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 > Your search for posts made by 'soren' found 6 matches.

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RE: Why are people not opening new campgrounds/RV parks?

At the start of the great recession, a subcontractor of mine decided to end his multi-year search for a small, existing campground to purchase. He had 1.4 million to invest, and wanted to be in the eastern third of the US. Over a couple of years, he spent over $10k in plane tickets and accountant reviews of the books of several potential purchases. His overall take on the situation was that most existing campgrounds he looked at were built 30-50 years ago and were built on land that was either free (the family farm) or dirt cheap. They were built before zoning and intense code enforcement, and extremely expensive utility and infrastructure requirements. He hit two deal breakers in most cases. First, the land that was almost free, back in the day, was now correctly priced by the seller at it's current market rate, which was priced based on it's highest and best use. This was often a figure that a developer would eventually pay, then level the CG and build a housing development or condo project. This often meant that there was no chance of generating enough profit to justify the purchase, much less guarantee a reasonable ROI and a fair paycheck for the new owner's efforts. The other issue was that a lot of older to elderly CG owners were spending their season working long hours and really not making anything at all. They were in the farmer mentality of, "next year will be better" and "this is what I've always done, so I keep doing it, even if it doesn't make sense on paper". Their kids didn't want to take the place over, and bust their butts for less than minimum wage, and nobody was willing to buy the place since their books looked horrible. The DW and I hold a small stake in a private CG in Florida. It is about 70 sites, fifty years old, and really a nice property. It is extremely well run, and fully booked in the peak season. The profitability of the enterprise will always be in question, as the operation is oddly co-mingled with a larger resort that we have a matching interest in. Bottom line is, the place charges market rates, and the occupancy rate is as high as possible given the climate and location. On paper the management can show a modest profit, while discounting the benefits of being attached to the larger operation, and using their utilities and amenities. Being very familiar with the cost of the daily operations, I seriously doubt that it would be attractive to any serious investor, if it was listed for sale.
soren 06/19/20 06:39am RV Parks, Campgrounds and Attractions
RE: Confused and Frustrated

Class C and toad vs TT and toad vehicle. I’ve had them all. A toad is way easier to hook up than a TT to a truck. You drive your toad up to the RV. No precise backing, sliding arms. Easy by yourself. My main complaint with a truck and TT is that when you unhook, you are stuck with a big ole gas guzzling truck that’s not much fun to park. Two drive trains? Tow a Honda. No pain. Now your driving around a nimble gas sipping small SUV. Of course it depends on where you go and your lifestyle and how much you drive around. We drive around almost daily. We like visiting museums, restaurants, church festivals etc. I've done it every way possible, pop-up, travel trailer, class C, class A gas and diesel. I agree with your take on this question. I have a class A pulling a Honda at the moment, and can't see going back to a trailer of any kind. We are constantly on the go, once the motorhome is parked and set up. Nothing for us to travel a hundred miles, or more every day, while out exploring. The economy, nimbleness, and hassle free experience of zipping around in a compact SUV is IMHO, a whole lot better than trying to navigate a 20' long, one ton, or worse yet, dually pickup. When it comes to some places we hang out in,like Charleston, Savannah and New Orleans, the last thing you want to be stuck in is a giant truck, on the many streets where a land whale like that barely fits. Funny how often we end up camping with our many fifth wheel owning friends, and they all up with the same comment when it's time to do something fun, "do you mind if we ride along with you?"
soren 05/29/20 12:58pm Full-time RVing
RE: Make An Offer

CW will usually tell you the fees and add ons are mandatory. I even had one try to tell me that the "Documentation fee" was a state tax, and was mandatory as a state fee. It was Virginia, and I had a dealers license, I KNEW better. the $399, was the state mandated MAXIMUM they were allowed to charge. It goes straight in their pocket. Nothing is mandatory, it is all negotiable.It is more likely a documentation fee is a mandatory fee at the corporate level. The dealer is likely to prefer losing a sale over the fee than have the dealer employees know that the fee can be waived. Commissioned sales is a strange profession. The salespeople have an obligation to the dealer to make the maximum profit, but they only get paid if they close a sale, so they also need to do whatever it takes to please the buyer. Fees might not be a legal obligation that cannot be waived, but the owner of the dealership probably won't allow it because collecting that fee over hundreds or thousands of sales is much more profitable than any single sale. You are correct. I've done business with dealers in two regions (FL&DC) where most dealers have outrageous dealer fees. I just negotiated the price I wanted, looked at the contract and asked what the $500, or $700 charge was for? They explained that it was a mandatory dealer fee and not negotiable. I then explained that I don't pay such nonsense, but they can remove it off the sale price, and we are good. After a lot of pearl clutching, sniveling and secret talks with the sales manager, the dealer fee amount was backed out of the purchase price, and everybody was happy.
soren 12/24/19 04:22pm Camping World RV Sales
RE: Almost lost a mud flap...

FYI. Mud flaps are not to keep your toad clean. Mud flaps are there for the protection of other vehicles following you. Your rear tires, like those on trucks, pick up rocks and debris from the road and hurl them skyward looking for the windshield of some poor unsuspecting fool using the highway with you. The mud flap normally will direct that downward back toward the pavement.....Dennis ...With several feet of overhang behind the rear axles, and a towed vehicle behind that....I'm having a hard time understanding how debris/rocks thrown upward by the rear tires could hit anything but the underside of the Motorhome or your own towed vehicle. Sooo, not quite following you on how mud flaps would be for protection of vehicles other than your own. If we were talking about a dually pickup or other vehicle with very little rear overhang and not towing anything, I'd agree. That's not really the case, though. Be that as it may, I definitely will be fixing the mud flap before the Motorhome rolls again. We don't have any trips planned for a while, anyway. Will I've seen something that is pretty obvious to me, but have been vigorously debated here in the past. When you have a flap that hangs low below the rear bumper of a class A, you can do significant damage to a toad. The problem is that the coach bobs up and down, and occasionally the rear flap with touch the road and sweep the surface. This can pick up gravel and pelt the toad. On one of my many trips from the east coast to AK I was filling up on the Kenai, and noticed a guy pulling a car with an absolutely trashed windshield. He had an older gas coach that sat pretty low, and had a serious rear overhang. He also had a flap across the rear that was about 4" off the road, when everything was level. I asked about the windshield and he didn't have a clue as to why it was slowing being reduced to a pile of shards. It literally had at least five side to side cracks, and I was surprised that it wasn't bowed inward at that point. I mentioned that it was probably his mud flap doing the damage, and he looked at me like I was an idiot. Flaps that are high and tight to the duals are no issues. a giant rubber squeegee riding just above the road, and 12' or more behind the duals? maybe not the greatest idea, IMHO.
soren 10/20/19 07:11pm Class A Motorhomes
RE: Black Tank--Borax?

I've gotten to the point, after two decades of RVing, that I use the toilet, occasionally watch the gauges, and see when it's getting close to full. I then close the grey valve and wait. The next day I dump the black, and chase it with a partial load of grey. No Rid-X,Geo method,expensive blue stuff from the camping store, Ice, black magic, or ancient Chinese secrets. If the RV has been parked while snowbirding, and hasn't moved an inch,after a few months it will develop the dreaded "Mount Poosovious". I then take a wand that came with the rig, hook the hose to it, and give the tank a blast. The wand was free, it has a cool brass spinning head on the bottom, and for the once a year I need it, it works great. IF, and only if, it's a hot summer and things are getting funky in the black tank, it gets a shot of straight, dollar store bleach, every so often. That's my story. No drama, no need for any fancy methods, techniques, or expensive chemicals. Poop, store, drain, repeat.
soren 10/20/19 06:48pm General RVing Issues
RE: Answer Your Phones

After 2+ decades of RVing, I gave up on wasting time trying and failing to buy parts from CW. The last straw was when I tried to buy a toilet flange from one of their stores. The toilet flange, in this case was a common ABS plastic 3" outlet piece that is also used in residential plumbing. I literally couldn't get anybody to even listen to me, including a service writer and EVERYBODY at the parts counter, unless I had the make and model of the toilet. I eventually got a young lady to pull up the schematic on a common Thetford toilet, and showed her that the piece I was looking for had NOTHING to do with the toilet manufacturer, and did not appear on their drawing. It didn't matter, if you use don't have a brand and model # they literally are unable to proceed. I then headed to another, family owned dealer down the road. Five minutes later I had my $7 part, and they had another good laugh with one of the hundreds of customers who showed up at their counter, after wasting time at CW.
soren 08/21/19 04:27pm Camping World Accessories
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