GEOGRAPHICAL COORDINATES: Latitude 42º 08’41.719”N or 42.144922 Longitude 76º 05’29.206”W or -076.091446
60 acres+/-, with 2226’+/- road frontage (no additional acreage available unless you desire to purchase the owner's residence with 2+/- acres and an additional 574'+/- road frontage along with the business)
All properties are without gas, oil and mineral rights, but with no disruption to the surface use.
½ wooded
½ open level around 6 acre lake, slopes up away from lake on two sides (east and west)
ZONING: Rural Residential with Special Use Permit for Recreation
BUILDINGS:
1992 42’ x 72’ Office, Lounge, 19’ x 30’ Store Area, and a health department approved Snack Bar with 8½’ exhaust hood with Ansul system and ductwork for potential make-up air. Building also has an 8’ x 72’ roofed over deck in front and 10’ x 72’ roofed over elevated deck overlooking the campground on the rear. Main floor - ½ carpeted and ½ tiled inside. Building also has 4 restrooms with two stalls each. Three L.P. gas heaters. Finished full basement to provide activity, meeting, and reception room. New roofing in 2016.
1996 22’ x 24’ Modern Restroom with block construction, 6 showers, 6 toilets, 4 sinks, plastic partitions (Santana)
1988 22’ x 24’ Modern Restroom with block construction, 6 showers, 6 toilets, 4 sinks, plastic partitions (Santana) New roofing 2017.
48’ x 65’ Enclosed Pavilion, pole construction, concrete floor, plumbed for restrooms. Used for workshop and winter storage.
28’ x 48’ Enclosed Pavilion, pole construction, concrete floor with laundry room, restrooms, arcade room and game room.
OPTIONAL: 1855 Manager’s or Owner’s Victorian Home along Boswell Hill Rd. 2 story wood framed with eat-in kitchen, dining room, living room, 3 bedrooms, 2 full baths, woodshed (attached) and walk out basement. Oil-fired, forced hot air furnace. This will include an additional 2 +/- acres
EQUIPMENT INCLUDED:
Snack Bar Equipment: 48” Star gas griddle - thermostatically controlled, Pitco deep fryer, food warmer, two burner stove, Bunn coffee maker with three burners, Jet Spray juice dispenser, Milk shake maker, hot fudge dispenser, microwave oven, two 5’ chest freezers, and a refrigerator/freezer. Ice maker and storage bin. Commercial ice freezer. 8’ stainless steel work table with shelf. Miscellaneous tables and chairs.
Store Area: 10 - 4’ double sided commercial gondolas and 4 - 3’ end caps, miscellaneous shelving and pegs, T-shirt display racks and wall shelving, one Beverage-Air two door refrigerator and a novelty ice cream freezer. Cash register.
Lounge Area: Three sofa/bed couches and two love seat/bed couches. 50" HD television.
Laundry: Two Commercial Washing Machines, one 50# gas dryer and one small gas dryer.
Recreation Equipment: 3 Paddleboats, 3 - 12’ Rowboats, Commercial Basketball Hoop and Backstop, Tire Swing. Playground Equipment including 4 place swing set, merry-go-round (commercial equipment) and play equipment for ages 2 - 5 yrs . Swimming Dock.
Campsites & Buildings: Existing Picnic Tables.
RECREATION FACILITIES:
SWIMMING BEACH - across end of lake. Buoyed area 80’ x 167.5’±; 1’- 8.5’ depth concrete retaining walls and aprons on each side of lake. 8’ x 12’ floating dock with ladder.
LAKE - 6+/- acre lake stocked with Largemouth Bass, Catfish, and Triploid Grass Carp (to help control aquatic vegetation), boating (paddleboats & rowboats), buoyed swimming area. (approximately 80’X167.5’)
PLAYGROUND - 1 playground - including 4 place swing set, merry-go-round, tire swing (commercial equipment) and play equipment for ages 2 - 5 yrs.
OFFICE BASEMENT- Used for Events, Bingo, Activities.
LARGE PAVILION - Used as Maintenance Workshop, Parts & Equipment Storage.
SMALL PAVILION - Has an Arcade Room and Activity Room in addition to the laundry and restrooms.
SITE INFORMATION: Quantity ±
Full Hookup (Elec, Water, Sewer) 46
Water and Electric 63
Tent 6
115
ADDITIONAL SITES:
9 ± additional sites in “D” section roughed in and used for overflow and tenters
ADDITIONAL INFORMATION ABOUT SITES:
Electric meters on all seasonal sites (approx 50) 20, 30, 50 amp electrical service, approximately 50 seasonal customers.
CURRENT RATES:
No Hookups $29.95
Elec & Water $36.95 (for 2 people, age 12 & under free)
Elec, Water, Sewer $39.95
50 Amp Elec, Water, Sewer $47.95
SEASONAL:
No Hookups $1350.00
Elec & Water $1550.00 (for 2 people, age 12 & under free)
Elec, Water, Sewer $1700.00
50 Amp Elec, Water, Sewer $1750.00
(On the Lake, Lake Area, Concrete Pad, and Metered Electric are Extra)
RATES LAST ADJUSTED:
Daily - 2022
Seasonal - 2019
OTHER SERVICES PROVIDED:
Propane filling station, Portable dump vacuum service, 1 dump station, wood sales, ice sales.
EVENTS:
For five years we have hosted a Country Extravaganza Weekend featuring Nashville artists such as:
1995 - Wade Hayes
1996 - Bryan White and Darryl Singletary
1997 - Trace Adkins, James Bonamy, Buffalo Club
1998 - Toby Keith, Cledus T. Judd
1999 - Michael Peterson
ELECTRICAL SERVICE:
2- 200 amp entrance with loops and branches
1- 200 amp entrance
1- 400 amp service and additional 20/30/50 sites added in 2003
1- 400 amp entrance with 200 amp service to new lodge/office, 200 amp in reserve for future workshop/RV Sales and Service building
20/30 amp electrical boxes (majority) and some 20/30/50 amp electrical boxes
WATER SERVICE:
3 drilled wells (one for residence, if purchased separately, two for camp)
143’ Original camp well - new pump 1996
240’ New camp well (1992) 30+gal/min, new motor (2002)
Residence (optional)- new pump 1996
2” hard plastic, 1” soft plastic (majority) and 3/4” soft plastic
SEWER SERVICE:
Lagoon system (2 acre waste stabilization pond) 6,000 gal two compartment septic tank, 10,000 gal/day approved by Broome Co Health Dept.
4, 6, and 8 inch Plastic and PVC pipe.
ROAD SYSTEM:
Shaled (Rock) roadways, supplemented in some areas with road millings (grindings), except most of the “D” section which is dirt.
SECURITY GATES:
Cincinnati Time Parking Gates, Card or office entry, free exit, intercom to office.
CHANGES WE THINK COULD/SHOULD BE MADE:
To increase revenue: Add cabins, Develop “D” section into Park Model Section and add RV and/or Park Model Sales and Service business.
Promote use of finished basement area of office building for reception, shower, party rentals.
ADVERTISING AND MARKETING:
Current advertising: Woodall’s rating - WWW Facilities, WWW Recreation, Good Sam rating - 7.5 for Completeness of Facilities, 8 for Cleanliness and Physical Characteristics of the Restrooms, 8.5 for Visual Appeal and Environmental Quality, AAA Listed and Inspected, Campground Owners of NY, National Association of RV Parks and Campgrounds (ARVC) Web Site, Northeast Camping Association.
Details on signs and billboards: Signs along Rt 26N (grand fathered before 1968 Highway Beautification Act). According to the NYSDOT, camping directional signs are being considered to be added to Route 17 (Interstate 86) next.
Details on any special marketing: Brochures, directory advertising, CONY brochure distribution program.
MAJOR APPEAL OF THE CAMPGROUND:
Beautiful setting (campers do tell us “It’s the prettiest park we’ve seen”. Rural setting close to the urban area. Its proximity to the Interstate system (Routes 17(86), 81, and 88).
IF WE CONTINUED TO OWN THE PROPERTY, THE NEXT MAJOR PROJECT:
Develop south side of "D" section for full hookup park models.
ADDITIONAL INFORMATION:
Campground started in 1964, 6+/- acre lake built in 1952. Dam piping replaced in 2008 with State permit.
