This popular, rustic campground has been in existence since 1955 and has been operated by family ownership ever since. It is currently operated as a sole proprietorship. The business is primarily a seasonal campground consisting of 31 sites. A recent lot line adjustment added an additional 58 acres to the campground’s original 14.5 acres for a total of 72.5 acres upon which growth potential is huge.
All the sites in the campground are wooded and vary in size from 20’ X 20’ to 20’ X 50’, accommodating anything from tents to motor homes. The majority of sites are either adjacent to scenic brook or on one of the two ponds on the property. All sites have picnic tables and fire-rings with grills. There are currently no electrical hookups available on the sites.
Over the last 60 years or so, the campground has earned its solid reputation as a back-to-basics, friendly, spotless, centrally located, family and hiker campground. Over 50% of its business consists of repeat campers. The main office building is also the location of a small store offering camping necessities, t-shirts, souvenirs, firewood, and recreation items. The campground has been a camping staple in the White Mountains area for years, and with the addition of 50+ acres of developable area, is poised to be the areaâ€™s premier campground of the future. The owners feel that by adding the additional 58 acres, they have created an incredible growth opportunity for a new owner. As the additional land sits on the other side of the brook, a bridge is needed to access the land. The sellers have done some preliminary research into the addition of a bridge and are willing to discuss the logistics of making that happen with a new owner. The current owners have always wished to keep the campground rustic. For a new owner, simply adding electricity to the sites and looking to expand to accommodate more seasonal campers, including RV specific hookups and sites would positively impact revenues and profitability immediately. All of the infrastructure is also in place to connect to town water which would be a huge benefit to expansion moving forward. Adding more amenities such as allowing swimming and boating in the pond could also appeal more to family campers. The current owners believe that there is room to increase rates as they have not had any rate resistance in the past, and by increasing the amenities available to campers, that increase could even be greater. From a marketing perspective, the website is well received, but proactive social media marketing has been non-existent. The campground has relied on word of mouth marketing, but if that word of mouth was expanded to Facebook, Twitter, LinkedIn, Instagram, etc., positive business trends would follow. Currently, all reservations are done over the phone or via e-mail and are cash only transactions. As part of this marketing expansion, creating on-line reservation capability would have a huge impact. From the perspective of additional revenue sources from the land, the seller believes that there is potentially at least $10,000 in net lumber value, as well as the potential for gravel production income. Lastly, the land sits on a very productive aquifer which could have some commercial value down the road.
The campground industry in the New Hampshire's White Mountains area is seasonal, as it sits in the heart of a popular tourist destination in the summer and fall. Generally speaking, the lodging and camping industry in New Hampshire has been solid the last couple of years as the economy has been cruising with personal disposable income at historically high levels. In this area, summer seasonal businesses have been able to perform better than many other locations due to the areaâ€™s proximity to key feeder markets in New England within a three-hour drive. The campground most directly competes with state and national forest campgrounds in its basic offerings, but has a leg up on the competition due to its location near two ponds and a brook as well as the personal touch benefit that private ownership has over municipal operations. There are also a few full-service campgrounds in the area which this campground competes with at a lesser level as their rate difference is much more pronounced. The real estate market in the area has been very strong for the last few years with demand high, interest rates low, and supplies limited. Available large parcels of land are still at a premium in the area as the majority of land in the valley is designated as either state or national forest. High end development taking place around the local ski areas has driven demand for real estate to higher levels than would have been seen without it.
The owners are looking to retire as they have been operating the campground for most of their lives.
The sellers are willing to train the new owners for up to two weeks at no charge and be available to the new owners after that time as reasonably needed.