RV Campsites...
RV campsites or Lots are available in great variety. As with other pages in this site we discuss only RV
property you can own. What follows is a review of things you should consider before the purchase of a
campsite or RV lot...
Primary
You found an area you plan to enjoy and a park that fits your budget, but what else might you
consider as you make a site selection. Consider carefully, for unlike picking a spot for your next vacation,
this site you will visit often or for extended periods. It is difficult to separate site selection from park
choice, since many characteristics may apply to every site in a park, but many parks segregate "pet lots"
for example, so there can be big differences. Let's look at those differences and some general criteria
which might send you looking for another park?
Utilities
Your RV needs electric, water and sewer hookups to function. Older parks provided 120V
30A for your RV and sometimes an extra 15 or 20 A duplex outlet. If your RV operates from this power
and you have no plans for a larger rig this is fine. The extra duplex outlet provides an outside plug-in or
basic power for a shed. If only the 30A outlet is provided investigate upgrading costs because you have
no power for anything but your RV. Similarly, if your rig needs 220V 50A and it is not on site investigate
now as extensive electrical work may be required. Newer parks are typically providing 220V 100A service
to power both RVs and support facilities. Power available may be different from site to site in the same
park because of past owner upgrades.
Know where your water is coming from; County, City, park wells. You can rely on a tax backed source to
provide your water almost no matter what happens. Wells can be problematic. Find out about operating
history. Have their been dry spells? What of water quality? Will the latest park expansion overtax the
supply? Is the pressure good? Talk to folks that have been in the park for awhile.
Sewer systems are the most expensive of utilities to upgrade or repair and they are receiving increasing
attention from environmentalists and bureaucrats everywhere. If you have County or City sewer your cost
for this service is probably high, but you can rely on "others" to keep it running. A septic tank shared with
a few other sites is probably your lowest cost and, assuming proper installation, best sewer solution. Be
careful if you hear about frequent pump outs. This can mean an inadequate system or drain field
troubles. Look into this in detail. If your park has a "package plant", your own little hyperion just like a
City, that is fine. If the park has been operating for awhile this system has been tested and maintained to
meet strict codes. These plants require periodic maintenance, pump replacement, etc that should be
provided for in the budget. There are other types of systems. Ask questions! Be careful. Remember you
will be required to pay to repair or upgrade a polluting or dysfunctional system...
[ED: I favor a local septic tank because sewage is disposed with out a long distance move, the system is
passive, maintenance is straight forward, there is a minimum amount of excavation and street repair, the
initial cost is low and it works safely and reliably for many, many, years.]
Around The Site
Where do we park? This is not a foolish question! If your prospective site can park
a Greyhound Bus with 30' slides fine, but most sites are rather small. It's easy to fall in love with the "big
oak tree site" without actually measuring. Many parks require setbacks from property lines. You do know
exactly where the property lines are don't you? I strongly recommend a survey or a "pronouncement"
from the board to confirm just where your lot lines are and the size of the lot. Once this is known, will
your RV, slides and all, fit nicely clearing that tall power box or the 3' high water pipe? After you locate
your RV will you be left with a long enough parking area? Will the spot that you have selected for the
shed meet board rules? Don't forget to look at drainage! Will this lot flood? Are there signs of flowing water?
Erosion? Ask around the park if in doubt. Even if it usually rains when most are gone, someone will know.
[ED: It is important with most RV lots to really study how you will place your RV and all else you plan. If
you can do it, I suggest a scale plan. Many RV parks are (were) poorly surveyed or have operated from
historical placement rather than legal boundaries. What you find on a plat may or may not be what is
found on the ground, especially in older RV parks. Since we are discussing purchase, an error on the
side of caution is in order. In addition if you are getting title insurance, a survey will probably be required
anyway. You may need elevation data too if you are considering a park model or any permanent
structure on the property. That can be done as part of the survey, but you must ask for it.]
Resale
Like any other real estate, select a property that stands out from others; offers something
different. Price can be that difference, but other features are more important. They could be, a big oak,
the view, the size, a lot abutting a beautiful common space, privacy, water front, pets allowed, hill side, or
improvements next door. Analyze your selection. Should you spend a bit more, or less, to set your
selection apart from others. When the time comes to sell, your choice may not yield a large price
increase, but at least should get attention and a prompt sale when compared to others.
[ED: All things being equal, "pet lots" in pet restricted RV parks have increased in value and demand
much more than others. Rigid boards unwilling to visit rules changes, assure restricted supply in such
parks. Pet lots have proven a good investment!]
Over The Fence
If you are considering an outside perimeter lot, find out what is happening to the
property that surrounds your chosen RV park. If the owner or sales folks don't help with this, visit the
County (or City) zoning and planning departments. (Sometimes these days this visit can be done online)
Ask what is "in the works" for these properties and what current zoning permits. Common sense planning
suggests that some obnoxious land use will not be permitted next door, but the RV park may be the new
project in the area and an obnoxious use may have been zoned for 50 years.
[ED: Remember that RV parks are typically developed in outlying areas that can end up "in the way of
progress". As such, natural surroundings may give way to tract homes or other land uses. This can have
a major impact on your park and the value of your lot. Look over the fence.]
Phases
If you have decided on a new RV park, pick your lot well, as you might have an opportunity to
profit right along side the developer. How? RV parks, like housing tracts, are divided into phases
(sections) to give a manageable and affordable number of lots to finish and sell at one time. The size of a
phase is typically tied to sales projections and lender requirements. When you review a new park look for
dead end streets and other signs of more development to come. Ask about future phases? You may get
little cooperation as sales folks are told to focus and sell what they have today. See if you can discover if
current owners will receive an opportunity to purchase in future phases at significant discount? This is
often done as existing owners are a good source for new sales. It can be a profit opportunity too as
prices, phase to phase, almost always increase as the park is established. Some locations have
experienced 50% plus increases in value over a year or two. These increases can be realized not only
from the sale of your original purchase, but a discounted purchase in a later
phase.
Look To The Future
Like it or not the number of Park Models in a park generally increases with
time. If you see lots of park models consider space for a park model. Think about your future buyer. Look
around. If the typical park model is 40' long and 12' wide with another 12' room on the side you will need
at least 24' x 40' and that does not count an air conditioner. It may be that when it is time for you to sell
that will be your market? Is there room? Similarly, if your modest 25' travel trailer just fits the lot,
you may be severely limiting who can buy your lot one day.
Nuisances
If your RV park is under the landing pattern of an airport all sites are going to get
noise. Fortunately, most noise sources are very local. Many parks are on a main road. Traffic will be
noticeable near the road. In the back of the park you will not hear traffic. Water system pumps, trash
dumpsters, swimming pool, and sports fields can contribute noise. Power meter installations,
transformers, and power poles can be visually distracting and hurt resale. Look around carefully, and if
you only visit on weekends try to visit during the week. A look "over the fence" can be important here too.
The place next door may come alive during the week. Does the trail to the forest run right next to your
favorite lot? Are 6AM hikers going to bother you? Be aware. Have you overlooked something others
might consider a nuisance?
Improvements
We visited improvements in around the site but a last word of caution. When you pick
your lot and plan your improvements you will have to satisfy two groups to get permission to proceed; the
County or City and the Board or the Board's designee (architectural committee, etc). You can expect
reasonable treatment from the County or City. Their regulations will be carefully spelled out and are
probably a part of some national code that includes good health and safety standards. Condo rules are a
completely different matter and may well defy all reason and logic. They may also be unevenly applied. If
you have any sense that your planned improvements may run afoul of your Board or some committee,
MAKE WRITTEN APPROVAL A CONDITION OF PURCHASE. Actions by these groups are
notoriously slow, capricious, and unpredictable.
[ED: Remember that the "rules" were handed down from the developer, and they were his best
ideas from the time the project started. He may have had no experience with RVs ! His attorney might
have drawn them up? Often the park becomes quite different from what the
developer first had in mind. What happens is that from Board to Board, incremental changes
are made to "fix" problems. Slowly a "camel" is created. This explains quirky restrictions that have no
basis in reason or need. This also explains support for such rules from "old timers" who were made to
follow them, and demand that you should too! ]
TOP OF PAGE
|
|
|
|
|
