A turn-key fifth wheel, already set up on the lot.
This sample coach is a 2022 Grand Design Reflection 303RLS. It has been cared for as a seasonal home, not a weekend rental. The list below is where your real year, make, model, and floor plan will go.
Sample photo
Sample photo- Asking price
- $189,500
- The RV
- 2022 Reflection 303RLS
- The lot
- Site 18
- Offered as
- RV and lot together
Specifications
The coach
- Year
- 2022
- Make
- Grand Design
- Model
- Reflection 303RLS
- Type
- Fifth wheel
- Use
- Nonsmoking seasonal home
- Sleeps
- Up to 6
Size and weight
- Length
- 35 ft 11 in
- Width
- 8 ft
- Height
- 12 ft 5 in
- Hitch weight
- About 2,100 lb
- Unloaded weight
- About 10,600 lb
- Gross weight rating
- About 13,000 lb
Sleeping
- Main bed
- Queen, residential mattress
- Guest sleeping
- Sofa and dinette convert
- Bedroom
- Private, with a wardrobe
Kitchen and bath
- Refrigerator
- Residential style, about 12 cu ft
- Cooktop
- 3-burner with an oven
- Microwave
- Convection
- Shower
- Full-size, glass door
- Toilet
- Porcelain, foot flush
Climate and power
- Air conditioning
- 15,000 BTU
- Furnace
- 35,000 BTU
- Water heater
- Tankless — added after purchase
- Shore power
- 50 amp
- Batteries
- Lithium — see upgrades
- Solar
- 400 watts — see upgrades
Tanks
- Fresh water
- 60 gallons
- Gray water
- 80 gallons
- Black water
- 40 gallons
- Propane
- Two 30 lb tanks
These figures are samples so the spec sheet has a place for every number. Your brochure, sticker, or owner’s manual can replace them line by line.
Upgrades since purchase
Everything below was added after the coach was bought. Add or remove a line whenever you think of another one.
Added in 2023
Lithium batteries and a quiet inverter
The original lead-acid batteries were replaced with lithium, plus an inverter. Lights, outlets, and the refrigerator can run without starting the generator.
Added in 2023
Roof solar
About 400 watts on the roof, enough to top up the batteries on a sunny day while the coach sits on the lot.
Added in 2024
Tankless water heater
Hot water on demand, and the space where the old tank sat is now usable storage.
Added in 2023
Residential queen mattress
A real bedroom mattress, not the factory foam. Bedding stays if you want it — see the terms.
Added in 2024
Washer and dryer
A stacked combo so laundry does not mean a trip into town. It stays with the coach.
Added in 2024
Day/night shades and soft-close hardware
Bedroom and living-area shades were upgraded, and drawers and doors got soft-close hinges.
Done in 2025
New tires and a bearing service
Tires were replaced and the bearings packed, with the paperwork kept for the buyer.
Added in 2024
Main-slide flooring
The worn floor in the main slide was replaced with vinyl plank. A flooring allowance is also offered at closing if you want to go further — see Terms.
Sample photo
Sample photoA river lot, with the hard work already done.
Site 18 in this sample sits back from the water with a deck, a shed, and a fresh pad. Use this tab for the work you have done on the lot, then the resort itself.
Sample photo
Sample photoWhat we have done to the lot
Built in 2023
Composite deck with a wide landing
A low-maintenance deck with steps and a handrail, sized so the door landing is easy to use. It stays with the lot.
Added in 2023
Paver walk
Pavers from the parking pad to the deck, so you are not walking on loose gravel after rain.
Added in 2022
Storage shed
A shed for chairs, tools, and holiday bins. In this sample it stays with the lot, empty of personal items.
Refreshed in 2025
Gravel pad and edging
The pad was re-leveled and edged so the coach sits square and water drains away from the door.
Added over 2023–2025
Planting and a little privacy
Shrubs and mulch along the neighbor side. Nothing fussy — it is meant to look tidy without weekly work.
Added in 2024
Path lighting
Low lights along the walk so the steps are easy to see after dinner.
Plain terms, before you make an offer.
The numbers at the top are the ones people ask about first. The notes under them say what each one means in this sample. Change any of them and the page stays easy to read.
Asking price
$189,500
RV and lot together
Resort dues
$285 a month
Sample HOA amount
Flooring allowance
$2,500
Credit at closing
Furniture allowance
$1,500
If you want different pieces
What is included
The sale is the RV and the rights to the lot, together, at one price. The coach is titled in the seller’s name in this sample. The lot transfers the way the resort requires — often an assignment, not a deed.
Patio furniture, the grill, the washer and dryer, and the window shades stay. Clothes, photos, and food go with the seller.
Closing costs
In this sample, the buyer pays the resort’s lot-transfer or assignment fee and the usual title work on the RV. The seller pays the cost of clearing the title and any resort fee the park charges the seller.
Put your real split here in one or two sentences. People should not have to guess who writes the check.
HOA and resort dues
Sample dues are $285 a month, paid to the resort. The seller will bring dues current through the month of closing and will contribute one extra month at closing as a goodwill credit.
If your park bills quarterly, or if there is a special assessment, say so here in plain words.
Flooring allowance
At closing, the seller credits $2,500 toward new flooring if the buyer wants to replace more of it after move-in. The credit is on the closing statement. It is not a promise to install the floor before closing.
Furniture allowance
The furniture shown can stay. If the buyer would rather choose their own, the seller credits $1,500 at closing and removes the sofa, recliners, and dinette cushions. The mattress and washer and dryer are not part of that choice — they stay either way, in this sample.
Resort approval
Most parks must approve a new occupant. In this sample, the sale is subject to that approval, and the seller will introduce the buyer to the office. A buyer should ask the resort about age rules, rent if the lot is leased, and any background check before they count on a date.
Showings and offers
Showings are by appointment, so the coach is tidy and someone can walk you through the upgrades. An offer can be contingent on a walk-through and on resort approval.
There is no bidding form on this page. Use Get in touch, and the seller will reply.
A mountain village in Dillard, and a valley full of easy days.
River Vista Mountain Village sits on River Vista Drive in Dillard, Georgia, in Rabun County, a few minutes from the North Carolina line. The lots are privately owned. Neighbors come for cool summer evenings, a long fall, and a small town that is still close to bigger outings.
Sample photoWhat the resort offers
These are the shared parts of River Vista, from the resort’s own public description. Tell me if any of it has changed.
- The sites
- Level sites with full hookups, 30- and 50-amp power, cable, and Wi-Fi
- Pools
- A heated outdoor pool and hot tub, plus an indoor pool and sauna
- The clubhouse
- A community center for gatherings, with activities through the year
- Keeping fit
- A fitness room on the grounds
- Everyday comforts
- Laundry, a bathhouse, and paved roads inside the village
- Dogs and families
- A dog park and a playground, with pets welcome on a leash
Why people come to Dillard
Dillard is a small town on U.S. 441, high enough that summer nights cool off and October turns the ridges gold. It is about two hours north of Atlanta and about an hour from Asheville. The south end of Great Smoky Mountains National Park is roughly 45 minutes away.
You do not have to be a hiker to enjoy it. Scenic drives, a famous family-style meal in town, and overlooks you can reach by car are the everyday version. People who want a trail, a trout stream, or a boat can still find one the same afternoon.
Easy outings from the lot
In Dillard
The Dillard House
The reason most visitors learn the town’s name. Family-style Southern meals — fried chicken, country ham, vegetables, and yeast rolls — have been served here since the early 1900s. The stables next door offer horseback rides if you want an hour in the hills.
In Dillard
Andy’s Trout Farm
A low-key place to catch trout, with the fish sold by the pound. Poles are there if you did not bring one. It is the sort of afternoon that does not need a plan.
About 20 minutes
Black Rock Mountain State Park
Georgia’s highest state park, with the summit near 3,640 feet. Several overlooks are a short walk from the parking area, so a view of the Blue Ridge does not require a long hike. The Tennessee Rock Trail is there when you want one.
About 20 minutes, in Mountain City
Foxfire Museum
A small campus of cabins and exhibits on Appalachian home life, crafts, and stories. It is unhurried, mostly outdoors, and a good stop on a mild day.
About 25 minutes
Highlands, North Carolina
Just across the state line: a walkable mountain town with shops, galleries, and restaurants. Waterfall pulls-offs are scattered along the drive.
About 30 minutes
Tallulah Gorge
A gorge nearly 1,000 feet deep. Many people go for the rim views and the suspension bridge over Hurricane Falls. The stairs into the gorge are steep, so the rim is the easier visit.
A short drive south
Lakes Rabun and Burton
Quiet mountain lakes for a pontoon afternoon, a picnic, or watching the light change. Moccasin Creek State Park is on Lake Burton if you want a shoreline walk.
East of town, on the South Carolina line
The Chattooga River
A Wild and Scenic river. Outfitters run raft trips for people who want whitewater with a guide. Calmer stretches suit a picnic more than a paddle.
Hours, fees, and trail closings change. This is a guide to the area, not a promise that every stop is open the day you visit. Sky Valley, nearby, adds mountain golf and, in winter, a ski slope.
Use it yourself. Rent it only if you want to.
Nothing about this sale requires you to take guests. If you like the idea of a few booked nights, comparable coaches in this area rent for about $150 a night, and RV lots rent for about $80 a night. You choose whether to offer the coach, the lot, or both.
The RV
$150 a night
What comparable coaches are renting for
The lot
$80 a night
What comparable lots are renting for
Three ways it can work
Rent the RV
Offer the coach for a night or a week. Similar units are getting about $150 a night. It can stay parked on your lot, so a guest arrives to a home that is already set up.
Rent the lot
Keep the coach for your own trips, and rent the site while you are away. Comparable lots are renting for about $80 a night to someone who brings their own RV.
Use it, and rent the gaps
Many owners stay for the season and only rent a holiday weekend or a stretch of leaf season. Empty weeks are still yours. Booked nights are the extra.
What those rates add up to
This is only the arithmetic, and only if every one of those nights actually books. It is not a forecast.
A weekend, 2 nights
- RV at $150
- $300
- Lot at $80
- $160
A week, 7 nights
- RV at $150
- $1,050
- Lot at $80
- $560
Ten nights
- RV at $150
- $1,500
- Lot at $80
- $800
What the nightly rate does not include
Summer and October are the busy stretches in Dillard. A Tuesday in January is not the same as a Saturday in leaf season.
Cleaning, supplies, and any taxes or resort fees come out of what you collect. A night that does not book earns nothing.
The community may have rules about rental stays. Ask the resort, and ask the seller, before you count on a number of nights.
Send a note.
This is the way to reach the seller. Write a little about yourself and what you would like to know. The form opens the message in your email app. Nothing you type is stored on this website.
What happens next
- Add your name, a phone number or email, and a short message.
- Press Email this note. Your email app opens with the message filled in.
- Press Send. The seller replies the way you asked.
Use the Get in touch tab. The seller will answer the way you ask.