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Bert Ackerman

Palm Beach

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Posted: 09/09/19 02:03pm Link  |  Quote  |  Print  |  Notify Moderator

ferndaleflyer wrote:

Developers just bought about 7000ac of farms near me that have been ag exempt in like forever----Now do you really expect me to believe that since they aren't going to farm it but develop it into housing they are going to pay back taxes for all the previous time when it was farmed? Get real, I don't think that would fly anywhere.


It's called a rollback tax and you don't pay back taxes for all the time the land was farmed, there are limits/cutoffs. It's typically back for a certain amount of time and it varies. Texas is 5 years as an example, or at least it was when we dealt with it back in the early 00's developing a Strip Center.

bjbear

Cold Lake, AB, Can

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Posted: 09/10/19 10:27am Link  |  Quote  |  Print  |  Notify Moderator

valhalla360 wrote:


The whole 8 miles thing:
- If it's a destination park, sure no big deal.
- If it's a quick overnight, yeah, it's costs me 16 miles round trip, so yeah, I might push on 25 miles to the next park that is near the highway. Worst case, it cuts 25 miles off the next day's travel.

Not being realistic is a big part of why most businesses fail in the first few years.


I looked at LLion, NY on Google Earth. I see a very pleasant place with not only Highway 90, but several less busy highways that might appeal to many. Lots of little towns to explore and I am sure some historic sites, parks, forests, etc.

I am thinking that instead of looking at the extremes (destination vs. overnight), maybe look at a "Mini-Destination" aimed at travelers who aren't in a big hurry and would enjoy a 1 - 3 day stop. If they featured the brewery and maybe had other products from local farms, artists, etc. Concentrate on basic amenities which are kept clean and in good condition. Don't need anything really fancy in this case. I can see it would appeal to many. Hard to tell if it would be enough to sustain the business, but worth a try.

As others have said, they need to build a comprehensive business plan which includes accurate costs, clear definition of regulatory/tax requirements and their best guess at how the market will respond.

I say go forward and wish them best of luck.


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Executive

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Posted: 09/12/19 09:17am Link  |  Quote  |  Print  |  Notify Moderator

Like BjBear, I too, looked up the area. I can see 'destination' written all over it. We can go two weeks with the black tank and can stretch the grey with shorter showers. Where you are, I would envision at least a one week stay to really enjoy the area. Harvest Hosts are geared to only overnight stays, $70/yr sponsored by FMCA, another avenue to explore to getting the word out. Best of luck and let us know when you're up and running, we'll be your first customer.....Dennis


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ArchHoagland

Clovis, CA, USA

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Posted: 09/13/19 10:28am Link  |  Quote  |  Print  |  Notify Moderator

Just noticed you are in Ilion, NY. Used to work for Univac, their main plant was there.

Are you planning on keeping the RV park open year round or closing in the winter?


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Bill.Satellite

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Posted: 09/13/19 05:04pm Link  |  Quote  |  Print  |  Notify Moderator

The OP just needs to keep in mind who the parks customer would be. They ARE NOT going to get any overnight visitors looking for a quick easy stop while traveling from point A to point B along an Interstate highway. 20-40 miles farther or shorter and you will find an RV park within a mile or 2 of the Interstate.
As a destination I suspect that any RV park has done their due diligence to discover if there is any reason an RVer would be interested in visiting the attractions in the area. If you are interested in only overnighters without the expectation of a few days stay, 8 miles from the Interstate is NOT going to work.


What I post is my 2 cents and nothing more. Please don't read anything into my post that's not there. If you disagree, that's OK.
Can't we all just get along?

westernrvparkowner

montana

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Posted: 09/13/19 05:39pm Link  |  Quote  |  Print  |  Notify Moderator

Executive wrote:

Like BjBear, I too, looked up the area. I can see 'destination' written all over it. We can go two weeks with the black tank and can stretch the grey with shorter showeThers. Where you are, I would envision at least a one week stay to really enjoy the area. Harvest Hosts are geared to only overnight stays, $70/yr sponsored by FMCA, another avenue to explore to getting the word out. Best of luck and let us know when you're up and running, we'll be your first customer.....Dennis
You are kind of making the case against building the park. You had never heard of Ilion until this thread started. You would never have considered visiting there had this thread not shown up. In a couple of more days this thread will be relegated to the digital dust bin of the archived posts.
Every basic amenity a park does not offer eliminates potential guests. Don't have 50 Amp service, lose some customers. Same with full hookup sites, cable TV, Wifi service, pull thru sites, showers and toilets. Seldom do people avoid a park with those features, but many will pass by a park that lacks one of those that they desire.
The attractions mentioned by the potential park owners were things like 40 minutes to Cooperstown, 20 minutes to Vernon Downs and Casino, possibly a location for auto racing fans when there is a big race and a few miles from the Erie Canal (not a museum or a historical site, just the canal, which is a ditch with water) That smacks of the AT&T commercials where the surgeon and the Dutch Translator are "just OK". Those don't appear to me to be big enough draws to make a viable business. Way back someone mentioned hiring a professional park consultant to evaluate the viability of a park at that location. That would be my suggestion before investing a lot of money in construction.

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