The Future of Truck Parking (Shortage Issue) & HomeTime

I will try to answer your original questions with some input.
The price point of $20-$30 for entry, fees for additional services, A la Carte pricing. I don't want the spa, clean showers are all I need, even that could be on an individual cost basis. The entry fee goes a long way to keep the riff raff out. Lease out other depts, restaurants, whatever, see what works and doesn't. Don't bother to duplicate what I can already get at any truckstop, overpriced cheap mdse. Just the basic grocery items is all I need.
Location. With the right promotion. as long as it is on major truck routes, an interstate location is not necessary. Any one with an address and a GPS can find you. Indeed, most interstate locations would tend to serve the transient with only 10 hours available in his schedule, a location in an industrial park near freight origin or destination would encourage drivers who need 34 hours off to use the facility. Many cities with major distribution hubs example: Lehigh Valley PA, would make it easier to zone and develop.
Continuous security/maintenance is key. If the clientele sees the white pickup truck/yellow light rolling the lot often enough they would be less inclined to act inappropriately. Gated control a must, preferably electronic payment via an app, something like TA does now with their reserved parking. not some human sitting in the booth, expensive and ineffective.
On site repair could be explored, as could spaces for daily storage of trailers, or drivers wishing to pay to leave their units for their time at home. Keep a space balance between transient and regular customers.
PM me if you have any other questions. Where can I invest in your company?

 

And jersey barrier each spot too. HA....

 

I don't know the answers to your questions, you follow the trucks.

Where they overflow is where you want to be in terms of traffic and parking.

 

Not going to happen. NIMBY crowd will not allow it.
If Loves, who have specialist lawyers and ad agency that handle where new truck stops can be built can not manage to get a new truck stop approves 50 miles from any mid sized town(100,000 population), you are not going to get past them.

If you are planning only to put them out in the boonies, well good luck in getting drivers to pay. Most complain, and a few refuse, to even do reserved parking. Full service will be like a ghost town. About the only way I can see you making money, is selling fuel so cheap that you cater to the o/o crowd who can pick and choose. But even then, they will park closer to the shipper/receiver.

P.S., You are talking to truck drivers. Trying to cater to truck drivers. If mention of a handjob gets you upset, you might wanna not try and provide a business catering to truckers. That and much worse will happen in your "spa" and showers, and I hope I don't have to discribe the hazmat that most truck stop parking lots are. And not from fuel.....

 

$20 to $25 for a 24 hour period. Most of the the pigs in this industry are to cheap to pay that, so hopefully it will keep the parking lot urinaters away.

 

He said he didn’t want to spend the extra $2mm on a paved parking lot? That tells me everything I need to know. I mean what, a spa but walk through a dirt lot back to the truck? Come on!

 

You definitely have an up hill battle in front of you. Darn good idea but....
I've been around since '77, the industry has changed to put it politely.
The cost would be the least of my concerns if it was as you describe.
Scratch the spa idea, not a chance in hill for me, just sayin'.
Monthly membership, plus per night fee, area as described near Ft Worth/Houston/San Antonio.
Designated oversize parking (TA Hillsboro, Tx) would be a plus.
QUIET ZONES!
Paved lot a must.
I'M IN.

 

Your market consists of 2 types of clientele, both at the mercy of the clock, which is the reason for the facility in the first place. One group is there for less than 24, probably less than 12. they are after the secure reserved parking and minimum facilities willing to pay $20 plus a shower for $10 , but not for facilities they have no intention or chance to use. The other group is the 34 hour/ weekend layover category, which might use most of the expanded facilities. But that means they are paying for 2 days, $80. At that point you are getting into motel price territory, which is your competition. Plus, some of the drivers might intend to stay, but changing operational needs ( dispatcher calls needing them to go) cuts the visit short. Some of your revenue is going to come from corporate accounts( big companies discounted). They would be less inclined to spring for too much fluff, they won't buy motels now...
The resort idea in my opinion doesn't fly for most. Take a look at the utilization of the fitness centers at the few truck stops that have them, they usually get taken out after a period of disuse.