Infrastructure age on established Roanoke Valley parks
Many parks in this area have been operating for decades. Electrical service designed for smaller rigs, gravel roads that have never been rebuilt, and bathhouses at the end of their useful life are all common and all fixable. They affect price, but they are rarely deal-breakers when disclosed up front. Buyers price known conditions once; they re-price surprises.
Infrastructure age drives the Roanoke Valley number
Many parks around Roanoke, Botetourt, and Bedford counties were built decades ago for 30-amp rigs and lighter loads. Today's guests arrive with 40-foot coaches that want metered 50-amp service, and the gap between the two is often the single largest item in our capital list — pedestals, feeders, and sometimes the transformer.
We price that upgrade rather than requiring it. An owner nearing retirement rarely benefits from spending eighty thousand dollars on electrical the year before selling; we would rather buy the park at a fair number and make the investment ourselves.
Terrain, access, and usable sites
Slope is the defining feature of Roanoke Valley parcels. Level pads, turning radius for big rigs, and a road that a fifth wheel can navigate in the rain determine how many of your sites are genuinely rentable at a good rate. We count usable sites, not listed sites.
Where a property has flat ground sitting unused, that is upside we will pay something for — provided water, wastewater, and power can reach it without an unreasonable bill.