A quiet day at "home"

We've just kicked back and spent a quiet day here at The Ranch -- momentarily interrupted by a squall that blew through and had us rushing to get our awnings brought in!

Every evening, there is Happy Hour at the Ranch House -- 4-5pm, bring your own drink, one person is nominally indicated as the "host", new arrivals are introduced (including leaseholders who have returned after being away for a few days, weeks, months, or years), recognition is given to anyone leaving the next day with a singing of "Happy Trails", recognition of birthdays, anniversaries, and announcements. We missed it yesterday as we were not yet back from Carlsbad, but since we stayed around The Ranch today, we went over.

There were multiple rigs that came in yesterday (I think they said 3?), and two of the new arrivals were there. We got to talk with one of the couples - they are from Chesterfield County, Virginia, just outside Richmond - so we were able to share about a lot of places that we both knew. They are just here for 5 nights - have never been to New Mexico - are planning to visit Carlsbad Caverns while they are here.

We also got a list from the office of the sites that are available for sale and walked out this evening to look at some of them... I don't think we are serious about purchasing, but it is interesting to consider. I got to talk to "Granny" Lucy and her son (who also lives here) who were riding around in their golf cart and asked me if I had any questions (of course I did!). Here are the things I learned, any errors are due to me, not to Lucy.

• You can be a leaseholder here and maintain your domicile in another state (without owning or renting property there). You only need to pay income tax in New Mexico if you earn income in New Mexico.
• Leaseholders pay a yearly "maintenance and operations" fee. If you stay on your lot all year, it is one value (which I don't recall, $1300 some, I think). If you put your lot into the rental pool at least 120 days a year, your fee is $1100/year.
• Getting out of the property can be a concern. There are 120 or so lots in the park. Right now, 17 are available to be "acquired" (14%). Acquisition cost is the basic cost of the lot ($7500) and the documented improvements. Some of the lots have been available for 5 years. Until the lot is acquired by another leaseholder, you are responsible for the M&O. As a result, some leaseholders are willing to negotiate on the acquisition price in order to get out of the responsibility - but it cannot go below $7500.
• They have had one special assessment. I think in 2005 or 2006, there were issues with the water (high nitrites) and the septic. Both had to be replaced, causing a special assessment (I think she said $3600) on all leaseholders. She said that they have said that there will never be another special assessment. I don't know whether they are putting reserves aside to better manage or what. There is a "Town Hall Meeting" tomorrow - I am planning to go and listen. I've looked at the documents that I have found online and haven't found specific financial information yet.
• I had noticed that a number of the lots that are available for acquisition seem to have residents on them (not visitors like us, but look like longer term stayers). Lucy said that there are a number of the lots that are available for acquisition rented to oil field workers.

 Some similarities, and some differences, compared to the other two SKP Co-ops that we've visited (Benson and Yuma, AZ).