Don D’s Special Campground eNews

11/07/11
Don D’s Special Campground eNews
(A serious eNews for serious Buyers.)

WHY it might make a lot of sense for YOU to Buy-a-Campground, NOW!

Dear Interested Campground Purchaser,

Question: What’s another interesting business, other than a Funeral Home, that continues to do well even during tough economic times?

Answer: Campgrounds/RV Parks, of course.


HERE’S A SURPRISE FOR MANY READERS: Campground Income was UP at many campgrounds this year! And, some were doing very well until Hurricane Irene hit them just before Labor Day limiting their income for a few days.

And, it makes sense. Most people are going to take vacations, regardless. And camping is the “funnest” and cheapest way for most families to vacation. They may vary their normal pattern of stays, (often more 3 day weekends, but, cumulatively, over the season –might even stay longer!) - But you probably know that, already!

What about the other major tourist alternative - hotel, motel or cottage ?

Many folks soon realize that camping or staying at a campground in a cottage is not only much cheaper on a per night cost basis, so is feeding the family! Also there are usually many more free activities for both kids and adults, the staff and customers are friendlier, kids get to meet and play with other kids from all over the country - and the world, the family has more fun and camping promotes family togetherness.

These are some of the MAJOR reasons that unlike many hotels/motels who may be “Off” 30%- 50% in a down economy, campgrounds may be off 4% - 8%, or may, in fact, be UP 4% - 10% for reasons stated above!

WHY BUY A CAMPGROUND, NOW!

1) For the reasons just outlined.

2) It is NOT necessary to postpone your DREAM!

3) BECOME your OWN BOSS! You will no longer have to rely on the instability of today’s companies and the job market, in general.

If you are currently unemployed or worried about being pink-slipped, seize this rare moment of “liberation” that forces you to make a reassessment of the direction of the rest of your life.

4) Little known but very significant fact. For each year you wait you will ultimately lose $100,000 in cash dollars and $50,000 in campground value – which can never be made up! (Based on an achievable $10,000 increase in Gross Campground Income per year for ten years.) I do a seminar on this concept, alone.

5) AND, campground operations are LOW TECH. .

Yes, you do need Down Payment and Closing Costs and usually some Working Capital. If your equity is tied up in your house, purchase becomes more challenging – but NOT impossible – if you have a strong equity position.

6) ALSO - it is possible to use your Retirement Funds (while and if you still have them) without a tax penalty. Many Buyers are doing this. The method is currently within the IRS Code, I’m told but could be changed at any time. For more information about this approach, go to www.guidantfinancial.com and/or other similar companies offering these services. (Disclaimer: Broker takes no position as to whether or not there program is appropriate for you. That decision is yours.)

7) AND, bank loan rates are the lowest in decades!

Broker Comment: (I cannot stress this enough.) If you have a strong desire to OWN a campground by Spring, you NEED to start NOW. I know that the Holiday Season is here but smart campground Buyers will get a jump on the Campground Buying Season. At best, there are only a few properties that will be on the market in the the New England area at any one time and fewer that will meet most of your criteria. Banks are taking a little longer to process loans and permanent snow cover will be here soon. For some areas, it is already here. Don’t be “shutout” of the limited NEW OWNER LIST for 2012.

If you can “SWING” it: DO IT! You’ll never have those “Wouda, Coulda, Shoulda” thoughts 15-20 years down the road. In fact, in 15-20 years, or sooner, you might be spending your winters in Florida or other warm clime of your choice like most Campground Owners do. (Some have done it in five years or less.)

If you are serious about ownership before Spring and have Qs relative to the process, please feel free to e-mail me with Qs. I tend to answer e-mails them faster then phone calls.


For those who need additional reasons, see below.
 (Current Listings are at the end. )


Additional Reason #

1) Now might be a good time to pursue the family dream of campground ownership.

2) You can control your own destiny – and income!

3) You will no longer have to depend on the undependable.

4) You will no longer have to answer to “The MAN”!

5) The family can spend more time together. (Family togetherness.)

6) Teach children RESPONSIBILITY in a “fun” learning/business environment.

7) Work for 5 months in a business where your customers are there to have a good
time. (Most businesses cannot say that.!)

8) And, YES, even get even with your kids for those minor aggravations. Assign them
Bathroom Clean-Up!

9) Work-Campers will do most of your work for a free site. And, organize your
entertainment.

10) You may have a rare personal moment in your life right now that may never be duplicated, where you have the opportunity to live your DREAM of campground Ownership and to make that commitment to your family not to be put in position of future risk during the next downturn.

11) Of course campground ownership is not for everyone but if you can make reservations, give directions to nearby entertainment, keep clean restrooms and a neat campground, mow a lawn, be friendly to your campers, run a few activities, provide a safe environment and have some basic common sense you’ve got most of the general bases covered. Oh, yes. You also need the skill of counting the money and taking it to the bank!

12) NO taxes to the IRS. Did you know that there are so many legitimate tax deductions with a campground that MANY campgrounds pay little or no taxes and most all of the Owner’s Living Expenses are legitimate TAX DEDUCTIONS!



LISTINGS: Summarized below.. Available in more detail on our web site, www.BuyaCampground.com


5 acres, 55 sites 40 w/ 30 amps, 10 w/ 50 amps, several cabins, a year-round six room duplex w/basement, multi-purpose building with commercial kitchen, store, game room, laundry. Can accommodate approx. 80 in the large room area. Lake-frontage on an interconnecting lake. Fishing supposed to be superior. Possible Owner financing to qualified Buyer. Very near ITS. (Note. Broker is acting only as a referring Broker. Verify ALL information with Owner/Broker.) $485,000

8+ acres, 10 cabins, most year-round, 33 campsites, small store, 600’ of flat, major year-round tourist route frontage, summer hiking and scenery, Fall Foliage, winter skiing. Hiking trails, ski areas, sno-mo trails near-by. Sno-mo business on site but not included in sale. Can be purchased separately. Will add lots of business to the winter cottage rentals; residence, small picturesque stream through property – more. REDUCED to $425,000. (Great entry-level, first-time Buyer opportunity.)
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20+ acres, 1,000++ ft of river-frontage, 3 bedroom house, 70 or so sites, cabins, lots of grass for playing and activities (Would make a great Indian Pow –Wow location. “Forested” area, large general purpose building, town sewer, more. Would make great “estate” children’s camp, equine facility, as well. Near major population area. $549,000.
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30 acres, 11 are campground, 120 sites. 80 sewered. 500’ MAJOR tourist route.
pool, function hall, store, game room, 18 seat restaurant with ice cream take out. (Great food.) 3 bedroom apartment, pool, more. On road to one of New England’s major destination areas. Many other local attractions. Gross Income – $215,000. REDUCED to $695,000.
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New England KOA for Sale. Qualified Buyers contact our office.

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80 acres, 80+ sites, approx. two-thirds with 50 amp service, cabins, laundry, snack bar, pool, lots of trails (would make a great equine campground), game room, apartment, lots of activities for campers, busy tourist route but in a country setting. MANY upgrades. Wi-Fi & Cable, good mix of sites and settings. Gross Income. $200,000. Price Reduced. NOW only 739,000.
(Owner involvement with death of both parents requires extensive Executor responsibilities.)
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Own your own small “Lake” (11 acres) and a commercial but not “huge” Waterslide. 250’ sandy beach, store, game room, small snack bar, 2 pavilions for group or club functions, 73 sites, including 4 year-round rental units which generate over 2,000/mo in Gross Income. (Helps pay those winter mortgage payments.) Nice mix of sites, good fishing, park opened to locals for a fee. 3 bedroom ranch w/ great glass sun-room. Gross: 190,000 – 200,000. Reduced to $795,000. Another great buy.
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Lakefront campground with lots of boat slips, large house, store, game-room, laundry, Municipal sewer, lots of Seasonals, good views, pretty lake, great fishing. easy access off Interstate. Great for both a Mom & Pop or a Developer. $1,695,000.
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MAJOR Tourist Destination Area. Extremely High Occupancy. Municipal Water & Sewer. Location: EXCELLENT+. $3,500,000 – and the numbers work!

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Most would say “unusual” – some would say “unique”, Over a mile of waterfront on several ponds, large game room, large function area, lots of sandy beach, many activities, VERY LARGE sites. good fishing, and much more. Future plans call for a restaurant and golf course. Great fishing. Great Activities. Much more. Reduced: $4,500,000.
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Qualified Buyers (25% Down plus Closing Costs) who are interested in or have questions about any of these fine properties, should contact our office, preferably by
e-mail (quicker response). Don@BuyaCampground.com

Don Dunton, Real Estate Broker
Campground/RV Park Specialist
136 SOLD.