OYSTER CREEK RV RANCH, INC.
2815 FM 523 RD.
OYSTER CREEK, TX 77541
(979) 230 9089
“The Best Temporary Address on the Texas Gulf Coast"
www.oystercreekrv.com
 
This 66 full hook up site facility, residing on 14.82-acres, is strategically located in close proximity to major petrochemical complexes in the Lake Jackson, Clute and Freeport area and is still only 5 minutes away from the beach at Surfside Beach, TX. This very unique location ensures high occupancy rates that far exceed that of other comparable parks without these two critical advantages. The vast majority of the guests here stay on a monthly basis, working projects in the area, while permanently residing elsewhere. The balance of our guest volume consists of vacationers and this sector has increased every year of our ten-year existence.

The park enjoys the benefits of city water and sewer services and through long-term effort has developed a sound and amicable relationship with local leaders.

Through a strong and consistent policy requiring a clean and neat establishment, conducive to a peaceful environment, we have developed a great amount of return business. Since much of the work in the area is of a repetitive, cyclic nature, establishment and enforcement of such policies is key to maintaining our extraordinarily high occupancy levels driven in large part due to return visits by previous guests. Our philosophy has always been such that we would rather have no guest than to have a bad guest.
The property has much room for expansion should a new owner wish to do so. Certainly some projects on the near horizon could warrant such a move as the last major cycle we had necessitated a 2-year long waiting list for a space here. We were literally out of spaces for that long.

The property enjoys a newly erected (Dec 2007) 2400 sq ft workshop (40 wide X 60 deep) and equipment storage building, boasting 16 ft eaves and a 14 ft tall roll up door, large enough for any RV. The intent behind this feature was to make this structure suitable for RV repairs, should one opt to partake in that business. This building is insulated and has 4 tons of a/c and heat pumps for climate control.

Another important feature is the hundreds of trees we have. Many of these are live oaks, with several well over 100 years old. This is a favorite feature with most of our guests----SHADE! No other RV park in this part of the county can boast this many great shade trees. This leads to greatly-reduced electrical usage and cost savings for us and our guests.

The electrical switchgear building was showing some age recently and was replaced with a new structure, built of Hardy Plank siding for a long life.

Each pace has the following services: Full hook ups, water, sewer, most are 50/30/20 amp service. There are a few that are 30/20 amp service. All have phone lines should a land line be needed by our guests and all have cable TV connections. We have a centrally-located WIFI hot spot system tied to a T-1 line provided through a contract with AT&T. We own the WIFI system and maintain it ourselves. It works quite well and is virtually maintenance-free. It resides in a stand alone, air conditioned building.

We have a dump station that is open to the public for a small fee. We also have an air station for filling tires. This has been a big hit with our guests, as tires tend to deflate when sitting for a long time. This allows them to easily fill them upon departure.

We also have a propane filling station that is a significant profit center for our business. We can discuss this more fully with any potential purchaser.

The most recent addition to the park is a brand new (May 2011) 2400 sq ft building with covered walkway on two sides that will house an office and small retail store selling RV related supplies and parts, a laundry facility with 6 washers and 6 dryers, all coin operated, men’s and women’s ADA compliant restrooms and showers, and a function/ meeting room of approximately 1000 sq ft. This feature will be the final addition needed to the get the park rated highly by Good Sam’s, Woodall’s and other RV park rating services. Construction is continuing on this facility as of this writing, with completion scheduled by early fall.

This is all situated on old Oyster Creek, which borders this property on approximately 1200 ft. There is great fishing here, with blue catfish and bass being the most prevalent fish available to those who care to wet a hook.

There is a large (76X18) mobile home on the property that serves as an owner’s/manager’s residence. It is situated on a parcel of C-1 property that is zoned along with the entire length of the property that is immediately adjacent to FM 523 for a depth of 200 ft back from the highway. This home was new in 2004 and has a magnificent front and rear yard consisting of nearly 2 acres, with massive lawns, crepe myrtles and oleanders running the full length of the 6-ft high, 650-ft long wooden fence that separates the yard from the highway, and again, those magnificent live oak trees. It is truly a spectacular view!

The following would be included in the sale of this facility:
All real property located at the 2815 FM 523 address,
The unfurnished mobile home described above,
The name rights to Oyster Creek RV Ranch, Inc,
The name rights to our website: www.oystercreekrv.com
All materials and parts on the premises that are intended to be used specifically for park maintenance work.

The washers and dryers and other fixtures necessary to operate the facilities as designed or intended.

Park facility features, such as bar-b-q pits, benches, picnic tables, horseshoe pits, volleyball net, signage, etc.

New owner would be responsible for the assumption of any unfulfilled service contract terms, such as trash removal, T-1 line, and electrical energy provider contracts until the expiration of the current terms of such contracts. None of these contracts has a term of more than 2 years.

All necessary licensing and permits would be at the new owners expense and qualification.

The sale would NOT include:

Tractors, mowers or other power-driven equipment
Tools and maintenance equipment (The owner would be receptive to offers for these items, but they are not part of the sale).
Any property, real or otherwise not located at 2815 FM 523 Rd, Oyster Creek, TX.

The owner would consider an owner financing agreement with a substantial down payment of at least 30% - A larger down payment will be met with more favorable terms to the buyer. If there should be such an agreement, the term would be no longer than 15 years.
The current owner may be willing to assist the purchaser with a reasonable handover assistance period, if there were to be some agreement of such need and the terms of such assistance were also agreed to. We have put a great deal of time and effort as well as the occasional blood, sweat and tears into building this business into the success that it has become. A short-term assistance period with the new owner could be invaluable in providing insight into the details of the park’s inner workings, construction details and the general way we have done things here that have led to our success.