaking, and wildlife viewing areas all make this a perfect area for a campground.  Hunters and snowmobilers love the convenience of walking or riding directly from the campground into the National Forest.  The campground business includes +/- 50 acres, +/- 160 campsites including cabins, main building with bathhouse, satellite bathhouse, large Pavilion, 3 maintenance/garage areas, and a 3 bedroom/ 2 bath doublewide mobile home with for owners.  2010 Gross Income +/- $170,000.  Sales Price $533,000 with $150,000 downpayment.  Some seller financing available to qualified buyers.

SOLD!
Sales Price REDUCED down to $825,000 with $185,000 downpayment
(was $845,000 with $195,000 downpayment)

# 291  This park might just have everything you are looking for! 
So get out your check list. 
Located in the southeast?  Check. 
Located in the mountains?  Check. 
Within miles of the famous Blue Ridge Parkway?  Check. 
Beautiful wooded property with a creek and pond?  Check. 
Nice owner housing?  Check. 
Room for expansion?  Check and Double-check!  This park already has plans and pre-approval for 14 new full hook-up sites! 
2010 Gross Income $229,133.  2009 gross income $236,939. 
+/- 25 acres.  +/- 85 sites with rental cabins. 
Sales Price $825,000 with $185,000 downpayment. 
(Sellers willing to carry some of the financing for qualified buyers.)

SOLD!
PRICE REDUCED!
Sales Price REDUCED down to $325,000 with $75,000 downpayment 
(was $400,000 with $100,000).

#277  Surrounded by beautiful waterfalls and mountains.  This small campground with +/- 7 acres has over 2,000 ft. river frontage.  This outdoor paradise draws rafters, kayakers, hikers, bicyclists, and CAMPERS!  +/- 50 campsites, boat launch, plus the campground is on public water and sewer.  2009 Gross income $52,223.  This 6 month seasonal business is owned by absentee owners and operated long distance using employees.  Confidentiality is critical.  We believe an on-site owner/operator could increase the top and bottom line.  You will not get rich here, but the income should cover operating expenses and mortgage payments.  Seller financing available to qualified buyers.   ALL seller financing available to qualified buyers.

SOLD!
# 295 This seasonal campground enjoys a short but intense summer camping season bringing in a gross of over $345,000 in 6 months.  WOW!  Work hard for 6 months and then you can spend the other 6 months in warmer climates.  Or, enjoy winter recreation in the nearby National Forest.  Beautiful rural location provides a peaceful retreat, but the park is only 10 minutes from two bustling cities with shopping malls, historic locations, tourist attractions and plenty of people to come camping.  PLUS this park comes with TWO  4-bedroom homes (both have 2-car garages), which would be perfect for partners or multiple families.  +/- 85 acres with 2 creeks and a small fishing pond.  +/- 225 designated campsites.  Some seller financing available to qualified buyers. 
Sales Price $1,310,000 with $298,000 downpayment.

SOLD!
# 274  Imagine owning a park for over 25 years.  As a couple you have put your heart and soul into raising this park.  Now you are in your late 70s.  You still love the campground business but health issues force you to slow down.  You are tired and the park is starting to look tired too.  You realize the park needs a new owner to bring it up to date - yet in spite of the age the park produces well due to the great location.  Lots of potential here - city sewer; key interstate location; tourist city with lots of attractions and you will find, as we have, significant opportunity for growth and improvement.  Approximately 18 acres with +/- 148 campsites including several rentals and 2 homes.  Despite the longest recession since the depression this park has grown steadily:

Sales Price was $1,275,000 with $275,000 downpayment. 
NOW REDUCED TO $1,150,000 with $225,000 downpayment 
(Some Seller financing available to qualified buyer.) 

Need Bank Financing?  Be aware of the new rules.
Check out an article published in the ARVC Report (Association of RV Parks and Campgrounds)
 that talks about today's difficulty in getting bank loans. 

Click here to read the article "Why Aren't Banks Lending?  They Received the Funds But ..."

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"I do not believe there is a better company for owners or prospective owners to work with.  Simply put, your office sets the standard."  Mike Frketic, former owner of Bald Mountain Park, GA