Your campground has potential, but launching—or scaling—one requires clear execution across operations, compliance, and marketing. Without a checklist, you'll stumble on licensing, miss revenue streams, or struggle to fill sites. This guide walks you through the actual steps campground owners need before opening or expanding.
Secure Land & Understand Zoning
Before anything else, confirm your property is zoned for recreational use. Contact your county or municipal planning department; many areas restrict campgrounds to specific zones, and rezoning can take 6–12 months and $5,000–$15,000 in legal fees. Ensure the land has adequate road access, utilities (water, sewer, electric), and drainage. If utilities aren't on-site, budget $15,000–$50,000+ per site for infrastructure installation.
Obtain Licenses & Permits
Campground licensing varies by state. Some require a "recreational facility license," others call it a "campground permit." Contact your state's Department of Health or Parks & Recreation to identify exact requirements. Budget $500–$2,000 for the initial application and renewal fees (typically annual). You'll also need a business license ($100–$500), employer identification number (EIN), and liability insurance ($1,500–$3,000+ annually, depending on site count and coverage).
Draft Site Plans & Infrastructure Design
Create a detailed site map showing lot placement, road layout, utility lines, and emergency exits. Hire a surveyor ($800–$2,000) and engineer ($2,000–$5,000) to ensure compliance with setback requirements, stormwater management, and ADA accessibility. Most states require a minimum distance between sites (often 15–25 feet), and pull-through sites typically need 60+ feet of length.
Plan Your Revenue Streams
Nightly site rental is the core, but add:
- Premium sites: Pull-throughs or waterfront spots at 20–30% higher rates
- Monthly/seasonal rates: Offer 10–20% discounts to encourage longer stays
- Amenity fees: Wi-Fi ($3–$5/night), pet fees ($5–$10/night), or firewood sales ($8–$15 per bundle)
- Cabin or glamping rentals: If zoning allows, rent fixed structures at $80–$150+ nightly
- Storage or parking: Rent unused space to RV owners for $50–$100/month
- Dump station access: Allow non-guests to dump tanks for $10–$20
Set Competitive Pricing
Research similar campgrounds within 50 miles. Typical pricing in 2024 ranges from $25–$45/night for basic tent sites to $50–$100+ for full-hookup RV sites, depending on location, amenities, and season. Use dynamic pricing during peak seasons (summer, holidays) to maximize revenue.
Design Amenities & Facilities
Campers expect clean restrooms, potable water, and trash collection. Competitive amenities include:
- Laundry facilities ($1.50–$3 per wash/dry)
- Playground or recreation area
- Wi-Fi coverage
- Picnic tables and fire rings at each site
- Pavilion or community building for $500–$1,500/month rental
Budget $5,000–$20,000 per site for initial site development, plus $200–$500 monthly for maintenance and staffing.
Build Your Online Presence
Most bookings now come through online channels. List on major platforms: Campground.com, ReserveAmerica, KOA (if affiliated), and Airbnb. Each platform charges 5–15% commission per booking. Listing on Mercoly also helps your campground get found by customers searching for accommodations and helps you sell seasonal passes, merchandise, or activity bookings directly to guests.
Create a website with online booking capabilities ($500–$2,000 setup; $50–$200/month for hosting and management). Include high-quality photos of each site type, amenities, and surroundings.
Hire & Train Staff
Start with one full-time manager ($30,000–$45,000 annually) and 1–2 seasonal workers ($15–$18/hour) for peak season. Provide training on guest communication, maintenance, safety, and emergency procedures.
Launch a Marketing Plan
Use email to promote bookings to past guests, run seasonal promotions (off-season discounts, group rates), partner with local tourism boards, and ask satisfied campers for Google and Trustpilot reviews. Budget $100–$300/month for Facebook or Google Ads targeting nearby metro areas.
Frequently Asked Questions
Q: How many sites do I need to break even? Most campgrounds reach profitability with 20–40 sites generating $1,500–$3,000/month per site at 60–70% occupancy; smaller operations may take 3–5 years to recover land and infrastructure costs.
Q: What's the difference between a campground and RV park? Campgrounds typically accommodate tents and small trailers with basic sites; RV parks specialize in full-hookup sites for large motorhomes and trailers, commanding higher rates.
Q: Do I need to hire a manager full-time from day one? No—owner-operators often manage directly for the first 1–2 seasons; hire full-time staff once occupancy consistently exceeds 75% or you operate 8+ months annually.
List your campground on Mercoly today to connect with campers actively seeking accommodations and services.