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Richard Myers
  • Humble, TX
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RV Park development

Richard Myers
  • Humble, TX
Posted Jan 15 2024, 13:34

I am located north of Houston Huntsville area. And want to develop two acres on the back of our property. We will have to sell two acres to a LLC. I am trying to budget design and development. So far entergy was coming in such a high price. high price now they say because of potential income i can get the poles and cable to my meter base discounted almost no cost. 10 to 15 pads on nice rectangle lot, next to new pond we dug outdoor camping.. thinking of meter panels at one main location and simple 50/30/20's at each pad. Seems it is mixed on electric being included in monthly payment or allowing RV'r to pay it. All these things are what i need to decide. I can do most of it but will higher licensed pros for final termination. looking for 1 acre design layout help. Already have septic and water well site plan. Road base is also going to be expensive for road and pads.

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Mike Reynolds
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  • construction
  • Nacogdoches, TX
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Mike Reynolds
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  • construction
  • Nacogdoches, TX
Replied Jan 22 2024, 05:17
Quote from @Richard Myers:

I am located north of Houston Huntsville area. And want to develop two acres on the back of our property. We will have to sell two acres to a LLC. I am trying to budget design and development. So far entergy was coming in such a high price. high price now they say because of potential income i can get the poles and cable to my meter base discounted almost no cost. 10 to 15 pads on nice rectangle lot, next to new pond we dug outdoor camping.. thinking of meter panels at one main location and simple 50/30/20's at each pad. Seems it is mixed on electric being included in monthly payment or allowing RV'r to pay it. All these things are what i need to decide. I can do most of it but will higher licensed pros for final termination. looking for 1 acre design layout help. Already have septic and water well site plan. Road base is also going to be expensive for road and pads.


 Some things to consider are having a lighted pedestal at your hookups. Often people come in after dark and it helps. On a small park, you can do gravel instead of paving. It’s not a deal breaker for most RVers. I would have a way to charge the electric back with individual meters. You can’t do that with water though. Texas would consider you a municipality and you would have to get a license to sell water. 

Hit me up. I’ve never built one but I have helped others with the beginning stages. I will be building one of I can find the right property though. Possibly more than one. I have been building all my life though. Built up to 100 million dollar projects. Not far from you either. Bigger Pockets is hands down the best on the net. I would not have achieved what I have without this site. Keep active here and asking questions. There is a wealth of info here. 

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Mike H.
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Replied Jan 22 2024, 09:56

I've designed and built several RV resorts South of Houston within the past few years.  For sure one of the biggest hurdles is working with the utility provider (electrical).  I'd be happy to look at your layout and offer some suggestions and tips.

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Cliff Benner
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  • Denver, CO
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Cliff Benner
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Replied Jan 22 2024, 14:48
Quote from @Mike H.:

I've designed and built several RV resorts South of Houston within the past few years.  For sure one of the biggest hurdles is working with the utility provider (electrical).  I'd be happy to look at your layout and offer some suggestions and tips.


 What type of Zoning is best for something like this or what do you specifically do when it comes to Due Diligence for Zoning?

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Mike H.
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Replied Jan 22 2024, 18:09
Quote from @Cliff Benner:
Quote from @Mike H.:

I've designed and built several RV resorts South of Houston within the past few years.  For sure one of the biggest hurdles is working with the utility provider (electrical).  I'd be happy to look at your layout and offer some suggestions and tips.


 What type of Zoning is best for something like this or what do you specifically do when it comes to Due Diligence for Zoning?


 So far, all of the RV resorts we've completed were in Counties.  I did have conversations regarding potential projects within City limits but we've concluded that the restrictions would add a substantial development cost increase.  Given the nature of the rv parks, the outskirts of cities would be ideal along major freeways (or at least not too far from a major freeway)...of course there are different types of parks that cater to a variety of clientele which can range from seasonal workers, individuals who can't qualify for rental homes/apartments or purchase their own home.  

Many variables come into play when it comes to zoning.  I'd start with a generalized budget and determine what type of clientele one would be comfortable with working with.  

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Cliff Benner
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Cliff Benner
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Replied Jan 23 2024, 08:28
Quote from @Mike H.:
Quote from @Cliff Benner:
Quote from @Mike H.:

I've designed and built several RV resorts South of Houston within the past few years.  For sure one of the biggest hurdles is working with the utility provider (electrical).  I'd be happy to look at your layout and offer some suggestions and tips.


 What type of Zoning is best for something like this or what do you specifically do when it comes to Due Diligence for Zoning?


 So far, all of the RV resorts we've completed were in Counties.  I did have conversations regarding potential projects within City limits but we've concluded that the restrictions would add a substantial development cost increase.  Given the nature of the rv parks, the outskirts of cities would be ideal along major freeways (or at least not too far from a major freeway)...of course there are different types of parks that cater to a variety of clientele which can range from seasonal workers, individuals who can't qualify for rental homes/apartments or purchase their own home.  

Many variables come into play when it comes to zoning.  I'd start with a generalized budget and determine what type of clientele one would be comfortable with working with.  


 So start with the end in mind and work backwards from there to find areas to get into, makes sense to me

Anything special to look for in Zoning laws when looking for developing short term cabins, that you can think of?

Thanks Mike!

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Mike H.
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Replied Jan 23 2024, 09:36
Quote from @Cliff Benner:
Quote from @Mike H.:
Quote from @Cliff Benner:
Quote from @Mike H.:

I've designed and built several RV resorts South of Houston within the past few years.  For sure one of the biggest hurdles is working with the utility provider (electrical).  I'd be happy to look at your layout and offer some suggestions and tips.


 What type of Zoning is best for something like this or what do you specifically do when it comes to Due Diligence for Zoning?


 So far, all of the RV resorts we've completed were in Counties.  I did have conversations regarding potential projects within City limits but we've concluded that the restrictions would add a substantial development cost increase.  Given the nature of the rv parks, the outskirts of cities would be ideal along major freeways (or at least not too far from a major freeway)...of course there are different types of parks that cater to a variety of clientele which can range from seasonal workers, individuals who can't qualify for rental homes/apartments or purchase their own home.  

Many variables come into play when it comes to zoning.  I'd start with a generalized budget and determine what type of clientele one would be comfortable with working with.  


 So start with the end in mind and work backwards from there to find areas to get into, makes sense to me

Anything special to look for in Zoning laws when looking for developing short term cabins, that you can think of?

Thanks Mike!


 Zoning and requirements for cabins vary, some jurisdictions make it almost impossible to build them on slabs while maximizing the number of units you would like to develop in a plot of land.  Some are more friendly to these types of developments...for example, if you were to have the cabins sitting on wheels and they were able to be moved you would not be required to add the additional infrastructure.  Overall site plan and proposal when submitted will make a big difference in the outcome and requirements however.  Unfortunately there is no standard but getting a development like this would not be too difficult with proper planning.  

Things I would check...in no particular order would be:

Zoning regulations
Permitted Land Use
Environmental considerations
Infrastructure and utility requirements and availability
Building code compliance
Access and safety planning

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Richard Myers
  • Humble, TX
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Richard Myers
  • Humble, TX
Replied Jan 23 2024, 10:32

thanks for the tips.   still working on cost. I did obtain a small site plan for septic and water well as part of my initial plan.  I have moved some dirt from a nice 1.8 acre pond dig to level out the pad locations.   Entergy is waiting on me to send update on pole locations, now possibly they will install poles & power to where i will build it out at no cost hoping to gain income from rv's.   Infrastructure: The road gravel is the big dollar hurdle since we have red clay dirt.  It's a long path to enter our property from a county road so the road & pads are not going to be cheap. Then electrical and plumbing which i can trench and install a portion.  Pedestals and fixtures are still in the planning stage as well.  Almost considering a tent camping plan and provide some of the same features as rv's. Tents are smaller space and can be spaced out different some partially hidden and some spaced sided by side.  Good Tents are not cheap either plus a 2x6 platform.   As for zoning Walker cty is not the best.  I need to research with attorney to cut out 2-3 acres plus road & power easement. We are out of the city limit

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Mike H.
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Replied Jan 23 2024, 13:32
Quote from @Richard Myers:

thanks for the tips.   still working on cost. I did obtain a small site plan for septic and water well as part of my initial plan.  I have moved some dirt from a nice 1.8 acre pond dig to level out the pad locations.   Entergy is waiting on me to send update on pole locations, now possibly they will install poles & power to where i will build it out at no cost hoping to gain income from rv's.   Infrastructure: The road gravel is the big dollar hurdle since we have red clay dirt.  It's a long path to enter our property from a county road so the road & pads are not going to be cheap. Then electrical and plumbing which i can trench and install a portion.  Pedestals and fixtures are still in the planning stage as well.  Almost considering a tent camping plan and provide some of the same features as rv's. Tents are smaller space and can be spaced out different some partially hidden and some spaced sided by side.  Good Tents are not cheap either plus a 2x6 platform.   As for zoning Walker cty is not the best.  I need to research with attorney to cut out 2-3 acres plus road & power easement. We are out of the city limit


 Definitely a grind to get all these done while fighting with the city/county over tid bits of requirements.  They all seem to have their own quirky things that bother them but once you get over that hurdle you're golden.  

As for the road and pads...have you considered pulverizing some hydrated lime into the the clay?  That could possibly save you a lot as you will not need as much base to be brought in.  On larger sites I've even turned the soil to get some good sand below 10' and stack it in piles...then backfill it with top soil and extra clay (of course in areas not being utilized for traffic.  

You may also be able to simplify the easement with just a blanket easement and leave it up to the electric service provider to map out where their poles and transformers will be set.  

Looks like we have enough rain for the whole year this week....hope it doesnt throw a wrench on your work out there =)