Need thoughts about opening my own MX track

[kenny c]

For a few years now I have thought about opening my own MX track. I live just N of Austin and there is 1 track from Waco to San Antonio (along 35), and it is Del Valle in SW Austin. It is mainly a practice facility that hosts their own race schedule a few times a year. My thought is to just type this out to get some feedback and thoughts...

My initial thought is to make it a location to host racing, with regular practice hours weekly. Similar to 3 Palms in Houston, Village Creek in FW, or Oak Hill a few years back.

Here are my immediate concerns/thoughts:

1.) Will the market support it? I say yes. A few reasons - 4 dirt bike shops in Austin & employees all seem to agree we need a 2nd facility and/or a better facility than Del Valle. I know guys who drive from Austin to Houston or Dallas to ride just because the option(s) here are so bad.

2.) Finding the land - I want it near a major highway, so the exposure is good (ie 3 Palms). I have already asked a few places about leasing land, but I have been denied so far.

3.) How much land - 30 acres at minimum and 100 acres at most seems reasonable

4.) How much $$ - I think that depends on how I start. If I open just as a practice facility first to generate some revenue, lease the land & equipment, then I think I can open it up for $35k. My intention is to have permanent fixture restrooms and concessions, RV hookups, etc. I need to have a source for water & electricity. I think I could up investing over $200k over time.

5.) Partnering with a storage facility - Ideally I would either partner with a storage facility or have one on the property. This would allow for people in apartments to keep their bikes, gear, etc at the location, and would allow people with trailer/truck issues a way to ride at will. Also, this would provide additional revenue.

Anyway, these are my ramblings for now... what are your thoughts?

[Pro88LX]

I think a multipurpose ATV park would be cool, not exclusively an MX track.

[kenny c]

I think a multipurpose ATV park would be cool, not exclusively an MX track.

Ah yes... I left that part out..

6.) Practice times - divided practice, so everyone feels safe on the track and encourages slower riders & kids to not be scared on the "big track"

7.) # of tracks - I am thinking 3 at first. A small kids track, a normal MX track, and a "vet" track that allows for ATVs, Vets, etc to be on at all times. The kids track would be 1/8th mile or so, with two hills/jumps. The MX track would be similar to Oak Hill, Village full track, etc with separated practices depending on participation. The Vet track would be all table tops, sweeping turns, and would be open to all ATVs, dirt bikes, and possible side-by-sides.

[kingjason]

I have thought about this also. I believe what kills most tracks and the biggest single expense is insurance. I know the Boondoxx use to pull in 300-350 riders a week at 10 bucks a bike. He had 147 acres I think and 4 main tracks and a x country trail.

I would love to have 500 acres, two big x country tracks, a rock crawling set up, mountain bike trails, maybe five MX tracks, one for UTV's only, a nice shop and a mechanic for repairs. If I hit the Loto this would happen. LOL

Hell even a good flat water boat racing track in the middle would be bad ass.

[kenny c]

I have thought about this also. I believe what kills most tracks and the biggest single expense is insurance. I know the Boondoxx use to pull in 300-350 riders a week at 10 bucks a bike. He had 147 acres I think and 4 main tracks and a x country trail.

Yes... insurance. I forgot about the most obvious obstacle. I have looked into it a little, but I definitely need more research before I can even have a reasonable monthly # in mind.

Depending on location - xc trail is optional, but having the extra ability to generate the revenue is very important.

[abxr1]

When looking at locations dirt is a major factor. Bad dirt will make a horrible track and very expensive to maintain. Second major issue is water access. If you can find anything with a natural creek or river you will be in a better position. Digging a stock tank large enough to water track will be expensive. All things that are needed to bring the riders.

[kenny c]

When looking at locations dirt is a major factor. Bad dirt will make a horrible track and very expensive to maintain. Second major issue is water access. If you can find anything with a natural creek or river you will be in a better position. Digging a stock tank large enough to water track will be expensive. All things that are needed to bring the riders.

That sounds like a statement from experience.

[Big Thumper]

You can have a pretty big pond dug for about 4k. When we built out house, we needed dirt. To haul it in was going to cost 18k. The builder then suggested having a pond dug and use the dirt from there to build on. We did the later, it cost around 4k to have a bull dozer come in and do it.

Just a thought.

If you allowed quads, that would be really cool

[jammeejamm]

start with good dirt. a bit sandy helps. elevation changes are next. water is a given.

call some of the TX track owners and ask them. spanky at I35 is a good start.

go to underground and see where the bar is set.

[Sean88gt]

If you do mixed use you'll lose the majority of business. MX riders loathe 4wheelers and the destruction they do to a track.

And get quotes on liability insurance.

[abxr1]

That sounds like a statement from experience.

Been involved for a long time. My family ran Oakhill for a couple of years before the owners divorce killed the lease back in the mid 90's. I've seen alot of tracks come in and fail terribly for many reasons. Up here in N. Texas it is a hard market due to the amount of tracks within an hours drive. Village Creek has been closed for most of the summer due to lack water, he has creek access and a large tank.

[kenny c]

Been involved for a long time. My family ran Oakhill for a couple of years before the owners divorce killed the lease back in the mid 90's. I've seen alot of tracks come in and fail terribly for many reasons. Up here in N. Texas it is a hard market due to the amount of tracks within an hours drive. Village Creek has been closed for most of the summer due to lack water, he has creek access and a large tank.

Thanks for the info.

My goal is to have enough market info to not fail.

I believe the market will support it in this area, due to only having 1 other track. Feel free to post your most common reasons as to why tracks fail (besides poor dirt, poor management, or poor planning). I will only place it on land with great dirt, and my plan will be solid before I start.

Sean - the mixed use track will be the only track for that. 4wheelers won't be allowed on the MX track. The plan is to have a "vet track" for ATVs, side-by-sides, and guys who don't like the big track.

My plan is to take the best (or my opinion of the best) options at the tracks I've visited. I lived in Phoenix for a year and there was a track that had this "vet track" for multi-use and it would bring in another 100 paying customers, that would not have normally been there because the MX track was bikes only.

[abxr1]

The hardest thing is building a track for all. Finding the perfect mix of difficulty is key. You can't build a pro track and expect to get novice/beginner riders and vise versa. You have to have stuff that only the Int/Pro riders can do but that everyone can roll or jump short without feeling like a choad. Just remember that the lower classes and kids are most of the population for MX. Track prep is a big killer also. Seen alot of "practice" tracks that were worn out, heavily lipped faces, and rock hard. Those places have a hard time getting $20 fees.