Truck Parking On Interstate 17 In Arizona.

Good Morning I own some land between Phoenix and Flagstaff along Interstate 17 next to a busy exit. I have the ability to develop this land for truckers to park their trucks at a rate. Would there be interest in this from the trucking community? If you have any other feedback, it would be greatly appreciated. Thank you.

I could be wrong, but I think there's ordinances and codes that would have to be followed if you were to open a "truck stop". Either way, when times get desperate the If it fits it sits rule applies

You'd have a hard time making it pay. First off, if you're going to charge for parking you have to pay someone to take payments. You'll need restrooms for the drivers to use. Garbage. Someone to pick up the garbage the drivers dump outside of their trucks. Lighting. Lawyers and insurance. Obviously, if someone hits a fence, a lightpost or another truck you will be named as a defendant. The only bright spot is that your expenses will be mostly fixed - it will cost you the same to run the lot whether you have 5 trucks or 500.

Now, the bad news. Most drivers refuse to pay for parking on principle alone. Parking is FREE at truck stops. Phoenix to Flagstaff is only 144 miles and there are plenty of truck stops in/near Phoenix and Flagstaff already. Why would a driver PAY to PARK in the boondocks when they can get free parking with full services about an hour away in either direction? If they really need to stop on that route for some reason there are several rest areas with free parking, clean restrooms and vending machines already.

Most drivers are like me. We plan to use free parking at a truck stop unless our load parameters require us to arrive late at night. If it's a late night arrival (about 1% of the time/ 3 or 4 times a year) I plan ahead and reserve a paid space at a truck stop so I know that a space will be available when I get there. The fee is nominal (usually under $20), I can use loyalty points to pay for it (and get reimbursed cash from my employer). In the morning I can buy a cup of coffee, take a shower, get a hot breakfast, draw fuel or have a mechanic check out something on my truck.

There are only two ways a paid truck parking facility makes sense- either a) a high freight/low truck parking area like San Francisco or b) a high volume freight route with frequent closures - I-80 through Wyoming. The Wyoming option would be seasonal.

Why not follow an established business model - free parking with paid services?

I would tend to agree with what's been stated. That stretch is usually the beginning or end of the route, so I'm usually going to run it all the way to the reciever or terminal in Phoenix, or I'm starting out.

If it was a truck stop with services and free parking near Verde I could see some potential, but even then, I usually don't stop til near Albuquerque heading out, and phoenix headed in. Individuals results may vary.

The successful plan here would be a private monthly parking facility if it’s in a desirable location for drivers. Likely if you are within 25 miles or so of drivers homes.

Most drivers won’t pay daily parking and enforcement would be a constant chore. I’ve seen some truck stops do it by having someone walk the lot 24/7 but only in an absolute scenario with not even on ramps to find. Like others mentioned having facilities, staff, business licenses. Would be costly. Many drivers will trash the place.

There are not enough monthly spots where I’m at in Jax, FL. Land is pricey here but available. I park in town with someone who has a large dirt lot behind his business. 50 wide spots, all reserved, for $125 a month. He owns another in town as well with similar capacity. Both are always full. Occupied by weekly drivers, local O/O, dump trucks, some RV/boats.

His setup is a chain link fence around property, cameras on entry and on yard, dirt lot, 50ft light poles, 80x16 spots with buried tire in between, and a single commercial dumpster.

There are a few lots in town that are just a gated field with more or less free for all for $100 a month but I wouldn’t use them personally. A wrecker service does the same on their property but for $180.

Very dependent on your land’s location.