10 acres on Columbia River Gorge - STR / glamping; starting out

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10 acres on Columbia River Gorge - STR / glamping; starting out

Robert Hudon
Member since 2022 · 10 posts · 0 votes

I recently purchased a ~10 acre property in Skamania county Washington overlooking the Columbia River and am evaluating how to approach STR/glamping. It is zoned residential but has an agricultural designation on most of the property. I am new to STR and REI as a whole. The property will serve as both a primary residence (1906 farmhouse) and investment. To begin, what is the best way to analyze profitably and how best to approach this project? We are in the process of clarifying zoning restrictions with the county but for now it seems that tents/camping areas are allowed but more permanent structures restricted (we meet with the county this week). Assumed first steps include airdna in the region, assessing occupancy of local airbnbs, and determining costs (construction, permitting, etc). General advice is appreciated, along with approaches to analyzing profitability and of course if anyone is familiar with the area or similar projects, your insight is very welcome. Thanks in advance!

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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
4y

Ok, good to know. So, with a 50k max, that puts you right at the entry level for a park model place. 390sqft etc. You still need to outfit it and the like.

It sounds like you have water available and electricity. What is the farmhouse using for septic/sewer?

Personally I would be a fan of making this a more amenity driven rather than rustic. I would do a park model. Placed to where you can put a few more. Run water and electricity and get full septic setup. This would have the best potential for $$$ over the long term. That is my opinion.

The disadvantage of a trailer is that it is a trailer. Even the best 4 seasons trailer can't hold up as well as a park model unless you build a snow shed type over it. And it is still a trailer.

At least with a park model, it more like a small house. Check with the county if a park model counts as a temp structure. 

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    4y

    Sounds like a very cool property.

    Are campers allowed?

    Can you run power to the camp sites? water?

    Check on insurance needed for this type of endeavor.

    0Reply
  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y
    Quote from @John Underwood:

    Sounds like a very cool property.

    Are campers allowed?

    Can you run power to the camp sites? water?

    Check on insurance needed for this type of endeavor.


    0Reply
  • Dave StokleyBusiness Member
    Property Manager · Cleveland, OH · Member since 2015 · 705 posts · 799 votes
    4y

    Listen to BP podcast episode 650

    0Reply
  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y
    Quote from @Robert Hudon:
    Quote from @John Underwood:

    Sounds like a very cool property.

    Are campers allowed?

    Can you run power to the camp sites? water?

    Check on insurance needed for this type of endeavor.


     It's a cool property.

    Campers are allow, however, given that we also live on the property I'm more included to create designated tent/dome regions that a bit more isolated from the house then the camper accessible region.

    Yes, all camp sites would be fairly easy to extend electricity but also considering single solar units to power basic needs. Water comes from artesian spring on property. Several of the sites already have water nearby, others would require extending our current plumbing.

    Any preferred insurance providers for this type of endeavor?

    Thanks!

    0Reply
  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y
    Quote from @Dave Stokley:

    Listen to BP podcast episode 650


     Yes! Listened to it earlier this week. Very pertinent. Still trying to unpack much of what was discussed.

    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    4y

    You could make a primitive camping area with no electricity or water. Some people are into that.

    0Reply
  • Vaheh Takhmazyan
    Member since 2022 · 12 posts · 2 votes
    4y

    Look into Yurt's, it’s popular nowadays 

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    4y

    Hey @Robert Hudon, gratz on the purchase. Are you above or below the locks? Any access to the water or just overlooking?

    How much are you budgeting for the build out? What about park model units? They are usually considered temporary structures and should bring more nightly than camping. Especially if you can provide full utilities to them.

    Can you give us a more exact location? I would be interested to see where it is and do some mining on the data.

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  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y

    Thanks Michael - 

    We're west of the locks just between Washougal and Stevenson. See area circled in red below.

    No direct access to the river, just overlooking, but a creek and spring on the property. 

    I'm hoping to limit the build out to $50K max. 

    Yes considering trailers of some kind - park model vs air stream vs other. Park model may be too big for the area but being temporary is requisite. 

    Thanks for your input!

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    4y

    Ok, good to know. So, with a 50k max, that puts you right at the entry level for a park model place. 390sqft etc. You still need to outfit it and the like.

    It sounds like you have water available and electricity. What is the farmhouse using for septic/sewer?

    Personally I would be a fan of making this a more amenity driven rather than rustic. I would do a park model. Placed to where you can put a few more. Run water and electricity and get full septic setup. This would have the best potential for $$$ over the long term. That is my opinion.

    The disadvantage of a trailer is that it is a trailer. Even the best 4 seasons trailer can't hold up as well as a park model unless you build a snow shed type over it. And it is still a trailer.

    At least with a park model, it more like a small house. Check with the county if a park model counts as a temp structure. 

    1Reply
  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y

    Got it. Thanks.

    First, answers to some of your questions; second, additional thoughts on park model vs trailer or other based on the lay out of our property, needs of the land and personal considerations living on it with my family and the need for some privacy.

    - Water we have and just need to extend it to the campsites. Electricity would either be the same (extend wire to the campsite) or single solar panels for each structure. Septic/sewer would likely be tougher to connect as it sits next to our house and I imagine challenging to connect to. Instead I'm thinking of building nice composting toilets. To truly make it full amenity would likely require an additional septic tank. 

    - Personal considerations: if the property is broken into thirds then 1/3 is a nursery w/ greenhouses etc, the middle 1/3 our house and orchard, the final 1/3 woods. The aim for STR is to use the woods and the river-facing slope of the property, which is a bit more hidden from the daily activities of the house. The ag part does already have water and electricity and is easy to connect to - we've had plenty of friends w/ campers that have set up there. It's just entirely surrounded by greenhouses and not the most beautiful part of the land and certainly not particularly private. Trailers would give us the option of use for agricultural worker housing during the rental off season near the greenhouses and then move them into the woods for the prime rental months. (At least as phase 1).

    - Let me look into park models more and also run it by the county. Are their models or companies that you prefer?

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    4y

    Wow! This gets more complex with each piece of info. You are planning on having grow houses and the like? Sounds like a very interesting project.

    I have no preference on park models etc. There is a place that does them right on I-5 near Vader I think. 

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  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    4y

    Indeed, several moving pieces. We have three greenhouses and a hot house. We grow flowers and vegetables, season Feb - June. 

    0Reply
  • Ryan Cox
    Member since 2021 · 1 post · 0 votes
    3y

    How's this project going, any more movement?  We've got bare land in Packwood and are looking at Ashford right now for a similar type project.

    0Reply
  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    3y

    Well, the biggest obstacle presently is the county. It's an onerous process if we want to formally set up STRs/glamping. Have you pursued anything yet on your land? Each county is different, some easier to set up STR/glamping than others. We know some people in White Salmon on about 20 acres with multiple glamping sites, however I'm not aware of any of the details. Would love to hear more.

    0Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    3y
    Quote from @Michael Baum:

    Wow! This gets more complex with each piece of info. You are planning on having grow houses and the like? Sounds like a very interesting project.

    I have no preference on park models etc. There is a place that does them right on I-5 near Vader I think. 


    seems to me your way to close in to PDX the couve to really attract campers  but maybe ?? 
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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Hehe @Jay Hinrichs, not me my man. @Robert Hudon is the man with this particular plan!

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  • Robert Hudon
    OP
    Member since 2022 · 10 posts · 0 votes
    3y

    It's a valid point and strict camping isn't our focus, more glamping w/ amenities that include wood fired tub/sauna, decks w/ views, etc. We're also looking into building simple A frames, rather than a tent set up. The limitation is that we're restricted to a total of 1500 sq ft in accessory units that can be distributed over multiple units. 
    We're about 30 mins outside of Vancouver but it feels fairly rural. There are also a lot of good hikes within walking distance, along easy access to both the Columbia and Washougal Rivers. There's also the agritourism piece w/ our nursery that's a somewhat unique attraction.

    I like this feedback, however, please keep it coming.  

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  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    3y
    Quote from @Robert Hudon:

    It's a valid point and strict camping isn't our focus, more glamping w/ amenities that include wood fired tub/sauna, decks w/ views, etc. We're also looking into building simple A frames, rather than a tent set up. The limitation is that we're restricted to a total of 1500 sq ft in accessory units that can be distributed over multiple units. 
    We're about 30 mins outside of Vancouver but it feels fairly rural. There are also a lot of good hikes within walking distance, along easy access to both the Columbia and Washougal Rivers. There's also the agritourism piece w/ our nursery that's a somewhat unique attraction.

    I like this feedback, however, please keep it coming.  


    Its just my perspective I built a subdivisioin in Hood river a few years back and ( village at Rand Road )  and to me those looking to go to the gorge are looking to go deeper into the gorge then just 15 minutes out of Washougal  again just my perspective.  Good luck with it.
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  • Ingvar V.
    Member since 2023 · 35 posts · 3 votes
    3y

    Hello Robert, Congratulations on your purchase 10 acres and a 1906 farmhouse sounds like a dream. The best way to look at profitability is to analyze the area as well as analyze different types of glamping structures. Your area and location will determine much of your revenue, looking at major cities, demographic, and distance from popular tourist attractions. 

    as for the structures. There are many different structures that would be great for glamping. Tiny homes and geodesic domes can be very profitable as safari tents often tend to be disappointing. I am currently working on a simular project myself would you be open for a Zoom meeting so we can discuss some ideas? hope we can talk more soon.

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  • Peter Bollwerk
    Homeowner · Vancouver, WA · Member since 2023 · 5 posts · 2 votes
    3y

    @Robert Hudon any updates? I’m moving to the area at the end of 2023 and looking to buy land and do something similar. Are you in Clark county or another?

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