New Campground to be built needs advise from RVers

[duane]

The father of a friend of mine is planning on building a campground on some interstate land he owns in South Georgia.

He'd like some advise while he's in the planning stages.

What advise would you share with a new campground in the planning stages?

[suesodyssey]

Duane, how long is it before this friend starts construction? I think the biggest things are: spaces long enough and wide enough for today's big rigs; level grass or concrete to park the rig on; no trees, poles or other obstructions on either side whether pulling in or backing in; minimal lighting around the sites (bright lights are fine for security, but terrible for sleeping); full hookups 50/30 amps; cable is always nice, or good southern exposure for satellite dishes. There are many things that make a campgound nice. Done right, it doesn't have to have a lot of frills to stay full. Done wrong, it is just a hole in the ground to shove his money. I would tell him to visit some parks in the area...hopefully he is a camper, so he will know some of this. Word of mouth is always the best....if he has a good campground, people will tell others, if it is bad..people will tell others to stay away.

Sue

[lensmanicu]

Campsite not to close together campers like open spaces. Trees are nice dont remove all of them keep as rural as possiable. still allowing space for the big rigs. I also agree with Sue.

[jdensie]

I owned a CG in Pa. for 13 years. That was 24/7 for 7 months a year. The other 5 months weren’t quite as busy. The face of camping is changing all of the time. Many years ago all you needed was a lamp cord for a tent, than it was a 20Amp hookup for a pop-up, to a 30Amp for a TT, now a 50 Amp for a MH, and we have been told that soon to be coming will be a 100Amp.
14 years ago I was told to put a Phone connection to each site. (We didn't) and then came the Cell Phone, next it was run cable to the sites now a lot of rigs have satellite dishes.
Today I would say large sites, concrete pads? enough electric, good water, good sewage. Level terrain, that is only for the larger MH. Another section would be large level sites with all grass for the families with pop-ups and TT. Another section would be secluded sites for the tenters. The list goes on and on. Be sure to give it a lot thought and don’t forget to include the three letter agencies, DEP, DER, Dept. of Ag, and the township for permits. Have fun

[k0129rwv]

Do you mean it is on the interstate? If so the truck noise will be a factor..If it is off the interstate a ways the better......If it is near an exit or a hill the Jake Brakes will be definitely be a minus...:confused:

[bukhrn]

I like this idea,(from another site);

"If I had some land close to an Interstate, I'd set up a facility that offered a low priced (like 10 bucks, or so) alternative to overnighting at a Walmart, or Flying J. I'd provide long, level, pull-thru sites (with electric only), dump station, drinking water fill, laundry facility, propane fill, and camp store.

Cater strictly to RV'ers in transit - one night stays only, EZ in and EZ out, turn 'em every day."
Bet it would be full every night.

[chromeheart]

Bukhrn said it just as I would - my spouse and I have talked about this each time we are on the interstate and wanting to stop in a safe place for the night. I doubt that we'd even use the water or electric - we just want a safe place to sleep away from the tractor trailers etc. A safe place to walk the dogs would be a real plus too.
Great idea :cool:

[duane]

If you wouldn't use electric or water are you going to be running your generator? So, you wouldn't mind parking next to others running their generators?
Thanks for the input.

[bukhrn]

If you wouldn't use electric or water are you going to be running your generator? So, you wouldn't mind parking next to others running their generators?
Thanks for the input.
Depends on the Generator, I can barely hear my Onan while inside my class C
but some people are more sensitive no any noise.
NOW, after saying that, I vote for the Elect. & water hook ups, besides, some TT don't come with Generators, so the owners have to carry around an external one, hookups would be a lot easier for an overnight.

[chromeheart]

when I posted I said I doubted that we'd use water or electric - hubby disagrees and suggests at least water to fill tanks on the way in/out and a dump station.
He said we would use electric (probably most for my hair dryer!)
Our generator is super quiet but we now vote for the electric connect!

[jimbo]

electric is almost a necessity anymore. Also water on site. Sewer on site could be an option and is nice even if not all the site have it. Playground and recreation area for kiddies also should be provided. Also see a good archetect to design bath houses so many cg's I've been to have poorly designed bath houses. Not only for campers use but for maintenace. Most have no drains in the drying area of the shower stalls and water lays on the floor and with people with dirty shoes the water turns to mud fast. Also many bath houses have poor ventilation which traps humidity and offensive odors. Another pet peeve of mine is having the dumpsters too close to the camping areas. I know people don't like to walk to dump trash but I'd rather walk than smell a dumpster in 90° temps.:rolleyes:

[stampgirl]

Wow, so many good suggestions made already...Large, level lots, pull-thrus make things so much easier for all. Must have electric (20/30/50) and water, as far as sewer, nice to have but just a dump station would be okay. Do you expect to have one night campers or longer term? That should make the difference as to what you put on the sites. Who needs sewer & cable for a quick night stay? And the restrooms/showers should be large enough so campers aren't waiting in line for long periods of time. And they should be Modern, seems so many campgrounds put the oldest possible plumbing in which in turn never works properly.

[sueglassart]

Near the freeway it would be awesome to have all pull thru's a wide spaces to make ease if getting in and out quietly even if one has to stop late at night. 30 amp and 50 amp hookup would be a plus. Dump Station for easy access on the way in and out of the campground.

[jwillie44]

If you're building an RV Park from scratch, I suggest you go to many of the RV review web pages and read what RVers are saying about the parks they are staying in. Then act accordenly.

[mountaintwo]

I would say keep trees between spaces if possible. Most important make the sites wide and long enough for big motorhomes. Have pull thrus
must have 50 amp along with water and septic. Cable also

[frank]

Most interesting!!! The original Post talked about an "inexpensive" site instead of Walmart, etc. Perhaps around $10.00 and that would be wonderful but nearly impossible to build!!

Why?-several reasons:
First look at the responses or Posts-we went from nothing to water, electric, playground, dumpstation, garbage area, perhaps cable, a store, perhaps sewer, propane and a number of other suggestions
Secondly-the fact that the local city or town is going to require permitting, surveys, etc at a great cost
Third-the architect is going to want to be paid
Fourth-Who is going to work the CG 24/7 or will it be on your honor?

Sounds to me like we all want "inexpensive" overnight stopping areas that resemble a full blown CG.

I guess we want our cake and eat it too!!!!

What has been suggested will cost $20,000 to $25,000 a site and at $10 the owner will never make a dime and probably will never be able to pay it off!!


ENJOY!!

[jimbo]

I didn't see where the original post said anything about price. What he asked what would campers like. Yes all the stuff mentioned would be expensive to install and some could be done in phases and added as the cg matures. Yes there are some people who would like to camp for next to nothing but you get what you pay for.
I have been to campgrounds that cater to all campers and have something for everybody. Some bare bones site w/o elec., water and sewer. But they also have full hookup sites and charge accordingly.
I believe what the person was asking for is what campers desire in a cg. Building any new recreation facility is an expensive and time consuming task. But with this said there is money to be made or you wouldn't see them being built these days. If you build it with the things people want they will come regardless of the price. Yes there may be some cheapskates that would rather stay in a dumpy cg with cheaper rates. Most would like a cg with most creature comforts.
Another thing a lot of people would like is wifi these days it is the lifeline of a lot of fulltimers. They can do banking and keep in touch with other people. Hence the popularity of this website. I chat with a lot of campers on this site while they are on the road. I think it would be a good addition even if there is a fee to use it.:)

[dadburnett]

Space and landscaping is important ... but I'm most impressed with roomy and clean - c l e a n - restrooms, showers and laundromat; and handicap access.

[johnrobertson]

The first thing I look for is wireless internet. I do all my banking and paying bills with that when I'm on the road. I also try my best to avoid campgrounds that charge for that service. The rest seems pretty well covered by other comments. I don't know about $10, but I would try to stay under $25 for sure. I mostly agree with jimbo, sometimes you do get what you pay for, but I also think that a lot of campgrounds charge too much for what I sometimes get too.

Good luck.

[k0129rwv]

One thing I have noticed in most parks is the concrete pads need to have the side and corners next to the rv thicker than the rest of the pad. When rvs pull out especially if the road is narrow then the rv wheels hit the corner of the pad breaking it. It would not be a major task to reinforce and add thickness to the corners to prevent broken corners. It adds to the estethics of the park when the pads are not broken up....:)

[teacherspet]

Required on all sites:

Water
20/30/50 map electric
Sewer
LEVEL gravel or concrete parking pad

Wish list from a fulltimer:

No playground
No bath house
No laundry
No trees
No pool
No tents
No patio pad restrictions
No scooters or 4 wheelers on roads
No cable
No seasonal campers
No monthly rates


The last two items will keep the campground cleaner and neater.

Allow:

Pets
Washer & dryers
Campfires in confined rings


The ideal roadside park would have a 55+ section.

Also keep the price low or belong to one of the 1/2 price
camping "clubs" for a minimum of 2 nights for those that want to
explore the area.

Unless the sites are 25' wide the concrete patio pads will miss on 50% of the rigs,
a 25' long gravel/sand patio pad with a small table is fine

Have a RV wash area with water and good drainage at a fee.


Real grouch aren't I

[kareninthewoods]

I like this idea,(from another site);

"If I had some land close to an Interstate, I'd set up a facility that offered a low priced (like 10 bucks, or so) alternative to overnighting at a Walmart, or Flying J. I'd provide long, level, pull-thru sites (with electric only), dump station, drinking water fill, laundry facility, propane fill, and camp store.

Cater strictly to RV'ers in transit - one night stays only, EZ in and EZ out, turn 'em every day."
Bet it would be full every night.



That is a GREAT idea and a good alternative to questioning the Walmart folks if you can stay or not.

Kinda like Safe Boondocking

Having a safe RV pulloff area for $10 a night to be safe, secure, not have someone come tapping on your door at 11pm asking you to move. Sounds like a great idea! Even if it had a automatic entry security gate bar to raise and lower for a $10 bill in a slot or a credit card insert like some of the large National Parks are doing.

You don't need fancy stuff, like electrical hookups for each site (or could be offered as an added feature for a fee) Most RV'ers don't need to run a genny at night, that is what batteries and inverters are for. Or put genny folks at one end, and quiet folks at the other. Let gennys run again in the morning after say 8am for anyone needing to.

Heck, you wouldnt even really need sites, we would be happy with a nice level parking area lot style would be fine as long as its safe and you can park far enough away from another rig if you choose. Or some long widened lanes that you can pull off to either side, depending on which direction you are heading in the morning.

Add some picnic tables along the edges, perhaps a community bonfire area, a petwalking area, some public restrooms with those coin/pay showers for those who want them, and good trash recycling dumpsters at one end.

A water and dump station at the entrance/exit would be convienent and built into the fee.

It could in essence be a nice place where you could pull into about 5 pm, pay your $10 fee, make your dinner, visit or chat with fellow rv'ers at the community campfire, and the retire for the night.... no need to rush off before a deluge of shoppers came to a walmart lot, instead you could make your breakfast, dump your tanks and refill, and head on your way once the morning rush-hour traffic is gone.

Great alternative to Flying Js and Walmart...

If places like this were available, we would surely use them!

Woodsie and Steveio
1996 Safari Serengeti 38ft DP

[highpockets]

I don't know what you have in the area, but in my home town there are little RV Parks popping up and they stay full. Mostly with contract workers.

I agree with some of the others, keep it open enough for big rigs. Shade trees are nice though, if you can keep them. I'd put in 100, 50, 30 amp. Try and figure out what type of customers you'll have. If it's over-nighters, yeah a dump station. Long term guys will want sewer and cable. Tables are a nice option. I know it's costly, but concrete pads are perfered over grass, gravel or dirt. Make concrete pads large enough for a sitting area outside the RV under your awning. Don't pack your sights in to tight. Give 'um a little breathing room. Make a dog walk and post a sign telling everyone to pick-up after their dog. No unattended pets outside. Leashes of course.

Good advice from one of the other post, look at some other RV Parks and get some ideas.

Bottom line, try and make it user friendly. Depending who your users are.

Good luck. :)
:)

[bobgray]

make a 45 degree angle pull in off the camping street instead of a 90 degree into a camping spot. Clean restrooms checked hourly for cleanness especially when a lot of kids are there. have a doggie potty area.
Thank
Bob gray

[bobgray]

if you do get your campground built and do not have cement pads, only grassy spots. DO NOT ALLOW CARPETING LAID ON GROUND, as it will kill the grass over a period of a wk. then what do you have (MUD) then no 1 wants to stay in that spot
Thank you
Bob Gray

[benthere]

Location, location, location, is what makes any real estate developement a success. The attractions at the campground must hold people there. The winter weather won't, as anyone that's tried Hilton Head's Outdoor Resorts knows that for December through March it's to cold. So the rest of the year is left for prime time in Georgia (I know Hilton Head is in S.C.) Many families that live locally will camp at an attraction camp ground that's what I suggest. Petting zoo's are out, waterslides maybe, golf yes, even miniature if it's adventurous, a survivor theme camp if it's done right. Just a stop along the roadway probably not. Then we are back to proformo's the bottom line calculation that estimates the income stream. Propably not the best time to build anything ,especially in the RV end of the ecomomy.:o

[2dreamweavers]

Pull throughs are great but back-ins can be a pain when they are built so you have to blind-side into them.:eek:
John

[debbob90]

I also agree to the size of the lots but only if you are staying any length of time. Pull thrus really don't need alot of room as long as the roads are wide enough. Depending on how far south Georgia you are. Some may enjoy staying a 3 or 4 month stay in the winter months. In this case your wide lots are important, we never stay in a campground anymore that the lots are not at least 45x60. That gives us room to feel like we are actually at our "place" and not right on top of the neighbors. I like the wifi even if I have to pay a fee. We are fulltimers so we do everything on line from webcam with the kids to banking. If you are staying for any length you also want a concrete patio so you can sit out and visit and not sitting on grass or sand.

[moody]

We found a lot of interesting places to visit in So. GA. If this proposed site is near any tourist attractions then expect longer stays and provide the utilities for same. If not, then reasonably priced is a major factor. Campers are a nice lot but I for one don't want to pay a motel price for a campsite.

[karyljm]

Full timers want a place that is comfortable and homey, where they can hang out and visit with one another. They also want all the amenities, cable, Internet, all the comforts available. Also room, they need room so they are not crowded together to close, so don't make the spaces to small. And make it so it is easy to set up in, flat spaces with not to many things in the way, but the trees are important, they can make or break a place. Best thing is to adventure out yourself and look around. :D

[auntsmurf]

Some other things that might be considered is a Rec Room/Community Room of some kind. Nothing major, but if it had a small area with tables and chairs you may get Family Reunion business. I know that we are always looking for a nice, neat campground for get togethers. Also, a small laundry room is always a welcome sight.

[karisioux]

My suggestion would be to simply take a few months in an RV either rented, or purchased and find out what RVing is. What parks ARE, what makes and brakes them when your friends stay in them and talk to the folks in them. Stay in the nice ones and stay in some ones that might not be thier "choice" one's just for the learning experience. Stop by RV lot's on thier trip. Big and small family owned. Hear what they have to say and what story's they have heard. Thus getting a full on education. Nothing like On the Job or Hands On Training!
Thanks for giving me a chance for my input. Otherwise, for me...a heated pool! oooooo! Kari Sioux

[noreaster]

Good Suggestions so far.
Another thought is, location of proposed new CG?
Distances to destination campgrounds South of this location. Expected type of clientel. Over nighters or 'to see the area' or long term.
You can contact me off line for explicit advice.

Good Luck

[chips]

If this park will be close to Interstate, I assume it will be an over-night type rather than one where you would spend a week or more. Therefore, pull thoughs are good so you do not have to unhook your toad or trailer. If a park where one would spend some time, pull thoughs are not so important. Give us room to make our wide turns and like others have already said, watch the over head branches, level sites with room for slides etc.

[murffdog]

Now that everyone has spent all your money for you, have you started construction yet? :)

[sayersaa]

I have stayed at a small CG in SW Missouri (16) sites, They do have a camp host as well as an Iron Ranger for making payments. They do a big business in overnights and long term campers. They have full hookup for each. He has a bath house, laundry and free wifi. He also has an electric meter at each site. That way your not paying for the big units that pull more amps. You pay for only what you use. He charges $0.05 a kilawatt hour. He charges $15.00 a night or $7.50 if you are a PPA member. He is about quarter of a mile off but within view of the interstate. Some road noise but not enough to bother your sleeping. The camp host reads the meter upon arrival and departure. You are charged only what electric you have used. I have stayed there for a month at a time and never used over $40.00 worth of electric. At first I did not like the electric meter but now I see the sense in them. Could the rest of the CG be made better, yes but for an overnight this type of CG is perfect. Easy in and Easy out. It is sort of rural setting and has a safe feel. With 2 pole lights that turns off at 11:00 pm. Only 6 sites are pull through the rest are back-in. But he had to draw the line some where and that is what he has at this time. But on hindsight I am sure he would have done it different. One has to work with what they have not what they wish they had. This is only my opinion. ;)

[larry231]

My input is make them backin, if you cant back up you should go to school and learn how to back your motothome up. If you have a toad then it only atkes five min. to unhook. Thats what i do is unhook and then back in it makes to simpler to locate the best parking olace for the unit.:cool:

[kutarheel]

I would have the campground able to accept recyclable paper, cans, and plastic.

[jclcontheroad]

If you're building an RV Park from scratch, I suggest you go to many of the RV review web pages and read what RVers are saying about the parks they are staying in. Then act accordenly.

I agree--I relied exclusively on RVParkReviews.com for our recent 5-week trip. The ratings and reviews never steered us wrong!