How do you fill a new Long-Term RV Park?

[Kevin Deiber]

I purchased an existing RV Park in the greater Shreveport metro in early 2021 that had been out of business (empty) for at least 10 years. I spent 6+ months doing upgrades, hiring a manager, and getting it ready for guests.  I was planning to focus on long-term campers as the park lacks the ammenities, specifically a pool, to pull in a lot of destination or short term campers.  Now a year later I'm really struggling to fill spaces.  I have a 10% occupancy.  Parks in my area are 80% or more full.  I'm currently living at the park, working on grass roots marketing (flyers, signs, joing chamber, etc.), I've done some Facebook and Google stuff with really so/so results.  My online advertising never seemed to bring in enough business to cover the cost of the ads let alone other expenses.  I've had some major setbacks (fired manager, had someone break in and steal from some cars, tornado that knocked down big trees and caused fires) but I still believe in the industry, and in the metro.   My location is not as convenient as my competitors (they are 2-3 miles closer to the freeway) but I have a quieter, prettier location (not a parking lot next to a busy road) and there is a state park campground even further away from the freeway than my park that gets plenty of traffic (they often drive right by my park to get there).   My website is better than my competitors.  I have nicer amenities than my competitors. There are enough people and RV's, there is enough demand, but I'm really strugling to fill pads.  I'm willing to hire a marketing person or group, but I fear there isn't a good fit.  Marketers you find google searching are focusing on better websites and more traffic, local people have not impressed me as having a secret sauce to get over this hump.  Any advice is welcome, I'm pretty desperate and willing to try about anything.