Your thoughts on my future carreer change

[caver]

RV Park: Tyler TX is probably on the bottom of my list of places I want to camp. Is there a local demand for places to camp?

I recall talking to a KOA owner in Idaho a couple years ago. I normally loathe KOA's but make an exception for this one and maybe one other. Anyway, my second time through I chatted with the owners again and they had the park for sale. I just looked and it appears they've finally sold it. They bought the park after full-timing for a couple years. The place was very seasonal and she said they were limited in what they could charge before RVers wouldn't pay it. Another KOA farther south could just about name their price. I stayed at that very KOA and agree it was pricey. Location location location.

Wedding facility: Also seems a bit seasonal. Now,,,I dated a woman who works for a local mom and pop facility that hosts birthday parties, prom/homecoming events, etc. The owner bought some small kiddie rides that they house in the same huge room. They also have ski-ball and other games like laser tag. I believe they offer pizza and basic snacks like nachos hot dogs etc. The girlfriend never could get weekends off and that was part of the reason we stopped dating. Yep that place is busy busy busy and in a little hole in the wall town.

 

[caver]

What I don't get is why people think if the wedding hall and see it as less work because you can hire people to do everything, but the rv park will be more work because you are so busy.

I agree with ya. many RV parks hire full-timer RV'ers to work the counter, help people park, do grounds keeping in exchange for an RV site and sometimes a wage too.

 

[Pixguy]

What I don't get is why people think if the wedding hall and see it as less work because you can hire people to do everything, but the rv park will be more work because you are so busy. Could you not hire people at an rv park just the same? Let them take care of things if you don't want the burden?

Btw... if you do decide to go ahead with the rv park, make sure to let us know... I'll be sure to come check it out sometime.

No argument, both are hard work but RV parks are every day during season and although workampers are available, you'd have to be there to watch the till, cash is a strong motivator.

How about high school proms at the hall?

 

[nc redneck]

I like the idea; actually I like it better than the RV park idea where the buildings were going to look primitive. Looking at expansion possibilities before you build anything is very wise.

Suggestions:

1. Look at total possible annual revenue. There are only so many weekends in the year during "wedding season". All of your costs and your income has to come out of this. In fact, the costs come first, your personal income is the last item paid.

2. Your areas need to be far enough away from each other and the highway so that each can have their ceremony unspoiled by road noise or a loud band at an adjacent ceremony.

3. Look at wedding trends both in your area and in the US as a whole. Where we live, the trend is for couples to not get married any more, just live together. In 15 years, revenue might be lower.

4. Costs & Security. Weddings will always have extra costs. As many of these should be put on the wedding party as possible. For instance, security. Some percentage of weddings end up with serious fights and sometime general brawls. Doesn't seem like it should be that way, but when people add alcohol, family feuds, and possible thug friends of the wedding party it happens. Not always, but enough times that you should have a plan. Require 2 or 3 uniformed guards to direct parking and prevent fights. Whatever happens, you should never go out yourself to deal with a disturbance.

5. Work with some wedding planners before you build anything. What would be the way they want facilities laid out? This also gives you free publicity before you open.

6. Same with caterers for food before you build. What layout of roads would give good service access, while letting the actual wedding party not see any of the behind the scenes, nuts and bolts stuff of how it happened. The garbage truck and dumpsters need to be there, but the guests don't need to see them.

7. Liquor license. Do you need one? How long does it take to get one?

8. Clean up crew. Who is going to clean up after each use? They need to be absolutely reliable. The team that arrives to decorate for an expensive Saturday ceremony does not want the old stuff from the previous, low cost Friday night party there when they arrive.

9. Shift work. You will need Friday night cleanup and setup for Saturday, same for Saturday night cleanup and setup for Sunday. Who does this in your area?

10. Garbage removal. Do you want larger dumpsters or more garbage trucks? Think hard about this, there will be a lot of food prep and cleanup. Dumpsters will smell in hot weather, even "empty" ones. How do you handle this?

11. I think you said you had a sewer system which pumped to a public facility of some sort. This is good, but the surge capacity might have to be greater than for an RV park. All of the food prep will have to be done at once.

12. I presume you will start with one facility and then more as you have success. Plan out the siting and construction now. No one is going to want to have a wedding right next to a construction site, so visual screening during construction will be important.

13. Janitorial Service. Grounds, restrooms and food prep areas have to be cleaned before each ceremony. Who does this, and when? Do you need enough outdoor lighting to clean the grounds at night? Even a small amount of litter makes the place look trashy, and many of the previous guests were drunk and not on their best manners the night before.

Good luck, and I think you will come up with a lot more questions. None of them are show-stoppers, but a little planning ahead will keep things elegant and desirable for quite a while.

Dave

RV Park: Tyler TX is probably on the bottom of my list of places I want to camp. Is there a local demand for places to camp?

I recall talking to a KOA owner in Idaho a couple years ago. I normally loathe KOA's but make an exception for this one and maybe one other. Anyway, my second time through I chatted with the owners again and they had the park for sale. I just looked and it appears they've finally sold it. They bought the park after full-timing for a couple years. The place was very seasonal and she said they were limited in what they could charge before RVers wouldn't pay it. Another KOA farther south could just about name their price. I stayed at that very KOA and agree it was pricey. Location location location.

Wedding facility: Also seems a bit seasonal. Now,,,I dated a woman who works for a local mom and pop facility that hosts birthday parties, prom/homecoming events, etc. The owner bought some small kiddie rides that they house in the same huge room. They also have ski-ball and other games like laser tag. I believe they offer pizza and basic snacks like nachos hot dogs etc. The girlfriend never could get weekends off and that was part of the reason we stopped dating. Yep that place is busy busy busy and in a little hole in the wall town.

Both posters bring excellent advice. Campground and wedding adventure will both be 24-7 don't fool yourself.
Dave, who must know the area statement of " Tyler Texas is probably on the bottom of my list of places I want to camp " is a huge warring sign. Are there any large successful campgrounds within 25 miles of you ?
A RV park will give you something to sell 10 to 20 years down the road that is not dependent on your or your wife's personal input or management (Where value of business is ) A campground is more impersonal and is sold on location and EBITA over the last 10 years. Normally with a formula of EBITA X 2 or 5 up to 7. They also provide a ready supply of retired ( older people with good work ethic ) possible employees. Will work for small wages for free campsite type of thing.
However if you can not fill it with campers it quickly becomes a cash hog and nightmare, just like empty wedding building.
I would be careful of posts that come from people who have never run or owned a small business successfully over a 10 or 20 year span, they are easy to pick out.
Good Luck
Scott

 

[forgeblast]

https://www.google.com/webhp?source...25&ion=1&espv=2&ie=UTF-8#q=texas wedding barn
Texas | Rustic Bride | Barn Wedding Venues, Farm Wedding Venues, Rustic Wedding Venues - Part 4
Thistle Springs Ranch - Vintage provincial barn venue near DFW metroplex
If these venues are away from you they may be willing to talk "shop" with you. Or you could take a day trip and do an "undercover" type interview with them. See what their prices are what type of hours they make etc....
I think the wedding, the more I think about it, is a better idea, especially if you like to travel. You have to have people you trust to maintain the rv park while you can scheduled trips when you do not have weddings.
One thing you may want to offer is this. We were married on a friday (saved a ton of $) and on saturday we had a big get together with everyone who came/traveled. It was a blast we had a big cook out, horse shoes etc. It was a way for us to hang out with our friends in a non stressful way and relax before we traveled for a honeymoon.
For me I think there are a lot of ways to add "value" to what you are wanting to offer. The more you do the more you can charge. I wish you the best btw with what ever venue you chose.

 

[Jstpssng]

What I don't get is why people think if the wedding hall and see it as less work because you can hire people to do everything, but the rv park will be more work because you are so busy. Could you not hire people at an rv park just the same? Let them take care of things if you don't want the burden?

Btw... if you do decide to go ahead with the rv park, make sure to let us know... I'll be sure to come check it out sometime.

the biggest difference that I can see is that weddings are generally in a normal time period; whereas campers want to come and go on any schedule. From what Eddie describes, he would provide the facility and be the general contractor, coordinating catering, flowers, etc; once he coordinates everything, his job is done.

No matter what he decides though, we all know that it will be 120% better than expected.

 

[Western]

Eddie, I think I would build storage units up by the main road, possibly include rv and boat storage. Less interaction and for those that don't pay, have a small retail outlet to sell the good stuff and trash the rest. I would think less of your time involved on a daily basis, less liability and headache.

I have seen your place and it is almost "to nice" to make it a "theme thang". I also think you could be a victim of economy circumstance at times. I like the rv idea, since I have seen the place, but again, what is the draw to Tyler Texas? I mean enough to bank on that is. Even a organic greenhouse set up with high dollar type plants, be it orchids or off season fruits, would be my thinking. (versus having the using public dictate your time.)

In any case, I wish you the best of luck in any venture or direction you turn.

Edit ti add: I think a "private getaway" with nice small cabins, may draw some of the DFW crowd out for a reasonably priced stay??IDK

 

[sld]

Storage facility is a good idea. Basically a one time expense to build the units. Built by the owner / operator the payback would be pretty fast.

Not to mention just providing parking for RV's, large boats, campers, etc....

 

[nc redneck]

The 25 mile rule still applies. Are storage facilities within 25 miles of you full and have a waiting list or in cut throat competition to fill non performing cash negative operations.
RV parks if successful createate there own storage opportunities. Many people buy a RV but quickly tire of towing or they don't have the right equipment or knowledge to tow.
Ocean Lakes in Myrtle Beach SC has one of the most successful RV parks on the East Coast. Across the highway they have over 40 acres of Storage RVs and they pack them in about 2 feet between each one. Not sure how many RVs can be packed on one acre. But at say $ 50.00 per month ( probably more )
I would love to have a few months income just from storage. They run 5 or 10 company trucks and move them in and out all day long. Plus they get all the repairs from people who do not prepare for freezing temps, refrigerator, hot water heater, AC, repairs.

The guy who built the place in my opinion was a genius, never sold any of his dirt. He had about 7 or 8 kids and they are all multi-millionaires.
Check who is doing great in your area, RV, wedding or storage. If they are sloppy owners and successful better for you. Get a job with them even at minimum wage.

Any of your ideas are a 200 to million dollar investment ( over 5, 10 or 20 years ) you need to get it right the first time.

 

[sld]

I still like the golf course idea...Walker Woods Country Club