DARRELL HESS & ASSOCIATES:  Over 255 parks SOLD!  WHY?
We educate buyers and sellers so they can make an intelligent, informed decision.
After all, we are dealing with a buyers life savings and a sellers retirement.

Avoid Detours and Dead Ends

  Darrell Hess & Associates has answers, suggestions and solutions to your questions and concerns.  We will guide you through the many decisions and difficulties facing you during the selling process. 

The Big Difference

What separates us from other brokers?  It's our "5 for 1" office structure of
salary, not commission.

When you hire us you are getting a non-commission based sales staff -- which amounts to 5 professional brokers for the price of 1.  Hands-on, personal and professional Brokerage service.   If one or more of the brokers are out of the office on business, the rest of my Brokerage staff is in the office and are available to respond to buyers and sellers.  

"You thought of and organized all the miniscule details of the entire process and took the load off of us as sellers.  Your entire team was very professional and thorough.  The package was very professional and descriptive and was provided to many interested parties.  Your knowledgeable staff was a pleasure to work with."  Ginny M.

 Who are these salaried Brokers that have sold
over 265 campgrounds and RV Parks?!

Because all of my brokers are paid on salary, not commission, we've created an environment of cooperation and teamwork, and all will be involved in your project.  Throughout your association with us, you will talk and work with everyone in my office and each will have an important role to play in the packaging, marketing and sale of your park.  My brokers are paid by the hour to gather information, solve problems and be of assistance to you and buyers. 

Who Handles the Details?

Generally, when you hire a broker, most of the time, you get just the broker.  The more listings they have, the busier they are, so, how much time does he really have to spend on your park after he gets the listing? Ask them who handles all the details?

 Any Paid Staff?

Ask other brokers how much paid support staff they have.  They may list a number of other agents working in their office, but those agents are probably working on commission, and maybe more concerned with chasing a commission rather than following up on all the details necessary to successfully market and sell your park. 

 Salary - Not Commission

With Darrell Hess & Associates, you get the efforts of a team of 5 qualified professional brokers.  Contrary to other brokerage offices, my staff is paid on salary, not commission.  After 27 years selling parks, we fully understand the 1000's of details that need attention in the marketing and sale of each RV park.  My broker associates are paid a salary to handle the details on your park. 
 

We also employ 1 full-time administrative assistant and other part-time employees as needed to help handle all of those "details."   

"Each and everyone of you that we have had interactions with at Darrell Hess & Associates have demonstrated a high degree of professionalism, great communication skills and quick response!  Darrell should be proud of his organization!  Thank you for your research and gaining the answers so quickly.  It is a pleasure doing business with you."   Jim C.

Most Listings?

Many brokers measure success by the number of listings they have but our philosophy is to measure success by the quality of our work and the number of sales.  

We limit the number of listings we accept and do not assume more than the 5 of us can handle professionally.  Our reputation is as important to us as yours is to you.  

Confidentiality

Owners often tell us - "Please sell my park but don't tell anyone it 's for sale." 

That makes our job harder - but can DO it!   Many campground owners choose us to market their park because of our dedication to and proven method for helping maintain confidentiality. 

Some brokers advertise the name and location of the park and are not strict about releasing information.  Not us.  All of our buyers have to agree to maintain confidentiality before we release any information, including the name and location of the park.  Prospects are reminded of the importance of confidentiality at 5 different stages of our selling process.  Our website does not advertise the state where the park is located to help maintain confidentiality.

Some brokers show pictures of the park on their ads and along side their list of parks for sale.  Not us.  We do not want to risk potential buyers recognizing the park.  We do provide LOTS of pictures on the parks, but ONLY after prospects agree to maintain confidentiality.

Pre-Qualifying Buyers

We have a 2-step process that buyers must go through to receive information on your park.  First, before receiving any information (the Part A package) they have to agree to maintain confidentiality and tell us they have access to the required downpayment for your park. 

The second step requires that they fill out our Buyer Profile Form which gives us more details on their financial situation (assets and liabilities).  Once we get detailed information on them, if they are qualified,  then we release more detailed information, including income and expenses, on your park. 

"The packages you provided impress me.  No broker has ever come close to the professionalism and quality of presentation that your company has provided.  It is a breath of fresh air to know that there are professionals in this industry niche."  Gary H.

Marketing

Our unique marketing strategy divides the information on your park into 2 parts - 
Part A and Part B. 

Part A Information Package

The Part A Information Package is a general summary of the business and the property (with lots of pictures).  It is designed to answer the basic questions of buyers and allow them to "rule it in or rule it out" -- that is, to determine if they have a further interest in the campground.  (Prospects do not receive the Part A package unless their downpayment capabilities are in the range required for the park and they agree to maintain confidentiality.)

Instant Access Passcode

Our special campground website allows buyers instant access to the Part A Information on your park - but it is accessible only by a secret passcode.  To receive the secret passcode, a prospect must give basic information about themselves, their downpayment capabilities and also agree to maintain confidentiality.  

Part B Information Package

After reviewing Part A, if the prospect has further interest in the park, they can request Part B, which contains more details on the park and financial information such as income and expenses.  But, prior to receiving Part B the prospect must fill out our Buyer Profile Form.  This form gives us more personal information, as well as a more detailed overview of their financial status.  They agree again on this form to keep confidential the information they receive.  

Our Fee

How much does it cost to get 5 professionals for the price of 1 broker?  Our fees depend on the degree of difficulty.  If the sale will be easy we don't need to charge as much.  If it will be a difficult sale - we charge more.  I can tell you the maximum would be 10%  - it could be less depending on the following 3 factors:

Depends on 3 Factors

2.  Our familiarity with the property and owners.  If I've sold the park before, I already have lots of information and understand the business and property.  In contrast, a property that I've never seen and owners I don't know will require much more time and effort on our part.

3.  The degree of commitment you make to us.  For example, a park owner who says, "OK, sell my park --I'll give you a 30 day listing" versus a park owner who says, "You're the experienced broker I want directing the marketing, negotiations, and closing on my deal, so I'll give you a 2 year listing".   When we take on a project, I commit 100% of my Brokerage staff, our time, our skills and expertise -- and that is all upfront cost to me.  Therefore, I expect the same level of commitment from a seller, and do not work on "open" listings.

Local Brokers

There are many local real estate brokers and business brokers to choose from.  Most are good at selling houses and some have converted to selling commercial real estate.  But how many campgrounds or RV parks have they sold?

"Remember, you're selling more than just real estate and most real estate salesmen don't understand small businesses and most business brokers seem to know more about selling bars and restaurants than as complex a business as campgrounds.  Hire a specialist and don't be afraid to pin him to the wall and check all his references."  Former Owner

Local real estate brokers usually are not able to maintain confidentiality as they use the MLS (multiple listing service) as the basis of their marketing. 

RV Park Brokers

Most have the ability to guide you to a realistic price expectation.  They should have accurate comparable sales information on parks sold and should know what parks are selling for based on the current market and economy.    

"We got estimates from two nationally recognized campground brokers and an estimate from a local realtor on the value of the land."  Former Owner

Which One to Use?

All of them may be qualified to do the job, but you are looking for a broker that you have confidence in and are comfortable communicating with.   Just because they say they are a specialist and have sold a few parks, doesn't mean they are the right "fit" for you.  For example, read what one person said about the broker involved in their purchase (who had many years of experience in selling RV parks)... 

"We have purchased an RV camp and marina.  We regret that you did not have this listing as I know the whole deal would have gone much more smoothly.  The broker we were dealing with even though he claims to have experience in the campground sales business we felt was completely incompetent and nearly cost us the deal.  This is not only our opinion but that of both attorneys, both accountants and the seller as well.  It has been a real pleasure working with you and your staff."    Bill B.

Need help with pricing?  Click below to learn how we can be helpful.

What Sellers Say About Us
(To read the entire letter click on the envelope.)

Rusty and Barbara,  former owners of Yogi Mays Landing, say: "It's hard for us to express our sincere appreciation for all that you have done to change our lives. In a period of recession and uncertainty in the country, you never compromised the sale of our park  by lowering the standards of the prospective buyer or encouraging a buyer who would not have made a "good fit" with our campground. Your concern was always for the right buyer and not for just a quick sale."

Ron and Margery,  former owners of Hemlock Campground and Cottages, say: "After a year of dead ends and much time wasted we finally got smart and put  it in the hands of an expert - Darrell Hess & Associates...  The results,  of course speak for themselves - the numerous qualified and  educated prospects, the open communications... and most  important, a replacement for ourselves that we could not have hand  picked better."

Richard and Sally,  former owners of Quakerwoods Campground, say: "After checking credentials, speaking to other satisfied sellers, meeting and  questioning Darrell Hess and other brokers, we chose Darrell Hess &  Associates.  As a specialist in the business of campground sales, we  found he and his staff to be quite knowledgeable in all aspects of the  business, experienced in dealing with buyers and sellers, professional  and caring in handling delicate situations, all done with integrity and a  concern for confidentiality."

Gary and Debbie, former owners of Camp Lakewood, say: "When looking for a broker your name showed up most often in more different places we looked for brokers.  We felt you must have more connections with buyers from all over the U.S.  We also liked the fact that you educate potential buyers on pricing and value of the business.... The internet presentation you put together on our park was excellent.  Every time we called your office the whole staff could answer just about every question and found out anything right away.  We felt you all were very thorough with paperwork in getting ready to sell and helping with all of the closing details.... Thank you - you have found the "perfect fit" for new owners for our campground."

Recent Seller References:

• Brent Coursey, former owner of Osage Prairie RV Park, MO and Lake Hartwell Camping & Cabins, SC
  417-684-7888
   

• Jim and Ghis (pronounced Jess) Gallagher, former owners of Bean-Pot, TN
  931-248-1803
   

• Dick and Dee Gheen, former owners of Woodland Campground, PA
  814-592-2568
   

• Darold and Marilyn Long, former owners of Country Woods RV Park, NC
  828-371-2893
   

• Ken and Debbie Mills, former owners of Deep Creek Campground, NC, 
  828-682-4884.
   

• George and Pam Koons, former owners of Shangri-La on the Creek, PA
  719-371-3853
   

• Curt Bryant, former owner of Holly Ridge Family Campground, NC
  336-874-2368
  

(Keeping track of "retired" sellers is difficult because they often travel.  Let us know if any of these phone numbers don't work.)