Established 25-pitch campsite with private 3-bed home, guest chalet and lovely views in the Gers

Established 25-pitch campsite set in approximately 1.69 hectares in the heart of Armagnac country. Domaine Le Poteau combines a naturally laid-out, leafy campsite with a genuinely private three-bedroom owners’ home, two-bedroom chalet, character bar and dining areas, guest facilities and substantial workshop and storage space. Mature trees provide shade and privacy between pitches, while more open areas enjoy views across the surrounding countryside. The business has developed a loyal clientele, with many guests returning year after year, supported by themed food evenings and a relaxed, sociable atmosphere. The website and customer database can transfer to the purchaser. Peaceful and immersed in nature without being isolated, Domaine Le Poteau offers an established tourism business with a comfortable year-round home alongside it.

Domaine Le Poteau is an established 25-pitch campsite in the western Gers, close to Castelnau-d’Auzan and Labarrère, combining a tourism business, private owners’ accommodation and approximately 1.69 hectares of mature grounds and open land.

The site has a relaxed, informal character. Its pitches are dispersed amongst mature trees and greenery rather than arranged in regimented rows, providing natural shade, privacy and plenty of room. Hammocks, pétanque and informal seating areas add to the atmosphere.

Hospitality is an important part of life at Domaine Le Poteau. The bar and communal areas provide somewhere for guests to meet, while themed food evenings bring people together around the table. At the same time, the layout allows those who prefer peace and privacy to enjoy their own pitch. This balance has helped the owners develop a loyal clientele, with many visitors returning year after year.

Importantly, the owners’ three-bedroom accommodation is independent from the main campsite facilities, with its own garden and substantial covered terrace. The business and home therefore sit comfortably alongside one another.

It is a combination that the current owners sum up simply: for them, Domaine Le Poteau has been their “little oasis” — somewhere peaceful and immersed in nature, while still being part of a friendly local community.

The owners’ home:

The owners’ accommodation provides approximately 83 m² of habitable space and is a comfortable home with plenty of character and a strong connection to the outdoors.

A long covered terrace runs along the house, with ample room for dining and seating and views over the garden. Double doors open into the bright L-shaped living area, where timber floors and ceilings bring warmth to the room. There is a wood-burning stove and plenty of natural light from the windows and glazed doors.

The living area flows into the kitchen and dining area. The kitchen is well equipped, with extensive worktop and storage space and a peninsula providing additional preparation space and informal seating.

There are three bedrooms of approximately 12 m², 11 m² and 10 m², a bathroom of approximately 5 m² and a separate WC. The house is heated by a combination of wood and electric heating.

Its privacy is an important part of the way the property works: the campsite can be busy and sociable while the owners retain their own private space away from the guest areas.

The campsite:

Domaine Le Poteau is authorised for 25 pitches, accommodating tents, caravans, campervans and motorhomes.

Generous spacing and established planting create shade and separation between pitches, giving the site a softer, more natural feel than a densely arranged commercial campsite. Its scale allows it to operate as an established tourism business while retaining the personal atmosphere for which Domaine Le Poteau has become known.

Guest sanitary facilities extend to approximately 39 m² and comprise 5 WCs, 4 showers and 4 washbasins, together with a guest washing machine.

Elsewhere in the grounds are a pétanque area, hammocks and several places to sit or relax. There is also an above-ground swimming pool with chlorine treatment and cartridge filtration.

Bar, food and communal spaces:

One of the most characterful parts of Domaine Le Poteau is its rustic bar and communal area.

Extending to approximately 48 m², with exposed timbers and ample room for guests to sit together, it forms the social centre of the campsite. Alongside it is a separate kitchen of approximately 11 m², used for the owners’ themed food evenings, together with further covered and outdoor areas for eating and drinking.

Guests can therefore be as sociable as they choose, joining others for a meal or a drink at the bar or returning to the peace of their pitch. These facilities also offer scope for a future owner to develop this aspect of the business further if they wish.

Two-bedroom chalet:

A separate timber chalet of approximately 35 m² sits amongst the greenery and provides an additional source of accommodation. It comprises two bedrooms and a kitchen, with its own outdoor setting within the grounds.

The chalet is currently subject to a long-term rental agreement, providing the owners with year-round rental income alongside the seasonal campsite business.

Workshop, garage and storage:

A workshop and garage of approximately 91 m² provides substantial room for vehicles, machinery, tools and equipment required to maintain the property and campsite. There is also a lean-to of approximately 21 m² providing further covered storage.

These working areas are separate from the main hospitality facilities, keeping the operational side of the business largely out of sight of guests.

1.69 hectares of varied grounds:

Domaine Le Poteau extends to approximately 16,891 m². Around the campsite and buildings, mature trees and planting create an intimate, leafy environment. Beyond them, the land becomes more open, with grassland and views extending across fields, woodland and vineyards.

The pitches sit discreetly amongst the trees, while the more open areas give a broader sense of the surrounding Gascon landscape. A natural water source is present on the property and could potentially be used for irrigation.

Despite its peaceful setting, the property is not isolated. Castelnau-d’Auzan is close at hand for everyday shops, restaurants and leisure facilities, while the small village of Labarrère forms part of the immediate rural surroundings.

An established business to take over:

Domaine Le Poteau is being sold as an established business rather than simply a property with the potential to create a campsite.

The sale comprises both the property (murs) and the fonds de commerce of Domaine Le Poteau. The overall asking price of €435,000 including agency fees is apportioned as €401,250 for the property and €33,750 for the fonds de commerce.

The campsite has a loyal returning clientele, an established online presence and strong guest reviews. The business sale includes the clientele and goodwill associated with Domaine Le Poteau, the commercial name and the furniture, equipment and other items used in its operation. Additional machinery may also be available by separate negotiation.

The existing website and customer database can transfer to the purchaser, providing continuity with previous and returning guests.

The business is ready to continue under new ownership, while leaving scope for the next owners to bring their own ideas, whether maintaining the existing format or further developing the hospitality, food and guest-accommodation side.

Armagnac country:

Domaine Le Poteau lies in the western Gers, at the heart of Armagnac country, between Castelnau-d’Auzan and Labarrère.

Vineyards form an integral part of the surrounding landscape, with local domaines producing Armagnac, Floc de Gascogne and Côtes de Gascogne wines.

Nearby Castelnau-d’Auzan provides everyday amenities including a bakery, grocery shop, pharmacy and restaurants. Its leisure facilities include a lake, swimming pool, fishing, tennis and padel courts and walking routes. In the other direction, Labarrère is a much smaller rural village, reinforcing the peaceful country setting.

Around 10 km away, Eauze is the historic capital of Armagnac and the principal local centre for supermarkets, shops, restaurants and services. Thursday morning is market day, while during July and August there are also Thursday evening gourmet markets combining local food and wine with live music.

Eauze also has considerable historic interest, including Saint-Luperce Cathedral and an archaeological museum known for its important Roman treasure. The town lies on the Le Puy route of the Camino de Santiago.

Villages, markets and days out:

The surrounding area provides plenty to explore. Montréal-du-Gers is one of the historic bastide towns of the area, while nearby Fourcès, built around its unusual circular central square, and fortified Larressingle are among the best-known villages in this part of Gascony.

Around 24 km away, Condom provides a wider range of shops, restaurants and services, together with its historic centre on the River Baïse.

Markets, vineyards, Armagnac producers, walking routes, historic villages and restaurants give guests plenty of reasons to explore locally and make Domaine Le Poteau a base for a longer stay rather than simply an overnight stop.

A useful position in southwest France:

Many guests travel by car, caravan, campervan or motorhome, with visitors coming from across France and Europe as well as from further afield.

The property is reached by good roads and lies within straightforward reach of motorway connections. From this part of the Gers, travellers can continue west towards the Atlantic coast, south towards the Pyrenees and Spain, or explore the towns, villages and vineyards of Gascony.

For owners living here year-round, Pau-Pyrénées Airport is approximately 100 km away, with Toulouse-Blagnac and Bordeaux-Mérignac airports approximately 140 km and 150 km respectively. Rail connections are available from Mont-de-Marsan, approximately 55 km away, and Agen, approximately 65 km away, with Agen providing useful onward connections on the Bordeaux–Toulouse rail corridor.

Domaine Le Poteau therefore works both as a base for guests exploring southwest France and as a practical year-round home for its owners, despite its peaceful rural setting.

Opportunities like this are rarely available. Combining a thriving business with an enviable lifestyle, this campsite is ideally positioned for continued success. Early viewing is highly recommended to fully appreciate everything it has to offer.
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Information about risks to which this property is exposed is available on the Géorisques website : https://www.georisques.gouv.fr