• Zoning for an RV park almost always requires land to be classified for recreation, tourism, or commercial use. Residential or agricultural zoning alone is rarely enough.
• You need to check city, county, and sometimes even state regulations. The process can be strict, and it almost always involves public hearings and neighbors’ input.
• Even with the right zoning, you will face more rules. These include minimum lot size, setback distances, infrastructure requirements, and access roads.
• Zoning can be changed with a request (called a variance or rezoning), but it is slow and there may be real pushback from the community.

RV Park Zoning at a Glance

Zoning for an RV park means the land must be legally permitted for temporary living in vehicles. Almost always, this falls under commercial recreation or sometimes special commercial zoning. If you try to build an RV park on typical residential or agricultural land, you will almost always run into legal blocks. Town planners and neighbors may push back. If you skip this research, your entire project can be stopped or even shut down after you invest money.

Why Zoning Really Matters for an RV Park

If you pick the wrong land, you face fines, stop-work orders, or worse. Zoning tells you exactly how you can use your land. Most cities and counties have clear zoning maps, but the process is not always simple.

Zoning for RV parks usually falls under:

• Recreational or tourist
• Commercial/transient lodging
• Sometimes a special “RV park” or “trailer” category exists

Some places allow RV parks in commercial zones, but only if you go through a process called a conditional use permit. You submit plans and the city or county votes whether to allow your project. It almost always involves a public hearing where neighbors can approve or object.

Without correct zoning, building an RV park is almost impossible. You cannot skip this step and hope to “fix it later.”

How to Find Out If Your Land Qualifies

You need to start with the local zoning map, which you can usually find at your city hall or the county planning department. Do not guess. Nearly every attempt to shortcut this leads to problems.

If the map lists your parcel as “Rural Residential” or just “Agriculture,” you will almost always need a change. If it says “Highway Commercial,” “Recreational,” or “Tourism,” you are in a better spot.

Call the planning department and ask:

• Do you allow RV parks in this zone?
• Is a conditional permit needed?
• What are the next steps?

Some cities have complicated rules. For example, RV parks may be allowed in “Commercial” zones, but only within a specific distance of main highways. Or they may have a hard cap on the number of spaces.

If you are not sure about a zoning label or what it allows, ask the city planner in writing. Get clarity before you spend money.

Types of Zoning and What They Mean

Land zoning goes far beyond just “yes” or “no” for RV parks. Some of the most common types you’ll see are:

Recreational Zoning

This is the easiest path if you are planning for an RV park. The land is already earmarked for recreation, camping, or lodging.

Commercial or Highway Commercial

Some towns allow RV parks here, but usually you will need to file a conditional use application. You may need to show extra traffic plans, noise barriers, or lighting solutions.

Residential

RV parks are almost never permitted in residential zones. Neighbors and councils both fight it. If your land is zoned this way, be ready for lots of paperwork and meetings.

Agricultural

Agricultural land might allow very limited camping or seasonal occupancy. But full-scale RV parks are typically not approved. You will need a zoning change.

Planned Development or Mixed Use

Rare, but if this is available, you might be able to write an RV park into your request. These zones are flexible but require detailed proposals.

Setbacks, Density, and Other Key Zoning Barriers

Once you find a zone that allows RV parks, other rules kick in. Cities rarely let you pack as many sites as you want. A few things you have to look for:

• Minimum lot size , many states require at least five to ten acres as a minimum
• Maximum density (example: no more than 20 spaces per acre)
• Setbacks from property lines, highways, or water (sometimes as wide as 100 feet or more)
• Rules for septic, water access, and even fire lanes

Don’t ignore these. Some people think zoning is just about “allowed” or “not allowed,” but the fine print can sink a project just as fast.

Most permitting failures happen because the developer didn’t read the fine print. Check setbacks and density rules before you finalize anything.

Conditional Use Permits and Variances

You might run into terms like:

• Conditional Use Permit (CUP)
• Variance
• Rezoning

A CUP lets you do something normally not allowed, but the city needs to review and approve your plans. Variances are small exceptions if you break one small rule. Rezoning is asking them to change the zone itself, which is the hardest and slowest.

Expect neighbors or even business owners to speak up against your plan if traffic or noise are a concern near residential areas.

You almost never get a conditional use permit without a public meeting. Always be ready to talk to neighbors and answer their objections.

Current Zoning Terms: What to Watch For

Zoning codes and language are different everywhere. Here are real terms to look for, but remember each city has its own version:

• Campground or “RV Resort”
• PUD (Planned Unit Development) with mention of RVs
• Commercial Tourist
• Highway Service
• Mobile Home Park (sometimes, but not always, includes RVs)
• Seasonal Occupancy

A personal story, years ago, a friend tried opening an RV park in an area labeled “Mobile Home Park.” The city said RVs were not mobile homes (since “mobile home” really meant “manufactured house on a fixed foundation”). That stalled the project for months. I learned to never assume zoning language means what I think it means. It is worth reading every definition, no matter how boring it looks.

Infrastructure and Health Rules Tied to Zoning

Even if you get the zoning right, you need to plan for water, sewer, and waste systems. County and health departments often have standards that are just as complex as zoning laws.

Some places require paved roads, others accept gravel. You may need a certain number of bathrooms per unit or strict rules on greywater disposal.

I have seen projects die at this stage, even after zoning was approved.

Can You Change Your Land’s Zoning?

You can try, but be ready for a serious process. Changing land zoning, especially from residential or agricultural to commercial recreation, draws out lots of meetings, paperwork, and sometimes lawyers.

The key steps usually look like this:

1. Submit a detailed application showing your plans for an RV park.
2. Attend planning commission hearings. Neighbors and local business owners can speak for or against you.
3. Sometimes the planning commission makes a recommendation, but elected councils or boards decide.
4. If approved, there may be extra restrictions, like limiting the number of sites or requiring landscaping and buffers.

Very small rural towns might be more open to these changes. Suburban and urban areas generally push back or say no. Cost and time can be huge. If you’re committed, it helps to get local business support or proof that your RV park serves a real need.

State and Federal Laws

Most zoning is local, but some rules also come down from state building codes or federal agencies (like FEMA for floodplains). Some examples:

• States have minimum health and building standards for RV parks. Sometimes this is even stricter than local rules.
• Floodplain maps can block RV parks in certain areas, no matter what the local government says.
• Endangered species or protected streams often require special permits or reviews.

If any part of your land is in a regulatory area , like near a river, in a wetland, or at the edge of a town’s water supply , be prepared for even more hearings and reports.

Examples of Zoning Approvals and Problems

Let’s look at some sample outcomes I have seen:

• A county in Texas approved a 10-acre RV park with low density because it sat on “Highway Commercial” land and met all the county’s septic and access requirements. Neighbors had no major complaints.
• A small town in the Midwest denied an RV park application for land zoned “Agricultural/Rural Residential.” Residents said it would create noise and traffic. The developer had to look for a new site or push for rezoning, which would take months or years.
• A California project passed the zoning board but failed at the health department, fire access was not wide enough. Even after rezoning, infrastructure rules stopped the project.
• In another case, an owner learned after buying an old campground that the zoning had expired and reverted to residential. They had to go through a new rezoning process and could not operate legally until it finished.

Practical Steps to Take Before Moving Forward

• Get maps of current zoning designations for your land before you buy.
• Read the zoning code definitions; don’t assume a term like “RV Park” is the same everywhere.
• Call or visit the planning office and write down the answers they give you. Ask for copies of the rules and past meeting notes if available.
• Look up public meeting schedules; you will need to attend one if you’re applying for rezoning or a conditional use permit.
• Do a first pass on health and infrastructure codes, not just zoning.
• Contact a local engineer or planner if you find the rules confusing or your project is large.

If your site is far from a main road or in a sensitive area, expect more challenges.

Never rely on word of mouth or old stories. Zoning codes can change with every council election. Always check the most recent version and speak to current staff.

Extra Considerations

Parking, signage, landscaping, and fencing often have their own codes. Some towns require trees between sites, low-lighting rules, or a privacy buffer for neighbors. While these are rarely called “zoning,” they come up in the approval process.

Expect rules about:

• How long RVs can stay on one spot (often limited to 30 or 90 days)
• What structures you can build (cabins, sheds, bathhouses)
• Storage for trailers, ATVs, or other vehicles

You might not think about these up front, but missing them can cost you time and money later.

Doing It Right: A Brief Example That Worked

A developer I know in Florida wanted to open a 60-space RV park. She chose a parcel zoned “Tourist Commercial” and started her application early. She met with the local planning department before filing, revised the plan to meet all road and setback requirements, and invited neighbors to a private open house with details. Even though a few neighbors were worried about noise, her proactive approach led to a smooth approval. The difference? She understood the zoning needs and went through every step, even the boring ones.

If you take the time at the start, you can avoid delays or wasted investment. If you push ahead without checking every code and meeting, it can get expensive fast.

Zoning is about playing by the rules, but the rules are not just paint-by-numbers. You need to learn the language, talk to real people, and watch for details others miss.