• Building an RV park takes clear planning, a good location, and a solid understanding of regulations.
• Careful budgeting for land, permits, utilities, and amenities is key to profitability.
• Marketing and customer experience drive repeat visits more than flashy features.
• Learning from real-world setbacks and adjusting your approach beats relying only on checklists.

Starting an RV park from scratch is not simple, but it is possible if you follow the right steps and stay realistic about costs, timelines, and customer needs. You will need land, reliable utilities, clear permits, and a practical plan. Profitable RV parks get the small details right and do not overbuild. I have seen plenty of people jump in before checking zoning or budgeting for septic , don’t do that. Take the time for research, work closely with local officials, and be thoughtful about what today’s travelers really want. That is what makes an RV park surpass the average ones.

Finding the Right Land for Your RV Park

This is where most projects live or die. Choosing land is not just about price. You need a place people actually want to visit, and the town needs to allow RV parks on that land. Plenty of would-be RV parks end up never breaking ground because of zoning surprises or unfixable infrastructure costs.

What to Look For

• Accessible location , near highways but far enough away from loud roads.
• Flat or gently sloping terrain , saves huge money on grading.
• Utilities access , at minimum, electrical and water. Sewage is a big one; if there is no public sewer, ground perks for septic have to be great.
• Legal zoning , check with both county and city. I have sometimes found county allows it, city doesn’t, and vice versa.
• Proximity to attractions , lakes, hiking, small towns, or seasonal events. Hidden middle-of-nowhere sites can work, but only with a unique draw.

Before you buy, walk the whole land. Check for flood risks, big trees to clear, or evidence someone has already dumped waste onsite. A land survey is cheap compared to fixing mistakes later.

Make a list of your “must-haves” before falling for a piece of land. Excitement blinds first-time buyers faster than you expect.

Picturing Your RV Park: Size, Layout, and Capacity

I do not think you need to design for 200 RVs unless you have unlimited resources. It is better to start small and learn what works. A 20 to 50-site park is easier to manage, and you can always expand if demand is real.

Deciding On Your Target Camper

This one feels basic, but I see people get it wrong. Are you aiming at:

• Weekend vacationers with big rigs?
• Long-term workers in a nearby town?
• Small RVs and van campers looking for quiet?

The needs of these groups are not the same. Long-termers want more privacy and utility hookups. Weekenders might want playgrounds, dog runs, even a cafe. You cannot please every group perfectly.

Once you pick a primary target, sketch out the basic flow. Google Earth can help. Or take out a sheet of paper and play with driveways, turnarounds, how close sites will be, and where trees could stay or go.

Try to visit a few other RV parks in your region. Grab a notebook, walk the driveways, and jot down what works and what annoys you. In my experience, that saves more mistakes than any guidebook.

Standard RV Site Layout Table

Give yourself extra feet if you can. Turning radiuses will surprise you. Tight sites get bad reviews online, which ruins marketing later.

Permits, Codes, and Permitting Process: Do Not Skip

This part takes patience. You will need permits for everything: commercial use, septic, water, and sometimes even signage. Local opposition can stall the project for months. Common pain points are environmental reviews and neighbors who do not want an RV park next door.

• Start by talking with the city or county planning office.
• Have a rough map to show , even a sketch , when you call or visit.
• Prepare for questions about traffic, noise, and impact on schools or wells.
• Get quotes early for utility hookups , electrical companies and well drillers can have waitlists.

Some areas require a conditional use permit, which often involves public hearings. Bring visuals. Sometimes, I show photos of attractive landscaped parks rather than bare dirt to reassure people.

Do not start grading or bringing in gravel until every permit is in writing. I know people who tried to skip ahead, and they ended up losing money on fines or had to redo work.

Calculating Your Real Costs

I see a lot of guides underestimating this. The biggest expenses? Land, utilities, permits, and roads. Amenities like laundry rooms, bathhouses, or WiFi can be added later if money is tight. Here is a ballpark table , based on a modest 30-site park in a non-coastal state. (Numbers will vary by region and year, but these should help your planning.)

Plan for overruns. Weather, supply problems, or a misread on septic percolation can add tens of thousands to your timeline or budget. That is normal. What matters is how you adapt.

Where Most First-Time Owners Make Budget Mistakes

• Forgetting the cost of required turn lanes or road improvements.
• Assuming land perks for septic is easy (sometimes it cannot be fixed at all).
• Hoping contractor bids stay firm , they rarely do.
• Underestimating landscaping or privacy fencing demands from neighbors.

Consider talking to other RV park owners in your state about hidden costs. You will get stories that the internet misses.

Building: Utilities, Roads, and Sites

This is the fun part, but it is also the most expensive. There is no shortcut around proper infrastructure. You want every utility line buried at safe depths. Low voltage, tripping hazards, or leaky pipes lead to bad customer experiences and costly repairs. If money is tight, put the most into electrical, water, and roads. Everything else can wait.

• Use heavy gravel for driveways and pads , no need for fancy pavers early on.
• Test all hookups before opening even a single site. Surprises are expensive and kill word of mouth fast.
• If your site supports long-term stays, consider concrete pads, but realize they cost much more up front.

WiFi, Security, and Amenities

Basic amenities are more important than gimmicks. WiFi is no longer a nice-to-have; travelers expect it. Decent locks and lighting add more perceived value than flashy items. Playgrounds or picnic shelters help, but do not cut corners on bathrooms or showers , people will remember a bad one forever.

Marketing Your New RV Park

I see a lot of guides suggesting massive ad spend right away. I disagree. Instead, start with:

• Clean, well-lit photos of your property, posted on Google Maps, Campendium, and local tourism sites.
• A simple, mobile-friendly website with clear directions and reservation info , even just a contact form at first.
• Accurate, up-to-date listings on big RV platforms like RV Life or Allstays.

Encourage your first guests to leave detailed reviews. Real feedback from regular people beats polished marketing. If you offer even basic coffee or local info at check-in, guests feel welcomed. That becomes your best word of mouth.

Some of your best repeat guests will be people whose rigs broke down or traveled off-season. Treat every guest like they might be your most loyal reviewer, because they might be.

Dealing with Setbacks and Improving Over Time

Every project has curveballs. A wet season can flood half your site prep. Local politics can slow permits. You may even discover new competitors open nearby halfway through your first year. This is not a reason to quit, but you should expect some frustration along the way.

• Write down things that go wrong , not just to vent, but so you can warn friends or improve your next build.
• Ask for guest feedback directly. Simple questions like “Would you camp here again?” or “Is there something you wish we offered?” help.
• Reinvest early profits into what campers actually ask for , often that means more shade, better WiFi, or pet areas, not giant playgrounds.

Do not assume the first season’s mistakes define the whole business. The best parks grow by paying attention, not just pouring money into new features.

Extra Revenue Streams Most Owners Overlook

You do not have to be flashy. Small daily offerings or add-on services work best:

• Firewood bundles, delivered to site
• Simple gear for sale (sewer hoses, adapters, charcoal)
• Laundry , self-serve washers pay off over time
• Reserveable event pavilion for groups
• Discounts for off-season or longer stays

Snacks or drinks are nice, but vending machines can break or be tough to stock. Sometimes a local food truck or rotating pop-up is smarter than trying to run a cafe yourself.

Learning from Others: Real Mistakes and Smart Fixes

I once saw a friend invest in elaborate landscaping and a mini-golf course for an RV park near a state highway. They thought it would attract travelers, who mostly just wanted quiet, safe hookups. Meanwhile, another park offered only wide sites and immaculate restrooms, charging the same price but filling up every weekend. What worked? The basics got rave reviews, and travelers returned every season.

Another clear lesson: fencing for privacy between sites sounds expensive, but just a line of bushy shrubs made campers feel like they had “their own space.” It was cheaper and made a bigger difference than adding shuffleboard courts.

Table: What Actually Matters to RV Campers

Think less about impressing people during booking , focus on making their stay easy and hassle free. Happy guests tell others.

Final Checks Before Opening

• Walk the whole property from a guest’s perspective, not just the owner.
• Test every hookup with different sized rigs (find friends with RVs, if possible).
• Call your local fire marshal for a safety walkthrough; do not wait for a problem first.
• Print a simple site map; many guests do not want to check their phones after dark.

I might be a bit old-school, but I still believe putting your cell phone number on your welcome sign shows you stand behind what you built. Not everyone likes that, but the best guest posts in my experience mention how the owner was easy to reach.

Starting small, delivering basics well, and listening to real feedback builds a reputation no ad campaign can buy. Most guests care more about working amenities and friendly service than fancy buildings.

Common Pitfalls and How to Dodge Them

• Choosing a site far from demand , you cannot fix traffic patterns no matter how fancy your park.
• Skimping on utilities , don’t go cheap on electrical or water lines.
• Ignoring neighbors during construction , reach out, even if they seem unfriendly.
• Overestimating what people will pay in your market , do secret shopping at nearby parks.
• Trying to run the park as a hobby with no on-site supervision , things break, and guests expect fast help.

I have sometimes been too cautious and missed early business, thinking the park needed to look perfect before opening. Early feedback is better than waiting for everything to be finished. Let real guests tell you which upgrades matter most.