Tom Ossell

Orion Resort  & Campground Sales

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REALTOR and leader in selling Minnesota resorts since 1973
College degree in Finance and Marketing
Current resort owner
Former campground and motel owner

Honest, hardworking, good service, straight talk and a lot of resort experience working for you!

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Dear Resort Buyer,

In the early 1970's, there were more than 3600 resorts in Minnesota. In 1998, there are less that 1200 resorts, and the Minnesota Resort Association expects that number to drop to about 800. What has happened is that recreational real estate has appreciated in value and many resorts have subdivided, converted to condos, sold to small private groups, or have been consolidated with a neighboring larger resort. The surviving resorts are stronger and have more effective operations. The resort business is strong and healthy. Years ago, the typical resort buyer was someone who considered themselves a good outdoor person, handy and had a strong love of the north woods. Those are very helpful characteristics for a resort buyer, but today's successful resort operator needs to have good people and organizational skills, be conscious of marketing, pricing, packaging and hospitality.

Tom has been selling resorts since 1973, with over 115 resorts sold and has been in the resort business as well. Tom also co-Brokers with an associate in Canada. If I do not have exactly what you are looking for, let me know what you want. Many times there are resort operators I know that are thinking of selling and might be sitting on the fence or will be for sale in the next year or two.

If you have found a resort for sale through another broker or know of one being sold directly by an owner, I can be available to counsel you on a fee basis for that transaction. Many times my fee will be paid by the selling real estate company, so there may be no out-of-pocket expense for you.

Services

When I assist buyers, my services include a market value analysis of the resort, a review of the resort's environment, noting how other area resorts are doing, what the area rate structure will support, what other amenities are in the area, and how well the area is promoted. I will attempt to identify any deficiencies of a particular property, whether they are physical, or promotional, and how the cure of those deficiencies will be dovetailed into the structure of the purchase contract. I review the financial statements and counsel regarding payment structuring. I will make recommendations on rate structure, brochure development, planning, budgeting for improvements and advertising. I will make recommendations as to where and how to advertise and how to effectively use trade-outs.

If you purchase a resort we have listed, many of these services will be included during the process of the sale. I want you to be successful, since that is how I have built my reputation selling resorts.

If you are not purchasing a resort that I have listed and would like to hire me as your agent, I will either share in the fees from the selling company or charge you directly. I expect to be cost effective, and if I cannot provide a valued service, I will not get involved. If you would like me to do a market value analysis only or any portion of the above services, please call me.

Refer to our Resort Buyer's Guide, which I hope you will find to be an aid in sorting out resort information. Educate yourself to make a good choice in purchasing a resort. The resort business has been getting better and better and can survive in almost any economy if you have the right area, correct services and the right group of guests. I look forward to hearing from you.

Best regards,

                      Tom Ossell