Wait no longer if you want to be a campground owner by the 4th of July! —Or Sooner

YOU MUST START LOOKING, NOW!

Every year folks wait too long then wish that they had started earlier.

IF YOU ARE IN DOUBT ABOUT YOUR ABILITY TO OBTAIN FINANCING, SEND ME AN E-MAIL WITH YOUR Q(s). Let me know your general circumstances and I’ll see if I can suggest a successful outcome. (As you have probably heard me say before, I don’t get paid or receive any kick-backs. I am, however, apt to have more sales!) With 25+ years of brokering campgrounds, I do have some bank contacts and may know a few more ways of financing.

Mark your calendar & check your bank account.

MAINE: Saturday, April 24th:
1) 10:00AM – 2:00PM REDUCED to $295,000! for QUICK SALE! Crowds of tourists visit this town daily. Campground is essentially a “parking lot” as the activities are downtown. NO activity program necessary for the Owner! Good mix of pull-throughs-to-tent sites. Attractive swimming pond. Separately deeded house goes with the sale. Must be financially qualified and ready-to-move.

(Note. I am acting only as a Referring Broker on this property. The Listing Broker will be on the campground with additional information and to show prospective Buyers.). I am very familiar with this property and have sold it in the past. This is a great opportunity and at a GREAT PRICE for someone seeking a small, easy-to-manage campground and located in a very popular tourist community.

2) 11:00 AM – 2:00 PM. Split Purchase Option! Buy the campground AND the LAKEFRONT PARCEL for $649,000. OR, buy the campground now and the LAKEFRONT PARCEL down the road in 2-3 years if more convenient. If purchased separately, lakefront lot will be a minimum of $120,000. It has a 2 bedroom cottage on it (needs renovations.). This is a 14+/- acre campground with 80 sites, 27 w/sewer connections, almost all with 30 amps, a few with 50 amps. Many pull-throughs for the big rigs. 4 cabins and 2 RV rentals. Large main building w/store, game room, laundry, nice restrooms. Also pavilion, POOL, small commercial lot, lots of extra land. MANY RENOVATIONS to the property. Easy access from two major highways. Lake is NOT an integral part of the campground but is used and they do a few boat rentals. Broker loves the waterfront parcel. Seller will probably lease parcel to Buyer if contracted to buy in 2-3 years.
Lake & Pool is a rare combination for a campground! Lake (Pond) is several miles long with a public boat launch 1 mile away.
These two properties have been scheduled so that both can be seen the same day. See the $350,000 property, then, if financially qualified, visit the 2nd property just over one-half hour away.

NOTE: You MUST schedule an appointment to view any of these properties. (Please either send an e-mail or call requesting a preferred time. I will provide you with additional property information.)

NEW HAMPSHIRE, WHITE MOUNTAINS: Sunday, April 25th:
1) 11:00AM – 2:00PM REDUCED. Special Price: $430,000. 9 acres. Summer/Winter Cottages, small store on major tourist route – open to the public - small campground being reopened this season (33 sites permitted), large mobile home residence with wood-stove hearth and cathedral ceiling, another small former store building currently used in the winter for Owner’s snow mobile rental business (NOT included in sale). All new machines and permitted by the town for 25 units. Owner would like to lease this building for at least 3 years but will give Buyer first Option to purchase. Building could be operated for another business in the summer such as gift/antique shop, etc. MAJOR TOURIST ROUTE. 2 ski areas jut down the street. Attractive brook through property. Near many tourist attractions. – ‘08 Gross-83K; Gross ’09 132K

2) 11:00AM – 2:00PM Over 30 acres. Over 100 sites. MAJOR TOURIST HIGHWAY LOCATION.. Good-size store, heated pool, river frontage, 2 sets of bathhouses, one set are tiled!, wooded setting with grassy areas, mountain and river views, from pull-throughs and 50 amps to tent sites, near major State information booth. Long-time owners retiring. Will train. Great property. Reduced to $595,000. Possible winter operation. Snow-mobile from campground to trails. Possible canoe rentals. More.

3) 12:00NOON – 3:00PM. Looking for a compact, year-round operation with nice, 2-story house and large, enclosed family room. Gorgeous sites along the river; AND a heated pool. Also, professionally installed playground equipment, approx. 60 sites, over 35 with w/e/s., rec hall; 8 rental cabins – several are year-round, a couple w/ kitchenettes. A large number of both summer and winter seasonals. (GOOD YEAR-ROUND INCOME!) Snow-mobile directly from the campground. Mountain views. Tourist route. Major tourist mountain community. Great place to grow your children. 2 major ski areas nearby. 15-60 minutes maximum to almost ALL White Mountain Tourist Attractions. Nice, easy-to-manage property with year-round income with some sites and some cottages. Winter income approximately $35,000!

It’s an opportunity to own a campground with YEAR-ROUND INCOME

You need to act NOW! I can’t stress this often enough! Each year, some prospective Buyers wait too long to either start or move forward quickly enough in the purchasing process, and will say to me, sadly, “I’ll guess we’ll have to wait until next year.” - - Several things can happen: Their “special” campground gets SOLD! Their personal and/or financial circumstances change over the next year preventing them from pursuing ownership. In other words, their window of opportunity closed. Perhaps through job loss or having to take care of Mom or Dad or other intervening circumstances. AND, some will NEVER be able to pursue their dream, again!

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With all of the kids back in school, you turn your now, unfettered mind, back to your favorite dream – that of owning a campground. Thoughts probably run something like this:

• I can be my own boss!
• I can never be fired!
• I will no longer have to be dependent on others!
• I can control my own destiny!
• I will only have to work hard for 4-5 months a year!
• I can literally take much of the Off-Season “off” !
• I will own a pretty recession-proof business!
• My kids can meet others from all over the world!
• My kids can learn responsibility and earn their pocket-change!
• We’ll have a much better opportunity for family togetherness!

AND,

• I’ll probably even enjoy this business!

AND,

• It probably won’t even seem like work!

(Hmm. Maybe that’s a little much.)

Pursuing a Dream:
A dream will always remain a dream unless some ACTION is taken! (Trust me. I’ve been DREAMING about painting the barn, for years!)
When?
Whenever it seems right for you. If you are not ready at the moment, you can be preparing yourself by reading books and articles on small businesses and campgrounds, read the info on my site, attend seminars, mine, or others, subscribe to Woodall’s Management publication –excellent source - , attend conferences, camp and observe at different campgrounds, talk with owners, etc.
What about the Economy?
Campers are still camping. Sellers are still selling. Banks are still lending. And I’m quoting the front page of my daily newspaper:
Fed(eral Reserve) claims recession is over and economy stabilizing, improving! “The recession is ending and the economy is finally growing again.
That’s the message from the Federal Reserve’s latest survey of businesses around the country. which found economic activity stabilizing or improving in most regions.”
The article goes on to say that “it will have staying power only if consumers start spending more money.”

DO YOUR PART! Buy a Campground!

Timing is everything!
There are only a few campgrounds for sale at any one time in areas of interest to you. Fewer still in your price-range. Usually no more than 3-5. Grab one now if you can and, just maybe, at a little smaller price than next spring.
What if I don’t want to buy until next Spring’s Season? Start looking now and if you find one that has your name all over it, perhaps you can put it Under Contract with a s Spring Closing!
Financing. It’s out there! We may have to work a little harder to find the right bank – or not. I have several that I work with who a) like campgrounds, b) have money to lend and c) most importantly, WANT TO LEND. One current customer just put an OUTSTANDING deal together with one of my “go-to” banks.
AND, then there’s the SBA!
(Small Business Administration – US Gov.)
AND this is very significant – There is STIMULUS money available for special loans UNTIL Dec.31, 2009! (Unless funds are used up before or unless the government extends the program.)
They’ve had CASH FOR CLUNKERS! And, IF you hurry, you might be able to get one of these Stimulus Loans that we can then call CASH FOR CAMPGROUNDS!
You have about 60 days to do some serious looking before cold weather and the Holidays arrive. If you have a serious desire to own a campground by next season, contact me, preferably by e-mail and give me a little detail about any questions or type of property you are looking for.
AND, in case you are not aware of the following procedure: campgrounds, like many seasonal businesses are often put “Under Agreement “ in the Fall with a Closing set for the following Spring when the cash flow starts. Savvy Buyers come out in the Fall and do just that and get ahead of the Spring Buyers. And, also have the opportunity to better promote and prepare their new campground.

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Trip to Scotland:



My wife, Bonnie, and I finally took a long-planned vacation and went to Scotland in late July. There was a special Gathering of the Clans with 330 Clan Chiefs gathered in the Scottish Parliament and meeting with Prince Charles. It is believed to be the largest gathering of Clan Chiefs, ever. The Highland Games were actually held on Holywood Castle grounds. Holywood is where the Queen and Royal Family stay while in Scotland. We toured some of the 250 rooms!
The Royal Mile, a narrow, cobblestone street in the heart of Old Edinburgh, runs a mile uphill from Holywood Castle to the historic Edinburgh Castle, a large, fortified structure on the top of a volcanic prominence offering an unobscured view for miles in all directions. Portions of the castle date back to the 11th Century.
One of the major highlights of the Events and considered by many to be a once-in-a-lifetime event, was a Clan Parade up the entire Royal Mile to Edinburgh Castle. There were thousands in the parade and thousands more lining the “Mile” and many cheering from 4th or 5th story windows. A great event for those with some Scottish heritage. I proudly christened a spectacular kilt made by my daughter-in-law, an accomplished kilt-maker who has studied under legendary kiltmaker, Elsie Stuehmeyer. It was made in Dunlap Tartan. She worked for days on it and shipped it to me just before we left. When marching I knew I was probably wearing one of the ten best made kilts in the entire parade! Bonnie, a Seneschal for the Morrison Clan in the Northeast (US), was wearing her Morrison kilt.

Photos>
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A REMEMBER - If you want to be in a campground this season, you need to be starting to make a decision on which one - NOW - in order to be in by mid-season. And, as explained in my last eNews, we can often help you obtain financing even if your house hasn’t sold; although some cash would be helpful. And, SBA is offering some special financing packages. However, at the moment, they are waiving their fees through the end of this year, only.

B Also, a very smart purchasing tactic is to be identifying a campground that you want to buy and perhaps putting it Under Agreement this Summer or Fall to Close next Spring thereby beating the probable rush of campground Buyers next Spring – if this economy continues to show signs of improvement and consumer confidence. This has been what has happened in the past downturns – essentially current Buyers hold off because of the uncertainty of the economy and, perhaps, their jobs, then as the economy bounces back, not only do the “current” Buyers become more active but also so does a whole new season of Buyers start looking. AND - there will only be a very few campgrounds available at any one time that will meet your criteria. So, you may want to be prepared to beat the possible rush of Campground Buyers who will likely turn out next Spring (or late Winter.) In addition, if you put a campground Under Agreement now or in the Fall for Closing next Spring, you avoid the mortgage payments and other carrying costs such as insurance, property taxes, etc until the season and the cash flow starts next year.

C News the past couple of days about interest rates probably rising significantly above today’s really low rates over the next year or so means that those of you who also anticipate this, might be well ahead of the game if you purchase a campground while rates are still low. AND, by combining it with an SBA Mortgage will save you thousands more as SBA is waiving their significant fee through Dec. 31 2009.

Example: a 1% increase on a 500,000 mortgage will cost you approximately 75,000 over the life of the Mortgage. Up three points and it will probably be around 250,000 just in actual interest costs. (Still much better then the 8 – to – 10% or more that had been standard for 2 or 3 decades before interest rates modified in the 1990s.) ADD the SBA waiver fee (it would vary – perhaps 15,000 – 25,000) onto the interest savings

• You recently have been down-sized, pink-slipped, furloughed, fired, let go, eliminated! NO!! LIBERATED!!!
• You can now pursue the family dream of campground Ownership.
• You can now control your own destiny.
• You no longer have to depend on the undependable.
• You can be your own boss.
• The family can now spend more time together. (Family togetherness.)
• Teach children responsibility in a “fun” learning/business environment.
• Work five months a year in a business where customers are there to have a good time..
• Head south in the winter. (Though, perhaps not immediately.)
• Own one of the most recession-proof businesses. (Undertaker/grave digger probably #1.)
• And YES, Get even with your kids for those minor aggravations. (Bathhouse Clean-Up.)
• Work-campers will do most of your work for a free site!!!!!! And, organize your entertainment.
• SBA will help you purchase and will waive fees through Dec 31,2009 – saving thousands of $$$$$. - - And, a lower Down Payment.
• You may be able to finance through SBA even if your house hasn’t sold.
• By Closing in-season, you will probably receive thousands of dollars in campground deposit money.

As of this writing, the news on consumer confidence is UP and many economists are now predicting 3rd or 4th Quarter turn-around in the economy.
You may have a rare, personal moment in your life right now, 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 a position of future risk during the next downturn.
This moment is enhanced by special SBA funding assistance of lower Down Payments and elimination of thousands of dollars of normal SBA lending guarantee fees. BUT, there is one catch – this program is currently in place for only the remainder of 2009! So it is a BRIEF Window of Opportunity. Are you prepared to take advantage of that breeze of financial assistance?


If you see this as a moment of opportunity for you, you must ACT, now! The season is just starting and you should be in by August at the latest. (I’ve sold four campgrounds in August in the past three years.

CALL OR E-MAIL, NOW!!!
(If you wait until the economy is strong, again, you may be SHUT OUT because many more Buyers will be back in the market and there are only a few campgrounds at any given time that will meet YOUR criteria!)

What a GREAT OPPORTUNITY!!!
The Obama Stimulus Package jolts
the SBA Loan Programs.
LOW Down Payment. 10% - 15%

An infusion of Government Funds into the SBA has bankers salivating! As explained to me by my “go to” banker for campground loans, Millions in Stimulus Funds have been made available for the SBA 504 Loan Program. (I’ve been involved with a few in the past.) This particular package will be available through the end of the year or until the money is gone (sooner, in all probability). SBA may also be waiving their fees for most of these loans thereby saving the Buyer $20,000–$40,000 in usual SBA fees and obtaining a fixed, low rate of interest for a large portion of the loan for the life of the loan.

THIS IS A GREAT OPPORTUNITY! Read More...

Recent Quote Addressing the Camping Industry:

“We are the bright spot in the RV industry,” ARVC Chairman Mark Anderson, a New York State park operator, said on more than one occasion during the annual convention. “We are fortunate that the troubled state of the economy isn’t stopping RVers and campers from visiting RV parks and campgrounds.”

-Front Page Headlines – December, 2008 WOODALL’S
CAMPGROUND MANAGEMENT publication.

Broker Comment: Read More...

Despite the current freefall on Wall St and barring a total collapse of the economy (not likely say many economists, many of whom are predicting some upward movement in the 1st quarter of 2009 and a stronger rebound in the 2nd quarter (let's hope that they are right or that the government picks the right "bailout" plan), the camping industry, like many others, is usually only slightly affected during these times. The main reason, of course, is that most folks will still take their vacations, perhaps fewer days, or perhaps more three-day weekends. However, for most, as we saw this season when the gas prices spiked, camping offered more value for their dollar than most any other vacation option – except, perhaps, spending their vacation at a relatives. Where else can you go for a family experience where the lodging is only $30 - $40 and meals are more fun, healthier and much less expensive than most restaurant alternatives – AND, where most of the family activities are either free or at a minimal cost. Read More...

Every campground (5 or 6) that I have had occasion to ask the question:
“How are your reservations going this Spring?” ALL reply that reservations are UP 25 - 30% over this time last year! Now these have all been in or very near major tourist areas, either in Maine or New Hampshire. Campers seem to be picking campgrounds
who either have major activity programs or facilities

Apparent Reason: Presumably because of gas prices (and for some, the general economy), campers seem to be picking campgrounds who either have major activity programs or facilities AND/OR are located in a major Tourist Destination Areas. AND, they the reservations are for longer periods of time. Read More...

I guess we can all rest assured that either we are bout to have a recession or are now in one (According to this Evening's news and the reaction of the world's stock markets to the President's Stimulus Package. Whichever - many of you perhaps are not only starting to be conservative in your spending (a sure means of creating a recession) but might also be starting to worry about company down-sizing, layouts, shorter work-week and all of the other accompanying worries. As strange as it may initially seem, perhaps NOW is the time to pursue that dream that you've had of owning a campground. I say that because I have been in the hospitality business sales for 30 years - 25 specializing in campgrounds. I've gone through several of these cycles and it can be a VERY POSITIVE experience if utilized with good judgement. Read More...

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