Buying a Campground

“BTW - you're right next to my road :-)"
dhutch1
01:13:51 PM
08/26/04

What do you mean?”

“Hutchins drive :-)

Hutchins, Hutchinson...same difference.”

“Coolness!”

“And you can sell your special everglades seasoning at your gift shop!

(BTW - I TOOK your seasoning up to Hike Maine and we used it in a couple of dinners, how about that!)

Also, I'm available for magic shows, face painting, and balloon-tying if you need some to attract customers

:)”

“Balloon-tying??

Can ya make me a doggie, mister?”

“I love that seasoning. Glad you like it too! Will you stand out by the road in a clown suit?

Ok, your a doggie mister! MarkO”

“I'll just wear my normal bright red nose, polka-dotted suit, and big, floppy shoes. What's a clown suit?

MarkO - you have email
chinggg!”

“That will go good with an "Ithaca is Gorges" apron.”

“And gaiters! Don't forget the gaiters!”

“Be a Clown
Be a Clown

All the World
Loves a Clown!”

“"That will go good with an "Ithaca is Gorges" apron."
Geobeet
02:42:42 PM


And nothin' else >8^O”

“Bad Geo!”

“Tango, good luck on you endeavor. You might talk to WD about being a handyman since his woman has him working his a$$ off at home. Plus didn't he say he was going to Utah this fall to hike. Maybe he can check it out for you.”

“Did he? That'd be great. He can chat up the owners. Hopefully he see this thread and be intrigued enough to open it. I was on that road and must have driven past it. I don't remember it. I just remember how much I love the Manti La Sal mountains. Good idea Ewker”

“The location sounds fantastic. The problem with running campgrounds (and hostels and motels) in popular areas is they are always open - which means someone has to be there every day. That means no backpacking for you.

One system I have heard of that worked well was two couples bought a large campground together. They took turns working the place, so each had more freedom than they would have if they were running the place alone. During the busy season, everyone worked. In the quieter seasons, they could each take off, at different times, to do some traveling. Nice.

Often the income is small and erratic - so it helps to have another source of income, like a partner with an outside job.

At one point my husband and I applied to run a hostel on the AT. Sounded terrific, until we spent an hour speaking to the previous caretaker. We learned the reality of hostel keeping: no income (I think we would get $1/per guest) and no time to hike. He had to be there every morning until about 10:00 and every afternoon at 4:00. He had to clean the place every day, maintain the yard and property and do repairs. This was a seven days a week job.

It may be enough for you to just be there. And it's a start. Running a campground is less labor intensive than a hostel or hotel, I think. But you still have to be there every day.”

“Dean Lufkin runs the Seneca Shadows Campground in the Monongahela National Forest, and I've spent a good deal of time talking with him.

First, he loves it. He's a wonderful people person, as you are Tango. He spends what free time he has cruising the campground and talking with campers, and after five minutes with him you are either his friend or totally insensitive.

He approaches the inevitable troubles with the view that he runs a quiet campground. He's been known to throw people out at 3 a.m. if they don't quiet down after the first warning. He can get the State Police to back him up, but doesn't usually need to. Dean is the law in that campground.

He and his wife Peggy put in a lot of work. They have another couple that helps with the chores - cleaning out restrooms at 5 a.m., mowing all day, fixing things that get broke, moving picnic tables back where they belong, cleaning up after slobs, selling firewood, etc. Still, they get very little time to themselves - church on Sunday and shopping trips are about it in season.

Still, to hear Dean talk, life is just great. His motto is "Who has more fun than people!"”

“That is a good idea Ginny but I can't think of anyone who would like to partner with me on this. I was thinking that I would have to devote all my time in the beginning years. But then I was hoping to be able to hire counter help for dayhikes to hold me over till I actually feel comfortable staying away for a longer time with the business in someone elses hands. Thanks Ginny, wanna help run a campground?”

“That's a great anecdote Geo. Thank you for the nice complement.”

“You'd probably do good at throwing drunks out at 3 a.m. too.”

“LOL @ Geo!”

“Isnt that what happens on everythread???”

“Why yes it does! It's the TT way!”

“Wow, Tango. I can't think of a better way to spend all that overtime money. Lots of luck!

btw - if you want a quiet campground, don't even think about allowing a TT cookoff. ;o)”

“Wanna own part of a campground Pens? wink wink nudge nudge

Ya, I know, with Mapes running around looking at spiders...I wouldn't put up with it! She'd be outta there! LOL”

“it's only natural that we be partners. After all, we do own the same sleeping bags.”

“ya know, i always thought i would like to be a forest campground hostess when i retired....have a little golf cart to ride around and check on the campers at night....ha........the other option is to be a greeter at walmart....LOL j/k

are you going to allow like huge RV's with Tv's and stuff? or just tents?

sounds like a dream unfolding before you tango.....all the best in realizing your vision~~~~”

“The Moab Slickrock Campground has 14 cabins, 188 RV and tent sites all on 9.74 acres covered with over 350 MATURE shade trees! And you must know that the trees are important in an area that has over 280 sunny days per year.

Yes it looks like it, Om. The sites for the RV's have cable TV hook ups.”

“"also make sure the pool is pee-free."
Buck

Pay no attention to Buck, there is never a charge to get pee in the pool.”

“Seriously though, Good luck with this Tango. It sounds like it could be great. Just do what you can to make sure it will work for you, kick over all the stones and make sure you are well protected from nasty surprises (like liens, cloudy titles and unpaid fees and taxes).”

“Thanks Pedxing!”

“"Also, I'm available for magic shows, face painting, and balloon-tying if you need some to attract customers"
Capn Bobo

Hey Bobo, I think you have a little brown on your nose...

Tango, I say go for it. Remember my quote: "Twenty years from now..." (It's in my profile -- I'm just too lazy to copy it...)”

“Very nice sentiment. I believe it. Thank you.”

“I like the idea. My wife and brother-in-law looked into buying a place for a B & B. Small place but master electrian brother in law and me notivce, but handyman type figured it would take about $1 million dollars and bring it up to shape and code.

It was a grand building, but as we looked closer....I said no.

We got a good clue by walking through the basements and the storage areas and asking questions like "Why is this here?" If there are many pipe fittings....hmmm. Even if all the pipes are "fine" you will have to dispose of the fittings, and remnents of the basement.

Lastly, don't believe the promises about fixing this or that, on less it is in writing.”

“Wow, what a great location! Sounds like a 24-7 kind of job, more on the weekend and quieter during the week. That just means you get the trails all to yourself during the week when you can get away. Good luck Tango, I hope it works out!”

“Here's a link:
http://www.rversonline.org/ParkOwners.html
Might answer some questions you have and open your eyes to some things you haven't even thought of.

Hope it helps you to live your dream.”

“very cool area tango, hope it works out.”

“lmao!!!”

“Hi Tango,

I've been to Moab many times and know the area pretty darned well. I also am aware of the seasonal changes in business and the ebb and flow in the town.

Traffic and seasons:

Moab is mountain biking, climbing, jeeping and hiking Mecca. This gives you some great business flow during spring and fall.

There is the 24 hr race and jeep week that will both create a huge influx of visitors, but they are short lived.

However, summer tends to be a different story. Moab summers are hot and the tourist business drops dramatically. Winters, with snow and no skiing, have similar stats.

Your business will be VERY seasonal.

Competition:

Moab is a competition-flooded town when it comes to camping. Out of town camping is free on all BLM lands. This includes the mesa above Gemini Arch and north of town by the river. Both are popular spots with the tight travelers, which mountain bikers (even with their $6000 bikes) tend to be.

Sand Flats campground tends to be the busiest campground in the area as it sits on top of the mesa, right at the entrance to Slick Rock trail and a short ride to Porcupine and Amasa Back. It is first come and full on any given high season weekend.

Also north of town are a bunch of private cabin rentals that cater to the adventure traveler. Their rates are cheap and they tend to be popular with groups.

On top of all that there are the many motels and the condo rentals in town that again cater to the adventure seeker

You have some benefits with a pool and showers. However, the budget minded know that the Off Center Hotel will sell you a shower for a couple of bucks, making primitive camping not so smelly and the local outdoor outfitter will give you water for free if you smile and buy some fuel from them.

There is some benefit with the location, although not a bunch, in that you are between Moab and Fruita, another biking Mecca. If that angle can be played up it might increase your chances of turning a profit.

Moab is a small town and with that comes the small town mentality. People in Moab are very polarized on the issues of tourism and cryptobiotic soil. Mention either of those two at the only hash house in town and you are guaranteed a conversation, possibly a heated one.

Moab is a great town, and one of my favorites in the lower 48, but put your ducks beak to tail before jumping in. There is a lot to consider in purchasing a business, especially in a seasonal town.

Good luck in your decision making and enjoy the process. Once the dreaming and pontification stages are over the hard work of running a business begins...and never ends.”

“Tango, after rereading my post it is by no means raining on your parade. Just some things you should consider before buying any business, most especially one in a small town.

Good luck and enjoy the process!”

“Thanks all (except Bitpusher).
I did not think that you were raining on my parade ww, I started this thread for the exact reason that I can't think of everything. And though I am excited, I am not blind to some of the down sides. Some great thoughts and things I hadn't thought of and with knowledge comes power! So thanks!”

“People in Moab are very polarized on the issues of tourism and cryptobiotic soil. Mention either of those two at the only hash house in town and you are guaranteed a conversation, possibly a heated one.







So you're saying that it has real TT potential ww?”

“skullcap, Moab IS the real TT, complete with a colorful cast of characters and barbs flying every which way!”

“Wow! What an idea! What is your goal in thinking of buying a campground? Might you be able to do the same thing with a bed-and-breakfast on 10 acres? Fewer people to deal with and more free time. Less income, but fewer expenses.
I've only known one motel owner, neighbors of my mother-in-law who moved to OR and bought a motel. We visited them like a decade later. In all that time, they had never been on vacation. The husband took us out to breakfast, while the wife tended the motel.

That said, you know what's right for you. If you buy it, we'll come visit and pay for our accommodations, too. We'll even mend a window screen or weed the gardens while we're there.”

“I'll leave my wife and be your laborer if you pay me under the table and change my name.”

“A friend of mine always dreamed of moving to Moab. The outdoor recreational possibilities are excellent and varied. Just make sure you find time to do them!”

“Wannabp, why would they not hire a desk clerk part-time to have some free time? If this long shot comes through I am planning on working the long hours needed for a few years until I can take on an employee or two, (besides the handy type people that must be hired per job) so may be 4 hours a day 3 days a week and if trustworthy longer times.

Sirpete, you can be promoted to a prince if you want!

Path, I fell in love with that area when I did my southern Utah trip 3 years ago! I knew that I was going to retire out west somewhere but wow, if this works out (ice water in hell chance ha ha) I could actually go out there that much sooner.”

“I wonder if this ever sold..

North Rim lodge for sale”