• You can buy a campground by choosing the right location, securing financing, and understanding the legal steps.
• Researching financial returns and operational demands will help you avoid surprises, campgrounds are real businesses, not passive assets.
• The best outcomes come when you do deep due diligence, know who your customers are, and prepare for seasonal trends.
• You have to think about zoning, maintenance, and growing camping trends, not just scenic views or cabin counts.

Buying a campground means finding the land, checking if it fits with how you want to operate, and then working through the legal and financial process. It feels a bit like buying residential real estate, but with more layers, regulations, insurance, staff, and guest experience all matter. If you want a simple answer: find a campground for sale, research both operational and financial details, secure funding, complete a title review, and close on the property. But there is a lot in between these main points, and I think most people underestimate the amount of planning a campground really needs.

What to Know Before You Start

Before you jump into campground listings, you need to know what you are really getting into. To be honest, a campground can look like a peaceful escape, but it is an active business. Think about daily maintenance, guest complaints, weather damage, these are not rare events. Do not just fall for the Instagram dream. Instead, make sure you are prepared:

• Campgrounds often rely on seasonal customers.
• The profit comes from campsite bookings, extra services (like firewood or rentals), and sometimes special events.
• You have to budget for steady expenses like utilities and repairs, even when the campground is empty.

Margins are usually thinner than most real estate investors expect. Even a busy summer may not carry you through winter bills.

I made this mistake personally once: I ran the numbers on a rural lakefront campground expecting the high season to cover everything, but I had not counted on local restrictions that limited visitor numbers. That changed everything. Always ask what you do not see, the quieter the campground, the stronger your due diligence should be.

Finding Campgrounds for Sale

Campgrounds do not show up on the same places you would find homes. Yes, you can look on real estate giants like LoopNet, Zillow, or commercial brokers. But it tends to be more productive to use:

• Specialist brokers who know RV parks, campgrounds, and resorts
• Industry websites (KOA has its directory, and National Association of RV Parks & Campgrounds runs lists, for example)
• Regional and local real estate agents who focus on hospitality

Direct outreach sometimes works, too. If you see a property you like, it is not crazy to call and ask if the owners would sell. This works best with smaller, owner-managed sites. I think with the rise of short-term rental culture, you might see more “off-market” deals than ever before.

What to Look For in Listings

Due Diligence: What You Need to Research

Always investigate fully before you buy. You need more information than you would for most businesses. At a minimum, have a plan for:

• Financial records: Get at least 3 years of bank statements, tax returns, and occupancy rates
• Guest types: Families, hikers, events, RV travelers, they all have different needs
• Competition: Who else is nearby? Are they growing, or have they shut down?
• Web presence and reviews: This is your first impression with most customers
• Insurance claims: Has the property suffered fire, flood, or major damages?
• Regulatory compliance: Permits, zoning, environmental rules, ADA standards
• Reasons for sale: Is the seller retiring, or is there a problem they are not mentioning?

If a seller pushes you to skip inspection or move fast on a ‘deal,’ pause. There is rarely a reason to rush in hospitality real estate, it is often a warning.

Read community forums or Facebook groups for local info. Sometimes the best details about a park’s real issues come from recent guests or neighbors, not the listing agent. If you can, spend a weekend there incognito as a camper. Notice how busy it is, how staff interact, or how clean the bathrooms stay at 6pm.

Financing Options for Campgrounds

Most buyers do not pay cash. These are the main paths for financing:

• Traditional commercial mortgages: Banks offer these with longer terms but require solid documentation and larger down payments.
• Small Business Administration (SBA) loans: More paperwork, but lower down payments. Some banks refuse to touch hospitality, others are open, shop around.
• Seller financing: The seller acts as the bank. Flexible, may work if the property is hard for banks to value. Still, you need to protect yourself with legal help.
• Private investors or partners: If you know experienced business investors, some may be open to this asset.

Banks underwriting campgrounds are tougher than those lending on apartments or houses. Your business plan is as important as your credit score.

Expect a steeper process and more questions. Be able to prove the business can service the debt, especially if you want to expand or upgrade facilities.

Legal Steps and Paperwork

Buying a campground is less about handshakes and more about contracts. These are the stages:

• Letter of intent (LOI): A short, basic summary of your offer terms, non-binding, but useful as an outline.
• Purchase contract: This spells out exactly what you will buy, what is included (fixtures, sheds, equipment), and confirms sale price and closing timeline.
• Title check: Make sure no one else has a claim to the land. Check for right-of-way issues or easements that could affect access.
• Business transfer documents: If you are buying the business entity, not just land, you need more legal paperwork (consult a small business attorney).
• Permits: Check for occupancy, health, liquor (if selling alcohol), event, and fire department approvals.

Get an environmental assessment, especially for older parks. Underground fuel tanks, septic systems, or creek frontages may have surprises. No one wants to find out about a pollution problem after closing. And if you are bringing in partners or splitting ownership, put it all in writing at the start. Friendships fade, contracts stay.

Campground Operations: What Owning One Is Like

Running a campground means wearing many hats. You are landlord, maintenance crew, party planner, and sometimes conflict resolver. Here are the big-picture duties:

• Booking management (online and phone reservations, check-ins, payments)
• Maintenance (bathrooms, mowing, trash, playground equipment, it’s constant)
• Marketing (website, Google Reviews, Facebook, Instagram, regional travel boards)
• Hiring seasonal staff for cleaning, repairs, event planning, or security
• Guest communication, positive reviews are gold, and one bad week can follow your search results for years

Campers today expect WIFI, clean showers, and easy booking. Many bring expensive RVs and want paved pads, hookups, dump stations. Think about whether you want to run something rustic or modern, what fits your style, experience, and budget?

Revenue Streams for Campground Owners

• Nightly campground rental fees (tents, RV pads, cabins)
• Monthly or seasonal leases (good for snowbirds or retirees)
• On-site rentals (kayaks, canoes, bikes, propane, golf carts)
• Convenience store sales (ice, snacks, firewood, camping supplies)
• Event hosting (weddings, corporate retreats, festivals, summer camps)
• Premium amenities (glamping tents, hot tubs, dog parks, WiFi packages)

Don’t overlook events, adding even a few weddings or group rentals a year can improve revenue. Birthday parties, scout weekends, or ‘haunted woods’ in October are all real opportunities. But every extra service adds complexity, so try not to take on too much too soon.

Red Flags and Common Mistakes

• Forgetting about off-season expenses (insurance, taxes, repairs still come due)
• Skipping the zoning review, thinking you can change property use after buying
• Believing seller’s occupancy stats without checking with neighbors or local tourism offices
• Underestimating the cost and frequency of repairs (water leaks, storm damage, vandalism)
• Missing the competition, new campgrounds, state parks, or hip high-end glamping options popping up nearby

The best deals go to buyers who out-research everyone else. I have seen too many people realize months later that their cabins are on a floodplain or their insurance is twenty percent higher than expected.

It can be tempting to skip formal inspections. That is not a good idea. Spend extra for a commercial inspector who knows campgrounds, not just houses. Septic, power, roads, well systems, these matter far more than a little chipped paint.

Campground Trends and Guest Preferences

Camping is changing. It is not just RVs and tents anymore. Expect more guest requests for:

• Unique accommodations (treehouses, safari tents, cabins with amenities)
• Family-friendly features (playgrounds, nature walks, fishing ponds)
• Tech upgrades (online maps, e-check-in, smart locks)
• Event space for reunions, weddings, or team-building
• Eco-friendly options (solar panels, recycling, organic gardens)

The market is also split: some campers want no-wifi, pure wilderness, others want luxury. You can’t please everyone. Decide who your main customers are and keep your improvements focused on them. If you try to do everything, you risk disappointing all groups.

Building Value Over Time

A campground is like a small resort: you can grow income over the years by adding:

• More cabins, cottages, or glamping units
• Septic and utility upgrades
• Outdoor kitchens or communal spaces
• Mini-golf, disc golf, boat rentals, swimming holes
• Specialty weekends (themed events, local music, beer tastings)

For long-term value, invest most in what your repeat guests say they love and what brings in more bookings. But plan every project with an eye on permits and insurance, overbuilding often backfires if it leaves you with unusable or unapproved structures.

Campground Licenses and Insurance

This is probably the least exciting part, but it can kill your business if you skip it. Check you are covered for:

• General liability (slip and fall, guest injuries)
• Property/casualty (fire, storms, vandalism, flood, trees)
• Workers comp (even for part-time or seasonal staff)
• Special coverages (alcohol sales, events, boat rentals)

Insurance costs will vary a lot depending on location, history of claims, facilities, and regional weather. I tend to suggest working with an agent who handles campgrounds or hospitality, not just any insurance shop in your hometown.

Do You Need a Manager, or Should You Run It Yourself?

Running a campground full time is more work than many expect. Some owners hire managers, especially for bigger properties or those far from home. Others run everything themselves and live on-site.

If you dislike dealing with the public or hate middle-of-the-night phone calls, an on-site manager or management company might be best. But, it eats into profit fast.

Many smaller campgrounds are family-run, at least at the start. Think about how much time you want to spend on-site, what you expect from your lifestyle, and whether hiring outside help makes sense.

Table: Pros and Cons of Self-Management vs. Hiring a Manager

Final Thoughts on Buying a Campground

Buying and running a campground can become a fulfilling, profitable path, if you plan realistically. The most common mistake buyers make is thinking it is an easy, set-it-and-forget-it business. It is hands-on and can be unpredictable. But with careful research, steady management, and a focus on guest needs, you can build something that not only pays for itself but really adds up over the years.

Sometimes the best way to learn is to camp at a dozen parks in the area yourself and see what hits home, then take notes and start your search with a clear vision. If you jump too fast, you deal with surprises, not success.