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RE: The perfect RV campground

The OP has apparently decided that reading replies and trying to actually incorporate some of the advice, information and suggestions given is too much work. Apparently he feels a "cut and paste" reply that has no relationship to the poster's comments is all those posters who are trying to help him deserve. If he manages his park with the same tone deafness the park's amenities won't matter, the lack of customer service will kill it anyway.
westernrvparkowner 03/29/20 10:03am Family Camping
RE: The perfect RV campground

Because everyone seems to have a different idea of what makes a great CG, I suggest you look at some of the highest rated resorts and see what the constants are. Places like 7 feathers in Oregon are a good start and while some will probably berate them for some reason, they're metrics dont lie.Skywriter would probably get some better suggestions if he would clarify what basic type of park he is planning. Is it a seasonal park, a long term housing park, a park located near a destination, an overnight park, a park built to be the destination itself, or some kind of combination?
westernrvparkowner 03/28/20 07:15pm Family Camping
RE: The perfect RV campground

Management: not sure what you're meaning here. If you mean a well managed park, okay.. but reality is, generally speaking, my interaction with the management staff is on check-in. Don't even have to interact at checkout at most places. Price is down towards the end for me too. I'll pay more for a decent place with hookups and nice, large sites. Mike Thanks. Definitely my personal priority. I'd like a green screen between every site.Oh, and Mike is an exception to the price rule. Price does matter to most people in that they will pay a fair price for what they want. If the park has a thousand amenities they don't want or use they aren't going to pay for them.
westernrvparkowner 03/28/20 06:24pm Family Camping
RE: The perfect RV campground

Management: not sure what you're meaning here. If you mean a well managed park, okay.. but reality is, generally speaking, my interaction with the management staff is on check-in. Don't even have to interact at checkout at most places. Price is down towards the end for me too. I'll pay more for a decent place with hookups and nice, large sites. Mike Thanks. Definitely my personal priority. I'd like a green screen between every site.There is a financial and engineering reasons beyond land costs as to why sites are not widely scattered. You can figure on costs of over $200 a linear foot for each foot of site width. Wider sites mean more wire and piping. It may mean you will need to upsize your actual wire due to voltage loss. Wider sites also mean you will have longer roads. Wider sites mean you have to go deeper with the sewer lines to maintain slope for flow. It may mean you have to upsize the sewer lines from 4" feeders to 6" or 8" mains if the runs are too long or you may have a need for lift stations. Wider sites mean longer excavation trenches for those utilities, also at additional costs. Wider sites mean more landscaping to create and maintain. Those trees between sites have roots that can cause damage to the wiring and plumbing over time, and are big obstacles to work around if you intend to leave large existing trees intact while running utilities. The larger an area you spread the park across the greater the challenge to provide Wifi. There may even be state requirements as to how far away from restrooms sites may be located, especially if they are not sites with sewer hookups. It isn't just about having acres of land.
westernrvparkowner 03/28/20 06:09pm Family Camping
RE: The perfect RV campground

I would doubt that more than 1% of the RVing public would choose a park because the park had lectures. Unless you have some kind of remarkably unique property, nature trails are another non-starter. Food would only be important if you were extremely remote with no other dining options anywhere around. Most RVers are looking for destinations beyond the park unless you are considering a seasonal park. For most any park the primary focus should be utilities, facilities and hard amenities. Quality hookups, good roads, clean bath facilities, a good laundry and well groomed landscaping is much more important than anything else. Management is often in the eyes of the beholder. A park managed tightly will appeal to many and be a turn off to many more. Same with the other way around. Echoing the post of another (who probably stole if from one of my many other posts making the exact same point :D) attempting to please everyone will mean you will please no one. Decide on the market segment you wish to capture and build the park to meet those needs. If you haven't built a park before, consider hiring a professional park consultant. They will likely save you tens to hundreds of thousands in construction costs and prevent you from building a huge white elephant that will suck the life out of you. I already have chosen a potential site and am seeking how to upgrade it past tent camping. It includes forest and a lake, which is unique to the surrounding plains. The structures on the site are large enough to hold conferences as well as expansive natural brick paved outdoor spaces. Past owners did not properly identifying their market niche, which is a mistake I would avoid.I would be delving much deeper into why the previous business failed. What you are proposing, building an RV park, is going to cost multiple hundreds of thousands of dollars on top of the purchase price of the property. If the previous business failed because the trade area didn't support it, why would an RV park be different? Are you planning a seasonal park? If so, will the lake and woods be a big enough attraction to keep people there 5 months every year? Definition and use of a lake differs widely. If the lake is a 20,000 acre boating lake that is different than if the lake is 5 acres and supports a few catfish and snakes. Woods are nice, but what can people actually do in them? Advertising and major recreational amenities such as pools, playgrounds etc. will be a huge part of the success of a new seasonal park and that means major costs. If your plan is an overnight park then really the overriding concern will be location to major trafficways and access. A lake, nature trails, activities and the like won't draw in someone who is on their way to somewhere else. If you are more than a mile or two from the traffic it is very likely that business plan is going to fail.
westernrvparkowner 03/28/20 12:02pm Family Camping
RE: The perfect RV campground

I would doubt that more than 1% of the RVing public would choose a park because the park had lectures. Unless you have some kind of remarkably unique property, nature trails are another non-starter. Food would only be important if you were extremely remote with no other dining options anywhere around. Most RVers are looking for destinations beyond the park unless you are considering a seasonal park. For most any park the primary focus should be utilities, facilities and hard amenities. Quality hookups, good roads, clean bath facilities, a good laundry and well groomed landscaping is much more important than anything else. Management is often in the eyes of the beholder. A park managed tightly will appeal to many and be a turn off to many more. Same with the other way around. Echoing the post of another (who probably stole if from one of my many other posts making the exact same point :D) attempting to please everyone will mean you will please no one. Decide on the market segment you wish to capture and build the park to meet those needs. If you haven't built a park before, consider hiring a professional park consultant. They will likely save you tens to hundreds of thousands in construction costs and prevent you from building a huge white elephant that will suck the life out of you.
westernrvparkowner 03/28/20 09:47am Family Camping
RE: RV living and registering child for 1st grade.

Not true, you are paying the property tax of the park owner via your rent, same as if you lived in an apartment. Agreed, but most likely it's nowhere near what they'd get if you had a stick-and-brick. Each school system determines how much per year it costs to educate a child and in some school districts the amount is quite a bit. In MA the average per district was over $16K per student and that's not the highest in the country. My comments are not to discourage people from full-timing with kids-I'm a firm believer most children learn more from the outside world than the classroom. I have no idea how campgrounds are taxed or the tax rate would be but even if it were only 1 child it's a fair chunk of tax revenue.In Montana we are taxed on the business value of the property. Like many states, Montana has different taxing assessments and rates for different types of businesses and properties. In Montana RV parks fall under the same category as other lodging facilities. If RV parks become long term stay locations with many children enrolling in schools and the residents using other governmental services I would expect that taxing status would change. Currently, RV park guests use very little in those governmental services. Park guests don't have children in school, they are not collecting from state unemployment funds or state welfare programs and are seldom a problem that require law enforcement intervention. In my opinion it is in the best interests of most RV'ers for RV parks to continue to be used for recreational RVing and not long term housing, taxation being yet another reason why.
westernrvparkowner 03/25/20 05:09pm General RVing Issues
RE: coronavirus...put it into perspective

Here is another perspective: The US has a population of about 327 million people. As of today there is approximately 26,000 people with diagnosed COVID 19. That means there is one confirmed case out of every 12,000+ people. Even if the the number of undiagnosed carriers is 10 times greater than than the number of confirmed cases it still means that less than one out of every thousand people are infected. It is very likely that the death rate will fall as testing becomes more widespread. Currently, testing is only being done on those with symptoms and is focused on the severely ill (which is the correct action, since the severely ill need intensive care and the symptomatic need to isolate themselves completely). But as we increase the denominator of virus positive individuals through expanded testing, the fatality rate will decline. One of the best things that can happen is there to be a large population of infected people who had no symptoms and subsequently recovered. They are what will create a herd immunity and eventually stop the spread of the disease. It is the same as setting back fires to control wildfires. Just like back fires create areas that cannot burn, asymptomatic people who have recovered create large areas where there is no one left to get sick and spread the disease. There is anecdotal evidence this is already occurring, but there is really no way to know since it is impractical, and probably unwise, to test large numbers of people who show no outward signs of the virus. Hopefully our government leaders will be able to manage the tightrope walk between illness prevention and the economy. The last thing we want is the economic damage to continue far past the health impacts of the virus. In the long run that could cause far more harm, both physically and mentally than the virus.
westernrvparkowner 03/22/20 09:55am General RVing Issues
RE: RV Parks to be used to Quaratine people

RV Parks being used as quarantine facilities is not going to happen on a wide scale. Will some state try it at some location, probably. But widespread usage is a logistical impossibility. This crisis will pass like all other crises. The end result will show it wasn't just nothing, nor will it be anywhere close to the doomsday forecasts being thrown about. To me, it seems like the "experts" and the media have all gone to the Weather Channel school of hurricane hype. Predict end of society as we know it to get views and the give a heartfelt "we dodged a bullet" speech after the storm.
westernrvparkowner 03/20/20 09:49am General RVing Issues
RE: Canadian health Insurance

This is a heads up for all Canadians that have a travel health policy. Even if it is a group policy. Some insurers are saying that your coverage has ended yesterday. Some are saying you still have coverage but not for the Virus. Some are giving you 10 days from Trudeau's announcement. Some will extend the 10 days if you have a valid reason ( like being in quarantine). I have no idea what the provinces are doing. If they don't provide coverage your travel policy is null and void. This is serious. I We are headed to HMO right away to see what is happening in the big city. If the stores are not jammed we might just take a chance and stay. We are more worried about the drive from Tucson to Manitoba. Hard to not have some minimal contact with other people. And by the time we get back will the health system be able to handle the crisis? Hard to think straight under duress. Sonora announced a bunch of new rules concerning bars and meetings, etc. But no mention of canceling Semana santa. We get upwards of 40,000 people in our pueblo! MoishehIf you can get away from the media panic you can use math to comfort yourself for your trip. There are 327 million people in the US out of which there are 5216 confirmed cases of the virus. That means only one out of every 62,000 people you meet have a confirmed case. Even if the infection rate is 100 times greater than being reported you have only a one in 600 chance of any person you encounter being infected. And of course, encountering an infected person does not automatically mean you will become infected. Finally, the vast majority of people who become infected will not require hospitalization. For most it is either without symptoms or their symptoms peak at something between a bad cold and a bout of the flu. Older persons with serious existing health problems are at most risk of hospitalization, but then again, they were most at risk for hospitalization before COVID19 ever appeared. Overflowing hospitals are a worst case scenario that makes great headlines. But in has not happened in South Korea and the virus apparently is in retreat in China without infecting most of their 1 billion plus citizens. Both the US and Canada have exceptional healthcare facilities and an overall population that is healthier than the hard hit countries. The final impacts are almost assuredly going to be much less than those worse case scenarios.
westernrvparkowner 03/17/20 03:24pm RVing with Disabilities and General Health Issues
RE: Private Seller - Financing

My interpretation of the post is they are looking for a source of financing, not wanting opinions on the seller financing their purchase. If that is the case the options are pretty much their bank, their credit union, a home equity loan or an unsecured personal loan. The only national bank I know of that does RV loans is Bank of the West. They have a lot of criteria, but might be an option on a newer RV.
westernrvparkowner 03/10/20 09:06pm Beginning RVing
RE: tax writeoffs for full timers who work from road

Among the criteria for making a home office deductible is that the office must be used exclusively for business and only that portion of the home may be deducted. For example, you actually have a dedicated office of 200 square feet in a 2000 sq ft home you can apply 10% of the utility bills and using a depreciation table for value of the home taking 10% of that depreciation for business expenses. However when you sell that home you have to recapture that depreciation as a long term gain (assuming when you sell the home and allocate 10% of the sales price to the office the amount is greater than the depreciated value of that office, which will be the case if you sell your home for the purchase price or greater). If the RV is your only home, the first stumbling block will be dedicating a portion of the RV to exclusive usage as an office. The IRS will likely disallow such a claim unless the office is in a separate room. In my opinion, it would take a really unique business situation to make it worth the while for a full timer to try and make a portion of their RV a qualified, tax deductible home office.
westernrvparkowner 03/10/20 03:34pm Full-time RVing
RE: Snowbird parks and Coronavirus

....snip.... COVID19 is responsible for about 4/1000th of 1% of the deaths in the US. In case you haven't noticed, it just got here. That figure is about as meaningful as saying the death rate from automobiles was less than 4/1000th of 1% in 1901.Approximately 38,800 people in the US were killed in traffic accidents in 2018. That is more than 1500 times the number of people in the US whose deaths are attributed to COVID19. Yet there is no reporting that automobiles are "carving a path of death" like the article quoted said was the case with the virus. This entire media frenzy reminds me of how the Weather Channel hypes every coastal thunderstorm. Despite their best efforts to convince us otherwise, most everyone will live to see the sun rise the day after COVID19 fades from the headlines.
westernrvparkowner 03/09/20 12:57pm RVing with Disabilities and General Health Issues
RE: Snowbird parks and Coronavirus

By Mike Carter , Nina Shapiro, Mary Hudetz and Paige Cornwell Seattle Times staff reporters The emergence and spread of the novel coronavirus in Washington and the world has exacted a steep toll in a very few weeks, carving a path of deaths, .Talk about alarmist reporting. Since the first of the year approximately 500,000 people have died in the US (2,813,742 deaths in 2017, about 7700 per day per CDC) . Of that number 22 are attributed to Corona Virus. By comparison, an average of about 49 Americans are killed by lightning each year. Corona Virus currently is not exactly carving a path of deaths. But that statement sure sells more papers than stating that COVID19 is responsible for about 4/1000th of 1% of the deaths in the US.
westernrvparkowner 03/08/20 09:56pm RVing with Disabilities and General Health Issues
RE: Fishing Bridge to re-open this fall

Well worth the price due to the location - and lets face it only full hookups in the park Pretty much same price as West Yellowstone RV parks plus great location.The National Park Service must approve any rates charged by concessionaires. Part of the criteria they must follow is that the rates must be comparable to the rates private businesses charge in the same area. Hence, lodging and RV rates inside the National Parks are similar to the rates charged in the Gateway towns near those parks. From an RV'ers point of view, be thankful the rate is comparable to West Yellowstone rather than Jackson, Wyoming where $100+ a night is the norm.
westernrvparkowner 03/08/20 03:57pm RV Parks, Campgrounds and Attractions
RE: Snowbird parks and Coronavirus

And the - oh it's nothing attitude is exactly what will keep it spreading around. It may not affect many people any more than the flu would, but for those who do get the serious lung involvement, I bet they will wish they had stayed home. And who gets it most ? Seniors and people with other illnesses and compromised immunity systems. How many at the snowbird parks are either a senior - have another illness, and have compromised immunity systems? Most will meet 1 of those 3 criteria.It's a virus. You can't build a fence or threaten it with a gun to keep it away. For the vast majority of people the symptoms are identical to a cold or the flu. People who have a cough or the sniffles are going to be out and about. That is just a fact. Unless you are willing to sequester yourself from all human contact until it either runs its course or a vaccine is perfected you will run the risk of becoming infected. That will likely not happen for a year or more. I don't have enough years left to toss one of them away living personally imposed isolation trying to avoid an illness that isn't that severe to the vast majority.
westernrvparkowner 03/08/20 11:46am RVing with Disabilities and General Health Issues
RE: Snowbird parks and Coronavirus

While we are thinking numbers approximately 6000 people die EACH DAY in this country and nary a news story. Die of what? Old age?Old age isn't a statistical category, so when a centenarian passes on some disease or condition gets credit. Yet another reason why many statistics must be viewed with a healthy skepticism.
westernrvparkowner 03/07/20 05:47pm RVing with Disabilities and General Health Issues
RE: Thor Tuscany - water is hot everywhere but the shower!

I have no idea what kind of mixing valve you have on your shower but I'd suspect some debris in the line leading to the how water side. The easiest way I know of to make sure would be to drain the pressure on your system and remove the valve for inspection. Once the valve is removed, you could put a plug in the cold water line and a hose on the hot water side and pressurize the system and see what kind of flow is available to the shower. If you get a full stream with plenty of pressure, the problem is in the mixing valve and it would need to be backflushed, disassembled for inspection or replaced.I agree it is very likely a mixing valve problem. Not only could it be debris in the lines it could also be the valve itself has a defective anti- scald component. Nothing special about RV plumbing, so any plumber should be able to fix the issue if you aren't comfortable doing it.
westernrvparkowner 03/07/20 08:58am Class A Motorhomes
RE: Fed Cuts Rates: Will RV Rates Follow?

Just a continuation on the war against savers.Putting your cash to work in bad times can make you rich. More millionaires were created during the depression than any other time in US history (and that was when a million dollars was serious money). In any 10 year period, equities have outperformed bonds 89% of the time. Holding your wealth in cash is seldom a good long term strategy.
westernrvparkowner 03/03/20 03:53pm General RVing Issues
RE: Direct TV black and white only

Just watch Andy Griffith Show reruns, problem solved. Do you have a DVD player with HDMI connection? If so, connect it in place of the Directv box. If that solves the issue, Directv box is the problem. If it doesn't, cable or TV is the problem.
westernrvparkowner 02/29/20 10:54am Technology Corner
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