This is a very clean and neat RV park off of Hwy 96 Bypass. Very close in to Lumberton, to Beaumont , Silsbee (town), and extremely close to a Wal-Mart Super Center (for convenience). There seem to be quite a few monthly/regular residents, but apparently they are told to keep their sites neat and clean and they do. There is none of the look of long-term residents, yet one knows there are some. There are two shower houses (hubby says they are clean) and a wash-house with 3 washers and 3 dryers, all newer, in good condition and only $1.25 per load. Beats a laundromat for sure. Also, there are a few cabins to rent. Have not seen inside, but they look nice. Near the laundry area. The owners are friendly and willing to do what they can to make you happy or help you out. There are tall pines for shade, free Wi-Fi (and it comes in great) and picnic tables at the sites. All sites are cement, with patio areas on some premier sites. It is close to the highway and thus noisy from the traffic sounds, but one shuts them out quickly. Everyone here is so very friendly and it feels: good! I like it here. We are staying for a month of more. The rates are very good. It is not fancy, but well kept and the owners live on site. You can call if they are not in the office and they'll be right there. I would highly recommend this park. We camped here in a Travel Trailer.