hi recharge life . I have just sold my business(cafe ) in Tocumwal and am looking for a motel leasehold .
From my point of view I wont be looking in Tocumwal or Barooga as the sheer volume of competition from other motels I feel is to much.
In Tocumwal  itself there is 13 Motels and Caravan parks ( population 2000) . The main newell highway only passes 1 of those motels!
 The rest of the motels are located in obscure spots and not that easy to find let alone stumble upon.
     Barooga is much the same only this town doesnt have a main road going through it that leads anyone anywhere. As with Tocumwal it has way to many motels and other accomodation in competition. There has been a large drop in tourist numbers over the past 7 to 8 years and I dont see that improving anytime soon .
    Lots of tourists used to come here for the river and golf etc. Now it has rained there is lots of alternatives now that most of the lakes have water in them . Most of the motels etc.  where built in these towns when Victoria didn`t have pokies so there was busloads daily of people coming up here.This has long since dried up . As I`m looking at motels I take an interest to see how many cars there are in the motels as i drive around Tocumwal and Barooga . I wonder how they survive . Even on weekends they dont look to be very busy other than in the times I mention below. Besides there is only the 1 sporting club in Barooga doing okay here now and the other one up the road I think they are about to buy to keep it afloat.
   The busy season is really only about 4 weeks at xmas and then easter and maybe a couple of long weekends here and there, and these really depend on the weather conditions.
    I would be looking further up the newell highway where the travellers will be staying overnight before moving on, with todays travelling public they tend to stop in Tocumwal for a quick feed then travel further north or south before stopping for the night.
 These smaller towns such as Jerilderie, Narrandera,west Wyalong etc. will have less competition from other motels.
   Well these are  just my thoughts on the area you are looking at from a business perspective so I hope I have given you some things to think about, if you havent bought just yet
 cheers howie