How to Start an RV Park Business

• You need a clear plan, enough land, and funding to start an RV park business.
• Understanding local zoning rules and utilities is critical before you choose a site.
• RV park success depends on solid marketing, guest experience, and ongoing maintenance.
• This business requires patience and flexibility, very few RV parks are fully booked from day one.

Starting an RV park means more than buying land and waiting for guests. You’ll need to research zoning, install the right utilities, design usable pads, get insurance, and figure out how to stand out in a busy market. You can make good income, but it takes work, money, and persistence.

Research and Decide: Is This the Right Business?

First, be honest, do you really want to run an RV park? You’ll spend time dealing with both happy travelers and not-so-happy ones. Expect calls at weird hours (water leaks, late arrivals, WiFi questions). Some owners love being on-site and hands-on. Others want more passive income, but that usually means hiring help and giving up some control. If you are not sure, you might want to visit a few RV parks as a customer, or talk to several owners.

Not every empty lot or field can become an RV park. Zoning, floodplain rules, and neighborhood opposition can stop you before you even get started.

Market Research

• Check the demand in your region. Ask: How many other RV parks are nearby? Are they full most of the year?
• Find out who your customers would be. Full-time RVers? Weekend campers? Snowbirds? Families? Different guests want different experiences.
• Look at reviews for other parks nearby. What do guests complain about? What do they love? If every park has bad WiFi, you could offer better service. Or if everything is basic, maybe people crave some extras (like a walking trail or dog run).

A simple way to judge demand: drive your potential site at different times of day and season. Are other parks full? Do you see RVs parked on public land or in business lots (usually a sign of overflow)? Are out-of-towners stopping for fuel or groceries? These are all clues.

Pick Your Location Carefully

Location really does matter. Highway access, distance to city attractions, and basic services (think groceries, laundromat, gas) will influence how many travelers stop at your park. Less competition nearby is good, but you still need traffic.

It is much easier to fill your park if you are located within 10 minutes of the interstate or a main tourist spot.

Once you have found a few options, talk to the city or county about permitted land uses. Even a great piece of land may not be zoned for RV use. Changing zoning can be costly and take months or years.

Size and Layout

• For a small park, aim for at least 3 acres, and more if you plan to add cabins or amenities.
• Each RV site needs about 1,000-1,500 square feet (more for bigger rigs).
• A typical small park might have 15-30 sites. Larger options can top 100, but those come with more logistics and higher startup costs.

Do not underestimate site size. Tight spaces lead to accidents and negative reviews from guests with large rigs.

Plan Utilities and Infrastructure

Utilities are your biggest up-front cost besides the land. RVers expect reliable water, sewer (or dump), and at least 30-amp electricity. Many also want 50-amp service for newer motorhomes or trailers. Cable and WiFi are a bonus but not a must for everyone.

• Sewer: Some states require a separate septic system for every X number of units; others allow a central dump station. Local code will dictate options.
• Water: If you tap a city main, costs go up, but well water can bring its own complications with code and treatment. Water pressure matters. Low flow makes guests nervous.
• Electric: Work with licensed electricians. You cannot afford short circuits, brownouts, or melted plugs. Install lockable pedestals at each site.
• WiFi: If you have competition nearby with bad WiFi, this can be a selling point. But it costs real money to set up fast, reliable fiber or cable throughout a park. Consider charging for higher-tier access.

Paving, Grading, and Drainage

If your park floods or gets muddy, guests will leave bad reviews. You do not have to pave every site, but gravel or packed dirt should drain well. Gutters, culverts, and retaining walls can prevent problems down the line. Grade the pads so water runs away, not to the RV doors.

Building Permits and Insurance

• Get building permits for everything, even the smallest cabins or sheds. Unpermitted structures can lead to giant fines or even shutdowns.
• Shop commercial insurance, not just homeowner’s coverage. Explain in detail what you will do, and expect to pay more if you have a pool, laundry, playground, or sell propane.

If you cut corners on permitting or safety, your whole investment can be at risk. Insurance companies rarely pay if you ignore code.

Budgeting and Financing

The biggest mistake: running out of money halfway through. You cannot finish piecemeal and hope guests will come. RV parks demand up-front cash for land, permits, utilities, grading, and often for landscaping or screening from the road. Factor that in.

Traditional banks might loan for this business, but most want borrowers with experience, or at least a detailed plan. Seller financing is common on rural land, or you could try an SBA loan if you have good credit and collateral.

If you want to start smaller, consider developing a few premium sites and adding more later from cash flow. But remember, certain economies of scale kick in only once you hit 12-20 sites (maintenance, office, cleaning, etc.).

Design Your RV Park for Real Guests

What Do Your Guests Want?

• Large, level sites. Most guests want to know they will not be squeezed between other rigs or stuck on a hill.
• Clean bathrooms and showers. You might not use them, but many guests do and will review based on cleanliness.
• Trash pickup or dumpsters within walking distance but not next to parking.
• Dog areas. Fenced runs or grassy spaces help RVers with pets.
• Safe, well-lit paths for walking (even if it is just around the grounds).
• Something to do when it rains, maybe a TV/activity room, arcade, or covered picnic area. You do not need to go overboard, but little touches set you apart.

Office, Check-In, and Security

• Automated kiosks can help if you dislike face-to-face work, but expect to handle calls for late check-ins or payment issues.
• Lighting and visible cameras (even fake ones) discourage theft and vandalism.
• Fencing or hedges give a sense of privacy and security without feeling prison-like.

If you plan to live on-site, factor in your own privacy. Guests will find you at all hours if you make yourself too visible.

Getting Permits and Navigating Legal Issues

Permit headaches are almost guaranteed. Local governments may set rules on setbacks, road width, fire hydrants, or even landscaping requirements. Work with a lawyer or planner who knows this industry. It is worth the cost.

• Read the fire code. Large rigs need room to turn. Towns often require designated emergency access lanes.
• Check ADA rules. Many places require accessible bathrooms and sites.
• Well/septic permits can take months, especially if testing fails. Build your timeline with extra buffer.

Skipping permits may work for a year or two. But all it takes is one unhappy neighbor or a small accident, and the county can order you closed on the spot.

Hiring, Staffing, and Day-to-Day Management

You can run a small park alone, but expect to be busy year-round, especially in peak season. Cleaning, maintenance, check-ins, mowing, and guest questions add up.

• If the park is larger, you will need help, at least part-time for cleaning and yard work. Many owners offer free site rent in exchange for labor (workampers).
• Use a property management program for reservations. Trying to track everything on paper leads to overbookings and mistakes.
• Prepare for bad guests. Some will ignore rules, leave trash, or be loud. Set clear rules, post them prominently, and stick to your guns. Flexibility is fine, but consistency matters.

Marketing and Filling Your Sites

You cannot just open the gates and hope for traffic. There are hundreds of new parks every year, and many older parks rely on repeat business. So, make sure guests find you online and hear about a good experience from others.

• Set up a simple website with photos, rates, directions, and amenities. Online booking is almost a requirement now.
• Claim your park on Google Maps, Campendium, RV Life, ReserveAmerica, and other campground directories. Respond to reviews, good or bad, it shows you care.
• Offer specials for long-term, repeat, or referrals. Full-timers especially appreciate a discount for a month or more.
• Create a simple welcome packet or map to hand to new arrivals. It helps set a helpful (and organized) tone.
• Partner with local restaurants, mechanics, or attractions. Coupons and local tips can make the difference between average and excellent reviews.

Photos, reviews, and quick responses get bookings. A dull website or slow replies cost more than you think.

Pros, Cons, and Common Mistakes

Tips from Experienced RV Park Owners

• Invest in wide roads and big sites, even if it costs more up front. It saves on damage and keeps guests happier.
• Hire help for cleaning and groundskeeping early, not after you burn out.
• Do not overpromise. Better to understate amenities and overdeliver than let guests feel misled.
• If you are not great with people, hire a manager who is. Reviews almost always mention friendliness (or problems dealing with rude staff).
• Keep a rainy-day fund. Equipment will break, and sometimes you will have slow months.

An RV park can be a good business, but it rarely runs itself. It takes a mix of patience, problem solving, and steady attention to what actual guests want, not just what you assume will work. Some owners find it deeply satisfying, while others get tired of the grind. You will not know which you are until you try, but start with a clear plan, ample cash, and honest expectations.