Would You Come?
This kinda' a market survey.
If I were to open a nudist facility (campground, nude ranch, B&B, etc) in the Texas Panhandle, perhaps along I-40/Route 66, would you come for a visit.
If you were interested in possibly opening up a nudist facility, how would you guesstimate the amount of visitors you had would be?
If I were to open a nudist facility (campground, nude ranch, B&B, etc) in the Texas Panhandle, perhaps along I-40/Route 66, would you come for a visit? If you were interested in possibly opening up a nudist facility, how would you guesstimate the amount of visitors you had would be?
I don't get up to the TX panhandle very often. But when I do, I wouldn't rule out a visit to a nudist park there. Just depends on if it's a good fit for me or not.
If I were independently wealthy, I would definitely consider opening a campground type resort. But I wouldn't want to depend on it for my livelihood. Just doesn't look to me like a very lucrative investment and certainly not low risk. Especially if you have to depend on the revenue to cover the fixed expenses. I'd have to be financially able to do it strictly for the love of doing it.
I would operate on the premise that if nobody at all showed up, I could still operate indefinitely without going bankrupt. And then hope any guests that show up would be willing to cover my expense in having them there. In other words, it wouldn't matter "financially" if anyone showed up or not. And since an operation that deals with lots of independent minded people is not a stress free endeavor, and if, per chance, it became a somewhat popular park, I'd hire a good manager to handle the headaches and stress while I enjoyed the lifestyle with my visitors. :-)
Independent wealth can be a wonderful thing :-)
I would first visit as many clubs/campgrounds in the area as possible. Find out if they are full? how long is their waiting list? etc. etc. You would also have to get some estimates on costs for ele hookups, waterlines, etc. You will be surprised to find out how pricey a transformer is. Checking local zoning is a must. A campground in Illinois says they are restricted from building any permenant buildings which they violated yrs ago. So all it would take are some polititians to ruin it. The local town loves them and the business and taxes created.
I've driven I-40 across the Texas panhandle many times. Unless I was in a rush to get somewhere I'd probably stop at least for a day or two to recharge my batteries. It'd be a nice respite from the monotony of driving that Route. Of course I'm talking about the summer and warmer months. No way am I stopping there in the middle of winter. When traveling and not in my motorhome, I'll usually stop at a motel along the way. The way that I pick the stop over is when I'm tired, I'll stop for the night. If there is a nudist location, I'll shoot for stopping there.
To answer your question; I believe that you'll have fair amount of business during the warm months but, in the colder months, unless you have indoor heated facilities, you may as well close the gate. Good luck.
KOA estimates that a viable campground with 75-90 sites on 10 acres
of land would require a 1.25-1.35 MILLION dollar investment NOT
including the price of the land.
A group of us here in PA kicked around the idea of leasing and
running our now defunct nudist resort (owners retired and would
consider letting us longtime members have a go at it) until we came
to our senses.
I would first visit as many clubs/campgrounds in the area as possible. Find out if they are full? how long is their waiting list? etc. etc. You would also have to get some estimates on costs for ele hookups, waterlines, etc. You will be surprised to find out how pricey a transformer is. Checking local zoning is a must. A campground in Illinois says they are restricted from building any permenant buildings which they violated yrs ago. So all it would take are some polititians to ruin it. The local town loves them and the business and taxes created.
The problem with that theory is that there are no other area places. The others are some distance away in the DFW area or in Oklahoma, but I will be visiting them this spring and summer.
Jim I am not sure a resort in the Panhandle would be viable. If you are operating it as a hobby or a tax dodge, it might make sense.
I cross the U.S. every year in the Spring and Fall to visit my Dad in Arkansas. I live in Seattle. It is a good excuse to take loonngg motorbike trips, so I would definitely visit at least once.
KOA estimates that a viable campground with 75-90 sites on 10 acresof land would require a 1.25-1.35 MILLION dollar investment NOTincluding the price of the land.A group of us here in PA kicked around the idea of leasing andrunning our now defunct nudist resort (owners retired and wouldconsider letting us longtime members have a go at it) until we cameto our senses.
I would not doubt that investment cost at all. I help the owners at our club with various things and see what goes on behind the scenes.
I've seen the topic of a new start up a few other times. Being a business guy I started thinking about the real numbers it would take for infra-structure alone. Commercial electric system, water, sewage, roads, pool, showers, maintenance equipment. All this couldn't be started with out a whole bunch of legal work and permits. Things get real thick legal wise when it comes to public access.
I help the owners at our club with various thingsand see what goes on behind the scenes.I've seen the topic of a new start up a few other times. Being abusiness guy I started thinking about the real numbers it wouldtake for infra-structure alone. Commercial electric system, water,sewage, roads, pool, showers, maintenance equipment. All thiscouldn't be started with out a whole bunch of legal work andpermits. Things get real thick legal wise when it comes to publicaccess.
Exactly, RockDad. We too were privy to some of the problems that
the owners encountered. Not the least of keeping the perverts out.
We witnessed many a weekend afternoon a case of the owner escorting out the gate someone who either was drinking in excess and or acting
inappropriately towards the female members (usually both, and
always a male. We never witnessed a case of a female that had to be
thrown out). It was just going to be too much of a hassle. Like I
said, we came to our senses.
One consideration is to grow something so the land can be claimed as a working farm. Then it is taxed less than if considered a recreational property. This also give the oppurtunity to writeoff expenses. One idea are bushes that produce berries where the bushes provide privacy and then in the fall provide your crop. And if enough volunteers help the production labor is cheap. Hopefully the crop pays for the taxes, maybe helps on utilities.
Jim I am not sure a resort in the Panhandle would be viable. If you are operating it as a hobby or a tax dodge, it might make sense.I cross the U.S. every year in the Spring and Fall to visit my Dad in Arkansas. I live in Seattle. It is a good excuse to take loonngg motorbike trips, so I would definitely visit at least once.
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