The development of a planned KOA campground near Great Cacapon, West Virginia, has been halted due to financial challenges. Aaron Bills, the principal owner of Scenic LLC, announced the decision to Morgan County Commissioners on July 17, citing “bad timing for finances” as the primary reason.
The original plans included 173 campsites, comprising 145 RV sites and 28 cabins, yurts, and tents. Bills explained that his family decided they couldn’t deliver on a KOA-branded campground, citing high interest rates and construction costs as major obstacles.
In response to this setback, Scenic LLC is now exploring alternative options for the approximately 448-acre property. One possibility presented by Bills is the potential addition of the land to Cacapon State Park. Scenic LLC has approached the West Virginia State Parks system with a proposal that would expand the park’s boundaries and recreational offerings. The land offers unique advantages for park expansion, including parcels on both sides of Cacapon Road, with one section directly connecting to the northern tip of Cacapon State Park.
However, the state has not yet shown interest in acquiring the land. Bills acknowledged, “We can’t make that happen” and “It’s beyond our capacity to see that through.” The state’s initial response indicated they were not interested in the property at this time. Consequently, Scenic LLC is now considering various scenarios.
The decision to halt the KOA project has elicited mixed reactions from the community. Some residents, particularly those living full-time or owning second homes in Great Cacapon, expressed relief. They had concerns about potential impacts on traffic, water resources, wastewater treatment, and safety that an RV campground might bring to the area. Additionally, there were worries about how the development would affect the view from the Panorama Overlook atop Cacapon Mountain.
As Scenic LLC explores its options, Bills has emphasized a preference for local solutions.
“Our first best choice would be people most local to the property,” he told Morgan Messenger, indicating a desire to work with community stakeholders in determining the land’s future. Scenic LLC is taking a measured approach, with Bills adding, “We are not rushed, so will endeavor to make good choices both for the land, ourselves, and the community.”
This situation reflects broader challenges facing campground developments, including rising interest rates and construction costs.