Thousand Oaks RV Park, LLC
Regulation D 506(c)



Target: $750,000

Investors: 1

Raised: 7%

Days To Go: N/A

Start date: July 14, 2020
End date: July 14, 2021

Minimum Investment:  


Minimum Raise:  


Maximum Raise:  


Minimum Share/Units/%  




Estimated Return:  

15% Annual ROI

Investment Type:  

Real Estate Development

Securities Type:  

Preferred Stock


Thousand Oaks RV Park, LLC


Reg D 506c

Thousand Oaks RV Park is raising capital for 20% equity shares and 15% annual ROI. Development of a 91-site RV Park conveniently located off of Highway 290 in Paige, Texas.

Offering at a Glance:

Raise minimum $750,000 to maximum raise of $1,500,000 based upon the sale of 20% of the Class B Membership Interests at $75,000.00 per 1% Class B. Membership Interest in this offering on a best efforts basis to implement our plan and meet our capital needs for the next 12 months of operations.

This offering is being made by Thousand Oaks RV Park, LLC, a Texas Limited Liability Company (the "Company").  The Company is offering for sale twenty percent (20%) of the Membership Interests in the Company which are classified as Class B Membership Interests (the "Securities"). The price for one percent interest (1%) is seventy five thousand dollars ($75,000.00) (the "Interest"). The Company is also offering a fifteen percent (15%) annual preferential return to Investors in addition to the equity stake. The preferred return will be effective at the end of fiscal year two (2).


The Thousand Oaks RV Park site will be conveniently located on the major corridor between Austin and Houston, U.S. Highway 290 in Paige, Texas. Paige is a small town in northeast Bastrop County, 44 miles east of Austin and 118 miles west of Houston. Other nearby towns, Elgin and Giddings host a number of antique shops and restaurants that are a popular attraction to visitors of the area.  

The Thousand Oaks RV Park aims to create a premier RV park experience for all of its guests by offering a number of luxurious amenities not offered by many other competitors such as a general store, gated entry, on-site pool, jacuzzi, a shuffleboard, an area to play horseshoes, bocce ball courts, a BBQ area, a dog park, and a small playground for children.

The park will feature 30-foot-wide concrete pavement roadways as well as both pull-through and back-in RV sites. The 91-site RV park layout is illustrated in photos.

Features & Amenities:

General Store

The Thousand Oaks RV Park will prominently feature a fully stocked general store to meet the needs of its residents and guests. The general store will feature a variety of groceries, snacks, beverages, and anything else that RV park-goers may need to enjoy their stay at Thousand Oaks. The General Store will be operated by the Company's employees. 

Pool & Hot Tub

The pool area will have tables, umbrellas, and lounge chairs. The hot tub is heated year-round. The Company will manage the pool area to ensure the facility is kept clean. 

Laundry Facilities

The Lodge will house the RV Park's laundry facilities. The facilities will feature washer and dryer systems that can accommodate for the users of all 91 RV slots. 

Shower Facilities

Attached to the Lodge will be the shower facilities in the Thousand Oaks RV Park. Showers will be cleaned on a daily basis.

BBQ Area

The Thousand Oaks RV Park will feature a BBQ area for friends and families to enjoy. The area will provide plenty of covered seating and several BBQ grills.

Dog Park

The Thousand Oaks RV Park will have an open area for dogs and their owners to enjoy. The Company will ensure the area is well maintained, and that all owners pick up after their furry friends.

Propane Station

The propane will be open to the public and will be of easy access to the RV park's many guests.


Over the five years to 2019, the RV Parks industry has experienced strong growth. The industry is primarily driven by travel-related trends, because trips to RV parks are considered cost-efficient alternatives to traditional vacations. An increasing amount of time spent on leisure and travel has contributed to steady growth for industry operators. Furthermore, rising employment and disposable income levels led to heightened levels of domestic travel during the five-year period. With consumer expenditure on travel growing, industry revenue is expected to grow at an annualized rate of 2.7% to $6.9 billion over the five years to 2019, including a 2.3% increase in 2019 alone.

Adults aged 50 and older, also known as the Baby Boomer generation, comprise a key customer segment for the RV Parks industry. Baby boomers typically have more disposable income and leisure time available to spend on long vacations, which has benefited industry operators. Over the five years to 2019, the number of adults aged 50 and older has increased at an estimated annualized rate of 1.6%. However, younger generations are emerging as a new key demographic, particularly Millennials who make up 41.0% of RV campers, according to the Kampgrounds of America (KOA) North American Camping Report. This demographic shift will provide organic growth for industry operators moving forward. However, increasing demand for additional amenities at industry properties has driven capital expenses up and, thus, profit margins down to 14.1% in 2019.

Though industry operators are expected to perform well over the next five years, several threats to industry growth remain. For example, the US dollar is forecast to remain volatile, which will make international travel more complicated for US residents but increase inbound travel by non-US residents. One promising trend is the potential for gas prices to remain low, because RV park patrons often travel to their destinations via automobile. Over the five years to 2024, the world price of crude oil is anticipated to increase but still remain relatively low. Furthermore, steady overall economic growth and favorable demographic trends are expected to propel industry growth forward. Over the five years to 2024, industry revenue is forecast to increase at an annualized rate of 1.6% to $7.4 billion.


Every year, millions of travelers come to Texas for both leisure and business purposes. Texas benefits greatly from travel spending from residents of the state as well as travelers from other states or countries.
Over the past decade, the Texas travel industry has outperformed the United States as a whole. Since 2009, real travel spending in Texas has grown by 3.5% per year, outpacing a 2.9% per year rate of growth for the US. Similarly, employment generated by the travel industry has grown by 3.9% per year since 2010 in Texas, compared to only 2.7% for the US.
According to the Office of the Governor, Economic Development and Tourism, in 2015, Texas received an estimated 255 million visitors, an increase of 4% over the previous year. Approximately 72% of those visitors traveled for leisure purposes, while 28% traveled for business. The state also received approximately $69 billion of direct travel spending in 2015, which supported 653,000 jobs directly and 1.1 million jobs both directly and indirectly. This means that one out of every 10 jobs in Texas is supported by travel  spending. Additionally, Travel to Texas also generated $6.2 billion in state and local revenues, and for every dollar spent on tourism advertising, the state of Texas earned $7.36 in tax revenue. With continued economic growth in the United States, growth in the travel and tourism segment is expected to continue well into 2019 and beyond.
A common measure of travel/tourist activity is the number of person-stays, which measures the number of non-unique individuals that visited a certain location. Person-days are similar, but they also take into account the number of days an individual stayed at a certain location. In 2014, Texas had an estimated 243.2 million person-stays and 517.7 million person-days. This means that 243.2 million people traveled to or within Texas and stayed for a total of 517.7 million days over the year. These numbers are an increase of 4.2% and 3.6%, respectively, from 2013.
Further, people visit Texas for numerous reasons. A little over 12% of the stays (the number of parties that arrived at a destination) were for business purposes, while the primary reason for leisure travel was family or life events (37.9% of stays), including visiting friends and relatives and celebrating holidays or special events such as birthdays or anniversaries. Other common reasons were cultural activities such as visiting historic sites and other sightseeing (23.8% of stays), libation and culinary activities like traveling to visit a specific restaurant or winery (22.1% of stays). The Thousand Oaks RV Park aims to become the premier destination for a growing segment of leisure travelers, which make up an overwhelming majority of the travel and tourism industry in Texas at 83.8%.