• Starting a campground includes planning, legal steps, land setup, and ongoing management, each part matters.
• Choosing the right location makes or breaks your business. You must consider soil, access, zoning, and local demand.
• Quality amenities, clear site rules, and good reviews are what bring campers back. Customer experience is huge.
• You need patience. Campgrounds take time to attract steady bookings and show profit, but mistakes at the start can haunt you for years.

Starting a campground is not as easy as putting up a sign and mowing the grass. You need a clear plan, enough money to handle delays, and the patience to work through local rules and permits. Many skip these steps and pay for it later. Think about your ideal customer, location, and what features could set you apart before you spend a cent. If you get this foundation right, you put yourself ahead of most beginners who rush in unprepared.

Research and Decide What Kind of Campground Works for You

Let me level with you. There is no single way to run a campground. Each market is different. Before you can think about buying land or writing a business plan, you need a real answer to these questions:

• Who is my ideal guest, families, hikers, van-lifers, tent campers, RVers, cabins-only?
• How far are people willing to drive to get here?
• What else is in my area, state parks, lakes, tourist routes?
• Are there already too many campgrounds nearby?
• Will I run year-round or just during the warmer months?

For example, maybe the nearest competition offers just basic tent sites. You could specialize in quiet, adult-only spots, or add glamping tents, or provide extra-large RV sites. Do not copy your competitor’s exact setup. Look for a gap. Try to think a few years ahead. What trends are growing? Where do travelers spend money beyond fees, firewood, showers, rental bikes, local tours?

To make any campground profitable, you need more than a scenic view. You need to solve a real problem or offer something nearby sites do not.

Create a Business Plan You Will Actually Use

How to Outline a Useful Campground Plan

Your business plan is not a formality. It is the map you refer back to when things get tough or when you have to make a big decision. Be honest about your numbers and admit what you don’t know yet. Trying to look perfect for a bank loan often leads people to skip this whole step or fill it with fluff. Here is what you actually need:

• Your vision: What type of campground, who it is for, what makes it special
• Target market: Your ideal customers, their incomes, habits, and wants
• Competition analysis: Not just their prices, but their strengths/weaknesses
• Startup costs and ongoing expenses: Everything from land to maintenance, insurance, equipment, marketing
• Pricing and revenue projections: Realistic, including slow seasons and discounts
• Marketing plan: How you plan to reach your ideal campers

Numbers scare some people. Even rough estimates are better than guesses. Visit local county records to see how many sites your parcel could allow. Call nearby business owners and ask about their slow months. List every single expense you can imagine, then add 10 to 20 percent extra for the surprises. There are always surprises.

Most failed campgrounds underestimate costs. They forget about things like septic upgrades, electrical hookups, and unexpected insurance hikes.

Find and Secure the Right Land

Location Makes all the Difference

If you already own land, honestly assess if it is right for a campground. Many properties sound good at first. But then you realize the access road cannot handle trailers, or there is no reliable water source. Some buyers ignore flood maps or local zoning rules and then cannot build at all. Slow down at this stage. A beautiful spot on a bad road can kill your plans fast.

If you end up needing to buy land, get a clear letter from the county or city confirming you can build a campground there. Many first-timers assume a ‘for sale’ sign means ready to go. It doesn’t. Road access, water rights, and soil percolation matter more than a pretty sunset view. Take time to walk the property on foot and in bad weather. Your future guests will be doing the same.

Before you fall in love with a parcel, double-check the zoning with the county. The rules are different in every state, and mistakes cost thousands.

Navigate Local Regulations, Permits, and Insurance

Calculate the Real Costs up Front

I wish I could say permits are easy, but usually they are slow and changeable. Get a full list from your local health department and planning office. This may include:

• Campsite layout approval
• Sanitation and septic system permits
• Fire code and access requirements
• Business license and sales tax registration
• Environmental checks
• Building permits for structures

Most counties require a certain distance between tent sites, and every state treats utilities differently. Some want ADA accessible restrooms, some require animal-proof trash. Do not trust assumptions. Ask officials to put requirements in writing.

You will need insurance coverage for property, liability, and injuries. Even minor accidents (someone trips over a tent stake, for example) can wreck a small business if you don’t carry enough coverage. Shop policies with at least three different agents. Campground insurance is more expensive than standard business packages and may have strict rules about swimming ponds or organized activities.

Design Sites and Amenities for the Modern Camper

You do not need fancy features, but you do need cleanliness, working restrooms, and safe sites. People expect a few basics now:

• Flat, level parking for RVs or car campers
• Enough room between sites; nobody wants to hear every word their neighbor says
• Shade or shelter whenever possible
• Clearly marked paths, bathrooms, and trash bins
• Secure fire rings
• Bright enough lighting, but not too bright at night

Many new owners put in too few bathrooms, or sites are crowded so close you feel like you are camping in a used car lot. Try spacing each site 20 to 60 feet apart. Offer at least one group site for families or scout troops. If you want to keep costs down, start with basic vault toilets, then upgrade to flush or shower buildings once you prove demand.

The most common complaint on campground review sites is not about the scenery. It’s about dirty restrooms, broken hookups, or loud, late-night neighbors.

Small Extras Make a Huge Difference

Little touches can set you apart. This does not need to be expensive. Some ideas:

• Free firewood or starters
• Camp store with snacks, ice, bug spray, and charging cables
• Loaner games, books, or board games for rainy days
• Outdoor sinks for dishwashing
• Pocket maps showing trails or local food spots

If you are targeting families, a basic playground or splash area draws business. Couples might want quiet, adult-only sections. If you allow pets, offer fenced areas or self-serve dog washes.

Build Systems for Booking, Payments, and Day-to-Day Operations

Online Bookings Matter More Than Ever

It is tempting to open with pencil-and-paper bookings. But these days, nearly all campers use the web. Pick a system that lists your openings in real time and lets people pay a deposit online. There are dozens out there, but look for one that includes:

• Automated confirmation and reminder emails
• Waitlists and cancellations
• Map-based site selection
• Mobile check-in

This saves hours of staff time, reduces no-shows, and lets you gather guest contact details. Also, connect your system to Google Business and at least one listing site (like Campendium or The Dyrt). Many campers check these sites before trusting your own website.

Handle Payments and Rules Clearly

Decide on your payment policy before you open. Deposit up front? Refunds for rain? Day passes? Enforce your camp rules with signs and gentle reminders. No one likes feeling policed, but chaos ruins the whole vibe for everybody. Set quiet hours, vehicle speed limits, and check-in/check-out times from the start. Stick to your guns.

Advertise to the Right Campers

Online marketing can feel overwhelming, but some basics will get you far:

• Create a simple website with real photos, rates, and driving directions
• List on popular campground directories
• Ask early guests for honest reviews and post them (good and bad)
• Join local business groups or outdoor clubs and offer group discounts
• Encourage guests to tag your camp on social media, but don’t fake reviews

Respond quickly to requests or bad reviews. Many guests ignore one or two negative comments if they see you are responsive and trying to fix issues. Word-of-mouth from happy campers beats paid ads every time.

Budget for Challenges and Seasonality

Your Timeline Will Slip, Plan for It

Most campground projects run late and cost more than you first expect. Rain can delay grading work for weeks. Utilities sometimes cost double because you have to dig farther. Rules change partway through due to local elections or new neighbors complaining. I am not saying this to scare you, but to help you avoid getting stuck or losing motivation after the first setback.

Bank enough money to cover at least 6 to 12 months without steady bookings. Slow stretches are common for the first couple of seasons. Teach yourself basic maintenance or partner with a local handyman before tiny problems (like a broken water spigot) turn into big headaches. Some expenses to remember:

• Mowing and landscaping
• Trash collection
• Bathrooms cleaning and restocking
• Insurance renewals
• Booking platform fees
• Signage replacements

If you are not prepared for a slow first season, you could panic and slash prices or ignore maintenance, both hurt your reputation and future bookings.

Listen to Your Guests and Improve

Your campers will tell you exactly what works and what does not. Read every review. Talk to guests during check-in or when making rounds at night. The most helpful suggestions are not always delivered politely. Pay attention to patterns. Are families always asking for more shaded sites? Do tent campers complain about noise from RV generators? Do solo travelers want somewhere to charge a phone?

Some fixes will be costly or take time, but many are cheap and quick. Sometimes just installing better signs or offering camp chairs for rent makes a big difference to guest satisfaction.

Keep Your Energy Up for the Long Haul

A campground can become a second home, or it can eat up all your free time. During peak season you will get tired, mentally and physically. It helps to build a routine, ask for help when you need it, and set aside real off-hours (even if that means closing a few days per month at first). Small businesses survive because they adapt and learn, not because they never face problems.

Truthfully, you will make mistakes as a new owner. This is not a bad thing. The key is to learn quickly, stay honest, and listen to what both your customers and gut are telling you. Some advice you hear online works for giant parks, but not for you. Use what fits your property, your budget, your energy.

Just because a big chain does something, it does not mean it is right for your small operation. Focus on personal touches, not one-size-fits-all solutions.

Example: A Basic Startup Budget Table (2025)

Every setup is different, but you can see the range. Some people start smaller, just a dozen rustic sites, which cuts costs. Others go all in with cabins or full RV hook-ups. One is not always better than the other, but you need to plan for slow ramp-up before seeing real returns.

Final Thoughts on Getting Started

If you want to open a campground, start with research and a plan. Take your time walking land, talking to officials, and getting local insight. Do not rush. Small steps add up, and your effort up front saves you much more work and money later.