OPEN AIR RV RESORT – SPICEWOOD, TX
I would like to formally voice my concern regarding Open Air RV Resort in Spicewood, Texas, a property within the Castle Park investment portfolio.
Frankly, I am concerned that Castle Park may not fully realize the value and potential of this property. The resort is located between two luxury communities with multimillion-dollar homes and prestigious 18-hole golf courses. Directly across the road, the new Thomas Ranch golf course has recently opened. As part of that development, extensive brush and tree clearing has opened up absolutely stunning views from many of the RV sites. You can now clearly see the river flowing into Lake Travis.
The location itself is exceptional. The resort is close to Stone House Vineyard, Spicewood Vineyards, Marble Falls, Johnson City, Stonewall, and Fredericksburg — all highly desirable Hill Country and wine country destinations. It is also conveniently located near Bee Cave with its shopping, dining, and entertainment.
My husband and I travel full-time in our motor coach and spend approximately 3–4 months each year in the Spicewood area to visit our daughter and grandchildren. We have stayed at Open Air several times over the years and are currently at the resort for a short stay. Unfortunately, each time we return, the condition of the property has deteriorated further.
We understand that multiple managers have attempted to operate the resort, apparently with little success. We have also heard repeated concerns regarding the lack of financial support for maintenance and operations, as well as poor compensation. If true, that would help explain the ongoing turnover.
At this point, the condition of the resort is beyond disappointing. Quite honestly, if you saw the property today, you would likely be embarrassed by its appearance. The bathrooms are not being properly cleaned, the pool is poorly maintained, the playground appears dilapidated, and there are massive fire ant mounds throughout the property. Fire ants are not just unpleasant — they are dangerous, especially for families and pets. In addition, the grass throughout much of the resort is knee-high, which creates both safety and fire hazards.
There appears to be one employee genuinely trying to maintain the grounds. He was kind enough to clear around our site with a weed trimmer because the mower is apparently broken down. This raises an important question: Is the resort simply not being provided adequate maintenance funding?
The frustrating part is that this property has enormous potential. With proper investment and upkeep, Open Air could easily attract higher-end Class A travelers with significant discretionary income. The views from many of the sites are now incredible due to the new golf course development across the road. To put the surrounding area into perspective, memberships at that golf club reportedly start around $50,000. There is also a new distillery opening nearby, adding even more appeal to the area.
My husband and I will be leaving Friday, May 15th, and plan to return near the end of October. We would genuinely love to utilize and support this resort long-term, but in its current condition, it is becoming increasingly difficult to justify staying here.
This property should be a standout destination in the Texas Hill Country. Right now, unfortunately, it is being neglected.
