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How to Start a Campground or RV Park

Thinking about starting a campground? Maybe you’ve got some land of your own or perhaps you’re considering buying a property for this purpose. Either way, you’re onto something—the camping industry has seen unprecedented growth in the years following the pandemic. The 2024 KOA Camping & Outdoor Hospitality Report states that over the past 10 years, active campers have increased by 68%, adding an additional 21.6 million households searching for places to stay.

That’s where you come in. Operating your own campground or RV park, and listing it on platforms like Hipcamp, means running a business that earns money from the land, all while helping get more people outside. There’s a certain satisfaction that comes from working for yourself, and it’s even better when you are achieving a greater good.

Find out how Hipcamp Hosts earn $75K per year

While starting from scratch may sound daunting at first, we’re here to cover everything to keep in mind as you consider how to start a campground or RV park of your own.

Photo by Hipcamp Photographer Jess Amrich

Market research and regional feasibility

Solidify your business model

If you’re planning a commercial operation—using land primarily for a full-fledged campground or RV park—this article is for you. If you’re more interested in earning some supplemental income from a bit of unused land on your property, you’ll have a different set of considerations, as these types of land use are typically regulated differently. To learn more about low-impact, private land camping with Hipcamp, head here.

Conduct basic market research

We know there is demand for campsites, but can you make money owning a campground business in your area? Conducting basic market research can help you explore the campground industry, competitive landscape, and business feasibility in your region—or help you decide where to invest in land instead.

Here are a few questions to guide your research:

What type of camping is already available, and how successful are these campgrounds and RV parks? This may include state park campgrounds or other spots on public lands.
What trends may influence campground demand in my area? How is the area changing, and what is the weather like?
What demographics of campers are likely to camp in my region? What is my target market?

Do some competitive research

To start, search online for campgrounds and RV parks in your area. This means checking Google and exploring your region on Hipcamp. Explore the different business structures that you find—check out listing details and price points, read reviews, and look at photos to get a feel for campground sizes and amenities, plus how others are marketing their properties.

Study area travel trends

Along with seeing what already exists, look into area travel trends to identify what is likely to be popular. Is the region likely to attract more tent campers, glampers, or RVers? Certain features tend to attract different people, and campers come in a wide variety of demographics.

Identify a target market

Some travelers see camping as a money-saving option, while others are looking for sites to offer luxurious amenities. And while retirees remain a large segment of the camping market, new owners may also choose to focus on attracting families with large trailers and motorhomes or young solo travelers with tents or vans. Considering your ideal market segment will help with both the development and the marketing of your campground business.

After you get the lay of the land (literally and metaphorically), dig into more formal tools for conducting market research. Check out these resources for statistical data regarding current trends:

Hipcamp is also here to help. Start by exploring our hosting resources and Hosts’ frequently asked questions to get deeper insight into preparing and managing a property. You can even contact the Hipcamp team to ask for local information.

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Choosing a campground location

Deciding where to build your campground or RV park is a big decision. If you already own the land, then the decision might be out of your hands, but thinking everything through can help you assess the viability of the business. If you’re buying land specifically to build a campground, then these steps can be essential to making sure you pick the right plot.

Do your research

Where your land is located and how your land is zoned determines what you can do on your property and may also affect what permits are required to start up a campground. Zoning regulations vary widely across localities so before you dig into anything else, it’s incredibly important that you do your research to ensure that your business is compliant. We’ll cover more on legal and regulatory considerations below.

Consider proximity to local attractions

Campers are often looking for one of two things: to find solitude away from people or to camp close to a point of interest of some kind. Begin by researching local landscapes. Are people attracted to area waterways, forests, or other scenic locations? Maybe a state park? Then, consider local attractions—is there a popular area theme park or destination? Your local and state tourism websites and offices may help you answer these questions.

Get to know the area climate

Climate is another important factor, as it affects the seasonality of camping in your region. Do freezing temperatures limit camping in the winter? Does summer heat reduce interest in camping? Is your land located in a flood zone? What precautions might you need to take to help campers in the event of dangerous weather conditions? Answering these questions will help you understand whether your potential revenue may be steady or prone to peaks and dips throughout the year.

Decide on infrastructure

Finally, consider your infrastructure needs. Will you install water, electricity, or sewer hookups? Can the existing roadways and septic system/water supply accommodate the types of campers you’re targeting? Some park owners, for example, offer dispersed tent camping but limit access for RVs, while other campgrounds are designed only for RV camping. You may also want to think about offering wifi as more and more people work from the road and desire technology for entertainment.

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Photo by Hipcamp staff member Madison Kotack

Legal and regulatory requirements

We’ve briefly touched on zoning, but let’s dig deeper into zoning regulations, local ordinances, building codes, and taxes—all things that require research for starting a campground or RV park. Take time to familiarize yourself with any regulations that may exist in your state, county, and/or municipality. They can be extremely nuanced by location, so you should contact state and local agencies or consult a land-use attorney to learn about any required approvals to operate a campground in your area. If you aren’t sure where to look, here’s a quick overview to get started:

Look up how your property is zoned: If you aren’t already familiar, look up how your property is zoned. You may be able to do this online. If your local government doesn’t have online resources, call your local land use, planning, or zoning department to ask how your property is zoned. You will need the exact address or APN number.
Understand regulations for your zoning district: The land use code for your area should include zoning regulations. Most local governments post these codes online. Read the zoning regulations for the zoning district that applies to your property, which should describe the allowable uses for properties like yours. They should also lay out what permits and approvals are required for certain types of activities, including opening a commercial campground or RV park. You can search for relevant information by looking up key terms, such as “campground” or “recreational vehicle”. If you have questions about the information for your zoning district, call your local land use, planning, or zoning department.

Then, pay attention. Zoning regulations affect whether you’ll be allowed to open a commercial campground at all, while building codes and other development standards may impact your ability to add any infrastructure improvements or facilities. Once you understand what is required, consider getting a land assessment to evaluate the topography, vegetation, biodiversity, and water sources.

It’s also important to understand applicable taxes (occupancy tax, bed tax, sales tax, etc.), as well as local, state, and federal regulations in areas such as ADA compliance and health and safety codes. This is especially if you are offering amenities beyond basic campsites—think everything from fire pits to toilets.

Finally, add the tasks of securing applicable licenses and insurance to your to-do list. These are generally required across the board, and understanding the procedures and costs involved can help you create a business plan. Consult with experts, as well as existing campground owners and hosts, to learn about your options.

Does that sound overwhelming? Don’t worry! Hipcamp has resources to help you get started. Go over the Hipcamp Host Standards for a starter set of things to keep in mind.

Campground design, layout, and amenities

Once you know more about the types of campgrounds and RV parks already available in your region, think about where your offering would fit in. You can either expand on what is already working or fill a gap in the market with a unique camping or glamping option (think yurts, cabins, or vintage trailers)—while keeping your local zoning regulations in mind.

Here’s the fun part. Now it’s time to dream about the design for your campground, including its layout and amenities. You’ll likely want to work with a landscape architect, an engineer, and of course, your local government to obtain necessary construction permits and approvals.

Learn more about Hipcamp

Below are some questions to keep in mind as you think about designing a campground. And remember that regulations may impact what you’re able to offer, from the number of sites to camping infrastructure.

Campsite types

How many campsites am I willing and able to offer?
Will I focus on tent camping, RV sites, glamping, or all of the above? What are the unique needs for my chosen type?

Amenities and facilities

What type of camping infrastructure can I add? Think concrete or gravel pads, full hookups, wifi, roadways, and more.
What camper facilities can I add? Can I secure the funds and space for larger investments, such as restrooms, a pool, or a dump station?
What amenities would my target audience expect or pay extra for? For example, families may appreciate playgrounds and swimming pools. Travelers may also like upgrades such as dog parks, event spaces, and recreational programming.
Is it possible to start simple and add enhancements later?

Layout design

How can I plan for privacy, accessibility, and sun exposure?
How important is it for my camping experience to balance natural spaces and facilities? Do I want to offer larger campsites to attract nature lovers, or would I like to optimize my revenue with tighter sites? Can I add elements like hiking trails and fire pits to highlight the outdoors?
How can I make my campground or RV park sustainable and environmentally friendly? Consider reducing waste, providing solar power, offering recycling, and stewarding the land.

Budgeting and funding options

With all this talk of amenities and facilities, you may be wondering: “How much does it cost to open a campground?” Like most things in life, that is a complicated question. Basically, the cost of starting a campground can range from under $10,000 for a few basic campsites to well over a million dollars for a luxury RV resort.

Startup costs

Depending on the scope of your project, begin by researching startup costs. If you aren’t planning to use your personal property, acquiring land with the proper zoning is an initial expense. Then, estimate the costs for permits and your preferred level of infrastructure development. Consult with experts for more precise numbers as you develop a business plan.

Funding

With a price tag in mind, the next thing you need is money. Explore options for small business loans, grants, and partnerships. The Small Business Association and your preferred bank or credit union can help you learn more about the possibilities.

Don’t forget about crowdfunding, especially if you are working on a project with a smaller scope. In this day and age, building a community of invested people can not only generate funds, it can generate enthusiasm, and kick start a devoted following for your business before it’s even off the ground.

You’ll likely need a detailed business plan for investors or lenders. Hipcamp’s campground business plan guide (complete with a template) can help get you started, along with these resources:

Buying an existing project

If building from the ground up sounds daunting, explore the option of buying an existing campground. A commercial real estate agent can help you locate the turn-key property of your dreams, which not only provides you with a campground but comes with the added benefit of existing customers and brand recognition. You can also browse some available sites on Campground Marketplace or Parks and Places.

Staffing and managing a campground

There’s more to owning a successful campground business than campsites and amenities—you need to think about the people behind the scenes to help you with some of the hard work onsite. As you build a business plan, it’s important to consider these costs.

Marketing

How you manage your marketing varies and will depend on your own levels of creativity, networking skills, and marketing know-how. Listing your campground or RV park on Hipcamp helps do a lot of the heavy lifting for you—your campground will feature in Hipcamp emails, social media ads, and get promoted by our industry-leading PR team. For further exposure, though, you may want to work with artists, consultants, or an agency to plan your marketing, including everything from your name and logo to your social media offerings. While some aspects of marketing include one-time costs, others may be ongoing.

Operations

Next, consider daily operations. While Hipcamp lets you manage all your bookings at no extra cost, you may still need assistance managing reservations on the ground and offering customer service at the front desk. Maintenance may also be ongoing, from small elements, like cleaning fire pits, to large-scale landscaping. Depending on your facilities, you might also need cleaners.

Third-party service providers

Some campgrounds and RV parks hire work staff directly, while others contract with third-party service providers for elements like groundskeeping, cleaning, and technology. This will largely depend on your availability and skills and the scale of your operation.

Seasonality and special events

Camping is the most seasonal sector in the hospitality industry. So you’ll likely have to make seasonal and weekend adjustments to your staffing. Consider your peak times and off seasons, as this will affect your occupancy rates and annual staffing costs. Additionally, be mindful of special events. Will you need additional hands on deck for regional events? Think about local events like state fairs, concerts, and festivals that can drive bookings. You may even want to host events of your own.

Learn more about listing with Hipcamp

Building strong local partnerships

Being a part of a community network starts with being a good neighbor, which is a cornerstone of the Hipcamp brand. If you have good relationships with your immediate neighbors, it’s easier to forge relationships across your broader community. Plus, these partnerships can be important if you ever need to advocate for your new campground.

Joining a community business organization or informal group can help you with staffing, permitting, and word-of-mouth advertising, too. Many fellow entrepreneurs have been in your shoes as a new business owner, and they may have wisdom to share. You can also connect with the types of service providers you may need as you build and maintain your campground.

Plus, being involved with your community can be fun. First, you’ll be more familiar with local attractions to share with your visitors, and you can offer like-for-like promotions, benefiting both you and the attraction. Plus, participating in local events and fundraisers helps get your name out to your local community. It’s truly a win-win situation.

Photo by Hipcamp Photographer Erin Wheat

Marketing your campground or RV park

For any campground or RV park to be successful, you need a good marketing strategy. And, if you’re thinking of starting a campground, there’s no time like the present to get started. Even before you open for business, you can begin to attract attention through social media. Building an audience takes time and people love to follow a personal journey, so bring them with you as you start planning, designing and crafting your campground. Document your progress and showcase your sites and amenities as they develop. And, just as importantly, introduce yourself! Your hosting vibe is a key part of building a brand.

Once you get closer to opening your campground or RV park, you’ll want to ensure your marketing is turning into bookings. This is where Hipcamp excels. Listing your campground on Hipcamp provides instant visibility to the world’s largest RV and camping audience and is specifically designed to generate bookings. To get started, all you need is a colorful description, good photos, and a checklist of your amenities.

There are plenty of other ways to market your campground, of course, and once campers start arriving you’ll also want to think about how you encourage good reviews, build a community, and nurture returning customers. After all, happy guests who spread the word about your business can be the strongest marketing tool of all. To create a winning marketing strategy, check out our Ultimate Guide to Campground Marketing and other hosting resources.

How to start earning campground bookings with Hipcamp

Ultimately, there is no one step-by-step playbook for how to start an RV park or campground but, from brainstorming to bookings, you should now have a clearer picture of the process.

Your market research can lead you to a perfect location, with a clear understanding of the audience you plan to target and any specific local regulations you’ll need meet. Then, you will go through the steps of dreaming up your perfect campground business and securing the funds to make it happen. Finally, you’ll envision the marketing, staffing, and community required to turn your dreams into profit.

And as the go-to app to discover and book incredible campsites, Hipcamp is the simplest way to grow your campground business once you’re ready for bookings. Join thousands of other campground operators and list your property for free, unlocking access to a community of over 7 million regular campers looking for places to stay. Soon, you can be on your way to achieving your personal and financial goals.