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#265  NOW AVAILABLE:  Price Reduced!  +/- $428,000 with $75,000 downpayment.  WAS $505,000 with $150,000 Downpayment 
Seller struck a deal with previous buyers who said they had the cash for downpayment.  It turned out they were going to get their money from a home equity loan but that did not work out.  Therefore, this park is back on the market.  The Seller wants to close as soon as possible and does not have the time to wait for a buyer to sell a home or obtain a home equity loan.  Therefore, she has requested that we only release information to buyers with immediate access to at least $100,000 CASH.  Live in Natures Paradise!  Beautiful property in the southeast with approx. 85 wooded acres, small pond stocked with bass, catfish, and blue gill, and a stream with 2 beautiful waterfalls.  This quiet retreat has abundant wildlife including deer, wild turkeys, raccoons and a wonderful assortment of birds as well as beautiful plants and flowers.  With its close location to a national and state park and access to hiking, horseback riding, ATV trails, canoeing, white water rafting and fishing, this is paradise for nature lovers. Sound like a dream come true?  This couple thought so too until the husbands unexpected death (after less than 2 years of ownership) cut their dream short.  They purchased this fix-up project because of the beautiful property and all the potential they saw.  They began making improvements but LOTS still needs to be done to fix up the existing older 36 campsites and 3 older singlewide rentals.  The 1,800 sq. ft. owners home, heated swimming pool and completely remodeled bathhouse is the base from which you will step in and continue the work that they started.  There is little to no business yet as there hasnt been time for the improvements to pay off.  $75,000 downpayment and take over payments.  You will need extra cash for improvements and to get you through the winter.

# 269   $125,000 Downpayment, $400,000 Sales Price: 
The western themed buildings and 3 stall horsebarn are perfect for those who love the flavor of the old west.  Dont let this flavor fool you into thinking this +/- 6.6 acre park doesnt have all the modern conveniences.  All of the +/- 37 RV sites in this park are full hook-up.  Beautiful up to date main building with store, bathhouse, laundry and
owners 1-bedroom/1-bath apartment will make even the fussiest city-slicker happy.  Kids love the swimming pool and western themed mini-golf.  City water and sewer opens up lots of possibilities for the approx. 3 acres waiting to be developed into 15 to 20 more full hook-up pull through sites.  Experienced campground owners bought this park 2 years ago because of all the potential they saw here.  They fixed up the park - but now want to sell to move north to be closer to their church and family.  (PS - This might be a good KOA conversion.)  2007 gross income $72,749. 

# 249  $150,000 Downpayment, $545,000 Sales Price:
4 reasons to buy this Recession Resistant campground:
1.  Business is up
2.  Seller Financing
3.  New $45,000 bathhouse
4.  New (2004) State Park across the street from park.  Hiking trail directly from
     campground to lakeshore.
+/- 100 site park of which +/- 90 are repeat seasonal campers providing solid stable income.  2007 Gross income was +/- $133,000 and for 2008 +/- $140,000.  Pool, fishing pond, owner's 3 bedroom 2 bath doublewide on +/- 24 acres close to large recreational lake and +/- 540 acre wilderness state park.  Closed winters which allows owner opportunity to travel, relax, or work another job for additional income.  Price will include new +/- $45,000 bathhouse paid for and installed by Seller this fall.  Affordable seller financing to qualified buyer.  These sellers have no fear of being the banker because they know what a good, solid business they have.

# 267   $160,000 Downpayment, $660,000 Sales Price:
Camping the Old Fashioned Way! Lots of trees, 2 streams running through this +/- 76 site campground.  Camping as it used to be rather than in a sterile RV resort full of concrete and big buses.  Almost half of the sites are on the 2 small mountain creeks and this park just happens to be on the south edge of a national park.  Do people still want old fashioned camping?  You bet!!  This park grossed approx $260,000 last year.  No more room to add sites, but we have lots of suggestions on how to improve the existing ones to keep business growing.  By the way, there are 2 beautiful double-wide mobile homes. 

# 270  $175,000 Downpayment, $740,000 Sales Price:
Time for a change.  This campground is run by a very nice elderly couple who operate the park manually like they did 20 years ago.  Despite their age and older management style, the park is still grossing about $173,000.  So, it must be in a good location and campers come despite the older image.  This is a park with LOTS of acres (+/- 66 acres) and LOTS of sites (+/- 325 sites - most full hook up), and LOTS of opportunity to modernize and improve.  There is a large main building with store and gameroom, a separate bathhouse with laundry, 2 pavilions, 1 single-wide mobile home rental, owners 2-bedroom/1-bath home, and a swimming lake with beach (perfect for lake toys).  All the basics you need are here.  Now you need to apply everything you've learned and modernize and build on the $173,000 base of business already there.  (PS - this might be a good park for a KOA  conversion.)

# 266  $200,000 Downpayment, $700,000 Sales Price:
Green rolling hills and pretty as a picture 14-acre lake is the setting for this +/- 42 acre campground.  Approximately 175 campsites offer a variety that is sure to please all types of campers.  There are 4 things I really like about this park.  1)  The husband is 79 years old and the wife says it is time to sell.  How aggressive in marketing and public relations do you think they have been the last several years?  2) The park has a sewer plant that may allow expansion unlike many other parks that are limited in sewer expansion capacity.  3)  Two pavilions offer excellent company picnic profit opportunity!  4)  Large heated maintenance building for his and her projects, hobbies and toys (and of course equipment for the park).  2007 Gross Income +/- $180,000.  (PS - this might be a good park for a KOA or Yogi Bear conversion.)

# 264   $200,000 Downpayment, $995,000 Sales Price:
Peaches, pecans, a warm climate and endless possibilities describe this RV park located along a major north/south interstate.  +/- 34 acres with 2 ponds, +/- 85 campsites, lots of room for expansion, barn with horse stalls, and nice recreation club building.  3-bedroom/2-bath mobile home.  Now for some of the good stuff.  City water and sewer is available.  The owners do not live at the campground but have to rely on help and managers as the husband has been very sick the last several years.  They have concentrated on his health, not the campground.  That offers the buyer opportunity to increase business.  2007 gross income $211,871.  (PS - this might be a good park for a KOA conversion.)

# 272  $225,000 downpayment, $875,000  Sales Price:
 +/- 30 acre RV Park includes your own 9 acre fishing lake.  90 plus campsites and cabins, pool, 3 bedroom/1.5 bath apartment for owner.  Room for expansion.  Located near a major north/south interstate.  +/- 30 minutes from a large town.  With higher gas prices the opportunity exists to get the city campers who will be camping closer to home.  2007 Gross income $192,398.

# 252  $300,000 Downpayment, $995,000 Sales Price:
This franchise park is located approximately 2 miles from 2 major interstates, bringing lots of overnighter campers, and is adjacent to the 2nd largest city in the state.  This is a combination campground and mobile home park with +/- 67 campsites, 3 cabins, and 11 mobile home rentals situated on +/- 20 acres with a +/- 2 acre fishing pond.  Of course, there is a swimming pool, paddle boats, and a very large maintenance building adjacent to the owners 3 bedroom, 2 bath doublewide with full drive-in basement.  2007 Gross income $245,204. 

# 262  $325,000 Downpayment, $1,160,000 Sales Price:
No worries with high gas prices!  This park is only 1 hour (or less) from 3 major metropolitan centers.  Surveys indicate that even as gas prices climb campers will still take out their big RVs but they will camp closer to home.  Well, this park with +/- 44 acres and +/- 128 campsites IS closer to home.  As added cushion against the effect of gas prices, approx. 1/3 of the sites are occupied by seasonal campers who leave their rigs on site providing a steady base of dependable business.  2007 gross income $279,256.  Plus LOTS of room and opportunity for expansion.  Owners 2-bedroom/1.5 bath home.  Sales Price $1,160,000 with $325,000 downpayment and Seller financing on the balance available to qualified buyers.  No bank hassles!  This might be a good Yogi Bear conversion (there already is a KOA park nearby).
 

For park names, locations and other details on these parks 
please fill out our Information Request Form

# 236  UNDER CONTRACT!
DOWNPAYMENT REDUCED!  Was $285,000 now reduced to
$215,000 Downpayment, $850,000 Sales Price:
Beautiful cool mountain climate attracts campers and visitors to this south-east area.  Plus, the many natural and tourist attractions offer LOTS for them to do.  Approx. 12 acres, 70 sites, bathhouse and laundry plus other buildings.  Owners 1-bedroom/1-bath quarters on the property.  Seasonal business only open 8 months. This park would make a great retirement project for someone wanting to do more than just sit in a rocking chair.  Very low expenses to operate this park full of summer seasonal campers enjoying the cool mountain air.  This is a land-based investment with property values escalating in a high demand area.   2007 gross income estimate +/- $130,000.   This park DOES cash flow after expenses and mortgage payments. 

#271   UNDER CONTRACT!
$195,000 Downpayment $675,000 Sales Price
The best of everything.  Mild southeast climate, not too hot or too cold.  Not too far from the mountains, yet major cities with shopping, attractions, and large populations are nearby.  Easy access to a major interstate, yet the park is located in a quiet peaceful rural area.  Good location attracts seasonal long-term campers as well as the very profitable overnight travelers and weekend vacationers.  Very nice traditional 3 bedroom/2 bath home plus an efficiency apartment above the main building.  +/- 28 acres includes plenty of property for future expansion.  +/- 56 sites, plus 3 rental cabins, main building with store, gameroom, and bathhouse.  The covered pavilion and spacious recreation field (with mini golf, shuffleboard, horse shoes, volleyball, basketball and swimming pool) provide the perfect setting for company picnics, family reunions, or camping clubs.  2007 Gross Income of +/- $127,000 pays for all expenses, covers the mortgage payments plus provides cash flow and a nice home.  ALL of this for $195,000 downpayment!  Wow! 

# 260  UNDER CONTRACT!
$380,000 Downpayment, $1,350,000 Sales Price:
This beautiful valley with picturesque mountains and historical sites attract tourists to this area.  Horseback riding, rafting, hiking, mountain climbing and bike trails bring the outdoor enthusiasts.  This campground is in the center of all of this plus has good access to a major interstate.  +/- 52 acres has LOTS of room to expand.  The park includes +/- 98 sites (with room for more), 5 cabins, large main building, swimming pool and pavilion.  This beautifully maintained franchise RV resort has been winning awards for years!  Plus, the park comes with 2 owners homes.  Perfect for partners or extra family.  Or, rent the 2nd home for additional income.  State approved sewage plant.  2007 Gross Income $369,267. 

#258  SOLD!
$275,000 Downpayment, $1,050,000 Sales Price:
3 reasons why you want to take a serious look at this property. 
1.  Just appraised for $1,320,000.
2.  Located in one of the top destination areas in the United States.
3.  I had a past president of ARVC go look at this park on my behalf and he was very impressed.  He indicated they had made a lot of improvements.  It was busy yet still lots of room for growth.  +/- 21 acres with room for expansion.  +/- 73 sites.  No cabins (but there should be)! Clubhouse, owners home, pool.  2007 Gross Income $204,567.  The numbers work and provide a +/-$60,000 package to the buyer. 

BUYER ALERT!
Confidentiality is Important to Sellers!  
They do not wish employees, campers or the community to know their park is for sale.  This is to provide protection from any possible adverse reaction by employees or campers.  Any information you receive regarding campground properties is confidential.  

WANTED -- A Large Park to Buy - $3-20 million price range.  We have an investment group looking to purchase another park.  We've sold them 12 big parks ranging in price from $2 million to $8.5 million.  This group is professional, discreet and decisive.  Call Darrell or Melinda for a confidential exploratory conversation at 828-452-1535. 

"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

Campground Sales Very Strong

Great news for the campground industry
overall and especially for RV park owners considering selling!

To date, Darrell Hess & Associates has been involved
 in 250 sales!