RV Parks and Campgrounds For Sale, Used RVs for Sale by owner

RVParkStore.com Presents...

How to Buy, Sell, and Operate RV Parks and Campgrounds

Written by Dave Reynolds, RVParkStore.com

March 26, 2007

130 Page E-Book

Available for Instant Download!

5-7-07
Dave,

Thanks so much for the book. I read it quickly and it has almost all the answers to questions we had about purchasing an RV Park. This is a valuable resource, as we have tried to find a book on purchasing and operating an RV park for a long time. We had located a park that we were interested in and met with the broker last week. We were well versed and had appropriate questions to ask.
Thanks, S. Peters

3-28-07
Dave,

I thoroughly enjoyed your book. It is an excellent compilation of ideas for people interested in purchasing campgrounds and rv parks. I would recommend it to any of my buyers as a resource tool.

Jerry Persons
CampgroundFinancing.com

Here is a sample of what you will find inside:

How I Started in the RV and Campground Business

Why you should or shouldn't invest in an RV Park

Over 15 ways to find RV Parks to Purchase

REAL Life Valuation Methods on how to figure out what an RV Park or Campground is Worth to YOU (not someone else).

A list of over 50 Due Diligence items - Would you like to save Hundreds of Thousands of Dollars by not making key Mistakes?

Powerful ways to Increase the Value of your RV Park and Campground

Information on getting Financing and Insurance on your RV Park

What to do when the Seller of an RV Park is not reporting all of his income or is padding the expenses with everything under the sun!

Internet Marketing for Campground Owners - I have spent well over $20,000 to learn more on Internet Marketing and I will give you some powerful strategies on using the information I have learned to apply it to RV Parks.

This book is for: First-time investors, Seasoned investors and any other Business Professionals in the Recreational Vehicle Park and Campground Industry

Find out more about the Book

RV Parks and Campgrounds For Sale

We currently have over 350 RV Parks for sale and the list is growing daily. So far this year RVParkStore.com has helped many campground investors find their property and there are several more in the works.

At last count, there have been 55 confirmed sales so far this year!

In the past 60 days, there have been over 110 new RV Parks and Campgrounds listed for sale on RVParkStore.com.

If you are looking to sell your RV Park or Campground, now is a great time to start marketing it before summer. We are currently offering a FREE 15 day trial period to test the market. Find out more about Selling your RV Park.

5-21-07

Dear Diane,

Your site is the BEST for selling RV Parks! We had hundreds of hits from it and sold in less than 2 months! The service from your staff is super polite, outstanding and quick to respond with any changes being posted. We want to sincerely thank you and your staff for providing this fantastic website.

Best Regards,
Jack

5-2-07

Diane,

Please discontinue our ad to sell our rv park in Mena, AR. (shadow mountain rv park), we already have a firm offer and will get back to you if it doesn't go thru,, thanks,

James

Featured Listing

Lakeview RV Park is at the hub of the Tri Cities – Bristol, Kingsport and Johnson City. The park is on a scenic setting with terraced sites overlooking the lake.

160 Spaces on 16 acres and the occupancy is rapidly growing! Find out more about this RV Park For Sale Opportunity!

RV Park and Campground Memberships For Sale:

This section of RVParkStore.com is picking up speed. Memberships are being listed and sold quickly. With about 120 memberships currently for sale, this continues to be the prime outlet to buy and sell campground memberships.

Best of all, when you are selling your membership, we do not charge you up front to do so. You only pay us if you are successful in finding a buyer from RVParkStore.com.

Find out more about Selling your Campground or RV Park Membership

RV Park Employment Listings:

Are you searching for good quality employees or looking for a position with an RV Park? Then be sure to visit our ever growing employment listing sections.

All listings in these sections are FREE!

Check out the Help Wanted Section

Check out the Work Wanted Section

Post your FREE Listing Here

4-29-07

Dave

Just wanted to drop a note of thanks to RVParkStore.com. I put a "Worked Wanted" ad up a few months ago and received numerous opportunities. I've just accepted a position and three year contract! This is a dream job and they would have never found me, or me them, if it wasn't for your great website! I felt trapped in my present position, couldn't afford a pay service and Monster and Yahoo jobs just don't have much in the way of resort management positions. Many thanks for this wonderful service you provide!

Happy to be packing,

Scott

An RV Park Deal Gone Bad: Something to Ponder and Watch out For:

Hi Terri:

I am happy to share our story. We did set a limit to what we got burned but no burn at all would have been better.

We contacted the sellers and met with the husband in Feb. At that time, they wanted $250,000 - $300,000 down and said they would finance the balance. We knew we would have to borrow most of the $250,000 and told them so. They referred us to their banker and we were applying for the loan. During that time, no deal had been firmly made.

Supposedly, there was another buyer who had cash and they offered a check for less than the asking price. The owners had told us the price was firm and they called us. We went to see the campground, and fell in love. We stayed that afternoon and their attorney came to get the details of the deal so he could draft the buy/sell agreement.

We paid a $2500 Binder but did not sign an agreement at that time that they would return our money if they did not follow through – MISTAKE 1. Among other things was the assignment of the lease where the sign was on the highway, the method of payment, & the approximate date of the closing of April 30. We met with the banker, were approved, and the bank was supposed to prepare the note and appraisal. His attorney was preparing the paperwork, our attorney was reviewing the drafts. Meantime, we had formed an LLC and opened a bank account in its name. We had a number of expenditures (lease credit card machine, begin immunization shots so we could serve food, business formation, etc.) Two drafts of the Buy/Sell agreement had been dickered over and agreed upon although not yet signed.

On April 25 or thereabouts, my husband quit his job, gave up his weekend business and moved up there. I was waiting to go until I had a job offer in the area.

The sellers host a large event (5000 people) on the first weekend in June, and needed to be able to sell beer at the event. Any transfer of the business would have voided their beer license, so the agreement was made to transfer ownership after the event on June 4^th. On April 30, as with many closings, the paperwork wasn’t ready. Their attorney had not prepared the documents for their portion of the financing (promissory note, deeds, deeds of trust, survey of property)– although our attorney offered to prepare the initial drafts. The bank was also behind on its documents. On April 30, my husband and the seller went into the bank and when he found out that the bank would not complete their portion of the loan based on just the signed Buy/Sell agreement, he stormed out.

The sellers consulted that evening and told my husband the next day that the deal was off. He stayed 2 more days trying to obtain the $2500 binder back and was informed that their attorney told them that they didn’t have to return it. Our attorney is still pursuing it. Thank God we did have an attorney involved or it could have been horrible. We have not given up our dream, but will take a different approach next time. And yes, I had considered your seminar but we failed to act on that. Say OOOPS. Diane

Potential Advantages to Lease/Options rather than the standard Purchase and Sale:

Why leases with an option to buy may be a better way to go for sellers and buyers. Instead of an outright purchase of a Mobile Home or RV Park, a lease with the option to buy can make more deals happen. Here are some benefits that often occur in these type transactions:

Seller Benefits:

1. Instead of selling a property with seller financing, when a seller does a lease option they still have the title to the property. If the buyer does default for whatever reason, then the seller can usually evict the lessee in a much more timely manner than going through the foreclosure process. The lessee is not the owner.

2. Instead of receiving a down payment on the sale, the seller/lessor will receive an option deposit. Whether this option deposit is $5,000 or $500,000 it is typically treated just like a security deposit. It is not reported on the sellers tax return until the option either expires or is exercised. This can in effect postpone the capital gain taxes on the sale for several years depending on when the option expires or is exercised.

3. The seller/lessor will still be allowed to depreciate the mobile home park improvements until the option is exercised. This depreciation can shield some of the income that the seller/lessor receives from the lessee during the option period.

4. The seller/lessor is relieved of the day to day management duties and can be freed of that responsibility. Instead of running the park themselves, they step aside and collect a monthly rental payment from the lessee until the option is exercised.

5. By using a lease/option an owner that may have only owned the property for a few months may be able to convert a short term capital gain into a long term capital gain. This would happen as long as the option is not exercised for at least 1 year from the date the owner acquired the property.

6. By doing a lease/option instead of a purchase/sale/owner finance, the current financing can be left in place until the option is exercised without triggering a due on sale clause. If the property is in need of being turned around and it would be hard to get a new loan this may be the best option for the buyer and seller.

7. The seller/lessor can continue to make the mortgage payments and not be in default. If the buyer does default it should not be a difficult process to get rid of the buyer.

Buyer Benefits:

1. For a buyer with less than perfect credit, this may allow them to get into a property while their credit is being built up and then complete the purchase when they can qualify.

2. During the option period, the buyer can build equity so long as the property increases in value. This is the usual case.

3. If the property declines in value, then the lessee is not required to exercise the option. As long as the option deposit is not more than the decline in value, it shifts some of the risk.

4. The seller/lessor is usually more readily available to help in the case of problems with a lease option than an outright sale. They don't usually want the property back so they will be available to answer questions and give other advice.

5. Instead of the depreciation deductions, the lessee will be able to deduct the monthly rent payment to the owner. While this is amount will probably be less than the mortgage interest and depreciation, if the lease payments are structured that a portion of them reduce the option price, this can be a benefit as well.

6. The lessee is able to work the property as if it were their own and if done right will be able to increase the value of the property above the option price. Then when the option is exercised it will be much easier to obtain financing.

7. The lessee may be able to sell the option rights to another purchaser which is often easier than buying a property and selling a property. They are just selling the right to buy the property at a predetermined price.

These are some of the benefits of the lease/option. I am sure that there are a few more that I have not thought about but this should get you started.

Dave Reynolds

Tell us what you think!

We'd love to hear what you think of this issue!

We need your articles - send your articles to dave@rvparkstore.com to be included in upcoming newsletters (this is a great place to promote your company for FREE!).

Please send your comments, questions, articles, and ideas for upcoming issues to us at:

dave@rvparkstore.com

Your feedback matters to us!

Until Next Time,

Dave Reynolds
RVParkStore.com
18923 Highway 65
Cedaredge, CO 81413
PH: 800-950-1364
FX: 970-856-4883

How to Buy, Sell, and Operate RV Parks and Campgrounds

The Ultimate RV Park and Campground Investment Package!

575 Pages and 20 Hours of Audio CD's on How to Buy, Sell, and Operate RV Parks and Campgrounds.

Diane,

I would like to thank all of RV Park Store for all of their help with selling our campground. I am happy to say that it has been sold and I would like to have the listing removed from the website. It is amazing all of the responses that we have received. Fortunately, it was sold to the second person that looked at it, and only 9 days after it was posted on the website. All services that you have provided have been excellent and will recommend your services to everyone.

Thanks again,

Heather

The information on the NicheInvestment.com network of sites has been obtained from sources we believe to be reliable. However we make no guarantee, warranty or representation on the information provided and it has not been independently verified. It is your responsibility to verify its accuracy and completeness. In all cases you should enlist the the services of competent counsel to aid you in the verification. Copyright 1999 - 2010.

Visit our other NicheInvestment.com Websites

Mobile Homes for Sale Mobile Home Parks for Sale Self Storage and Mini Storages for Sale Motels and Hotels for Sale Outdoor Advertising Investments & Rentals

Contact Us Advertise Privacy Policy Terms of Service

Thank you for Visiting!