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Table of contents
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Introduction to Recreational Vehicles
Recreational vehicles, or RVs, have been a staple of the American road for decades, but their popularity has surged to new heights in recent years. RV Park Investing is proving to be a high-yield asset class for investors.
This trend isn’t confined to the United States; all of North America has seen a remarkable rise in RV ownership.
In a post-pandemic world, the freedom and flexibility offered by the RV lifestyle have made it an increasingly attractive option for both seasoned travelers and newcomers alike.
As an investment vehicle, this eluded me for some time. It was 12-18 months ago that we considered purchasing an RV for ourselves and researching the RV lifestyle.
Cindy (my wife) explained this is an entire culture!! For most of my life, I had considered RV Parks and mobile parks interchangeable; however, these are all different.
Mobile homes are another asset class for investment purposes and worthy of discussion, but RV Parks are different.
Baby Boomers and the RV Revolution
One demographic leading the charge is baby boomers. As they move into retirement, many are rejecting traditional housing options in favor of the mobility and
adventure that RVs offer. Medical advances have made 65 the new 45; retirement does not mean you cannot enjoy life. My parents are about to retire this
year, and I don’t see them slowing down. They just returned from a European cruise and will let us know the next adventure.
Baby boomers are savvy consumers who have done their due diligence, knowing that RV park investing is more than just real estate investing—it’s about lifestyle, freedom, and community.
The Attraction of the Great Outdoors
The great outdoors is more than just a catchphrase; it’s a lifestyle that encapsulates the freedom, adventure, and connection to nature that many Americans crave.
This longing for outdoor experiences has led to a surge in interest in RV parks and campgrounds, especially during National Outdoors Month in June.
The RV industry has become an appealing avenue for commercial real estate investors and investment groups.
With relatively low operational costs and high property values in scenic areas, investing in RV properties like campgrounds and destination parks is a great opportunity.
This business model often requires an initial investment in amenities such as a septic system but promises a lucrative return.
So, how can you enjoy the great outdoors this summer? The best way is by exploring the wide range of RV parks available, from national to state and even local parks.
These places offer much more than just parking space; they are communities focused on outdoor activities, from hiking and fishing to star-gazing and bird-watching.
For family offices looking for stable commercial properties, RV parks offer a unique blend of leisure and investment.
In world history, the allure of the outdoors has remained constant, making it a ‘safe bet’ for long-term investors.
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Economic Indicators and Investment Opportunities in RV Parks
How is the Camping Industry Doing?
The camping industry, part of the broader leisure and hospitality sector, is booming. According to the National Association of RV Parks, the surge in interest can be partly attributed to people seeking financial freedom and the appeal of being their own boss through owning RV campgrounds.
What is the Target Market for Camping Sites?
The target market for camping sites has expanded to include not just avid outdoorsy types but also young families, retirees, and even remote workers seeking unlimited access to nature on a daily basis.
What Industry is Camping In?
Camping falls under the tourism and hospitality industry, but given its unique nature, it often intersects with real estate and investment sectors, creating lucrative investment opportunities. A phone call with industry experts like Paul Moore or Don Spafford can offer valuable franchise sales information and guide investment decisions.
RV Industry Forecast for 2023
The RV industry is expected to continue its growth trajectory, with new RV lot developments and more franchise offers than ever.
RV prices remain relatively stable, with slight fluctuations based on market demand and economic indicators like interest rates. But the real opportunity lies in the RV campgrounds, where the profit margin can be quite impressive.
How Do High Gas Prices Affect Travelers?
Travelers may opt for RV parks closer to home, which is a great thing for local campground owners. The only way high gas prices severely affect RV parks is if they lead to an overall decrease in travel.
Investment Metrics
A good cap rate for an RV park is generally around 8-12%, making it a highly sought-after investment vehicle.
The Role of Social Media in RV Popularity
Social media has played a considerable part in this RV renaissance. Platforms like Instagram and YouTube are brimming with accounts dedicated to the RV lifestyle, inspiring millions.
For RV park owners, social media is a powerful tool for marketing and engagement, reaching many people interested in this unique lifestyle.
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Institutional Investors Taking Notice
Once considered a niche market, RV parks increasingly attract attention from institutional investors. As institutional money begins to enter this space, early investors will likely cash out, and cap rates will compress.
This asset class offers a diversity rarely seen in commercial properties, with potential for rental income from RV enthusiasts and other sources such as amenities and events.
Market Research and Strategic Planning for Successful RV Park Investing
Understanding Your Customer Base: The RV Park Space
RV parks are as diverse as the people who visit them, and understanding your customer base is crucial for your business plan. Different demographics have unique needs. Are your potential visitors retirees or young families? Are they seasoned RV enthusiasts or newcomers to the RV lifestyle? These questions should guide your investment in amenities, location, and marketing strategies, ensuring you’re not just appealing to a “lot of people” but the right people for your specific RV park space.
Location, Proximity, and Accessibility
You’ve heard it before: location, location, location. The ideal RV park location is more than just scenic views or being close to national parks. It’s also about practical aspects such as proximity to major highways, accessibility, and safety. A prime spot near popular tourist destinations, seasonal events, or state parks can make your RV park a destination for travelers. Remember, location can also significantly affect your cap rate and, ultimately, your return on investment.
Due Diligence and Regulatory Compliance
Conducting due diligence is mandatory in real estate investing, and RV parks are no exception. This involves understanding zoning laws, which can vary widely across different local communities in the United States. Working with legal advisors familiar with these regulations is crucial to ensure your RV park investment is compliant and profitable.
SWOT Analysis: A Prerequisite for Business Planning
Performing a SWOT (Strengths, Weaknesses, Opportunities, Threats) analysis provides a comprehensive overview of your RV park’s potential. The insights gained can help you shape your business plan and strategies, identifying what sets your park apart in a competitive market. For instance, your strengths might include a unique selling proposition (USP) that caters to baby boomers, while a potential weakness could be high-interest rates affecting your financing options.
Financing and Interest Rate Considerations
One of the benefits of investing in RV parks over other types of commercial properties is the diverse range of financing options available. However, keeping an eye on interest rates is vital as they can influence your monthly mortgage payments and overall costs. A favorable interest rate can make your RV park investment even more attractive to passive investors looking for higher returns.
The Role of Social Media and Community Engagement
Remember to underestimate social media’s power in shaping your RV park’s perception and popularity. Whether Instagram influencers share their positive experiences or local communities engage through Facebook groups, social media can be a vital tool in your marketing arsenal. Given its importance daily, crafting a solid social media strategy is indispensable for modern RV park owners.
Operational Best Practices and Long-term Success for RV Park Investing
Customer Experience is Key: The RV Lifestyle
For many, the appeal of RV parks lies in the freedom to enjoy the great outdoors. Owners must understand their target market’s core values and desires. Whether they are baby boomers seeking a peaceful getaway or families searching for adventure. Amenities such as clean restrooms, well-maintained communal spaces, and easy access to natural or tourist attractions can significantly enhance the RV lifestyle for your guests. Remember, a satisfied customer is likelier to return, recommend to others, and even become a long-term tenant.
Diversifying Asset Classes: Mobile Homes vs. RV Resorts
While RV parks primarily cater to recreational vehicles, diversifying into other asset classes like mobile home parks can provide an additional revenue stream. Mobile homes and RV resorts often share similar infrastructural requirements but serve different markets. A blend of both can offer stability and higher returns, mainly if you cater to diverse needs and maintain high-quality facilities for both types of visitors.
The Importance of Daily Operations
Efficiency in daily operations is not merely about keeping the RV park running smoothly but also about optimizing costs and maximizing profits. From ensuring consistent cleanliness to scheduling regular maintenance, RV park owners must attend to numerous daily tasks. Management software can facilitate this process, leaving you more time to focus on strategic initiatives and real estate investments.
Managing Expenses and Maximizing Profits
When calculating profitability, RV park owners must consider the revenue and operational costs, including utility expenses, staffing, and maintenance. A well-planned budget and business plan can go a long way in ensuring the RV park’s financial health. Consider passing certain operational costs onto the customers to maintain a favorable cap rate without compromising the guest experience.
Role of Institutional Investors in the RV Park Industry
In recent years, the RV park industry in North America has seen increased interest from institutional investors. Their presence validates the sector as a viable form of real estate investing and can lead to competitive pricing and better amenities, benefiting owners and visitors.
The Impact of Gas Prices and Long Distances
It’s worth noting that factors outside your control, such as gas prices, can impact the RV park business. Higher fuel costs may discourage people from traveling long distances, affecting your potential customer base. However, a strategic location closer to populated areas or attractions can mitigate this issue.
Final Thoughts
Operational efficiency, customer satisfaction, and strategic diversification are essential for the long-term success of any RV park investment. Whether you’re a seasoned real estate investor looking to diversify your portfolio or a newcomer captivated by the appeal of the great outdoors, understanding the operational aspects is crucial.
By focusing on best practices and staying abreast of industry trends, you can ensure a profitable and sustainable RV park business that generates higher returns and contributes positively to local communities.
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If you would like more information about investing in an RV Park/Campground, please contact me at jeff.davis@bridgestoneinvest.com. With the right due diligence, this investment strategy can open up new and lucrative opportunities in a challenging landscape.
Always consult with a financial advisor, CPA, or CFP to make sure your financial plans align with your goals, risk tolerance and financial situation.
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