Starting an RV Park, campground, glamping resort or anything in between is an exciting venture that requires careful planning and execution. This guide compiles key resources, expert insights, and industry connections to help you navigate the process from concept to grand opening. AKA these are all the things everyone wishes they knew before they started.
We sat down with Joe Moore, former OHI Board Chair, longtime member, and owner of Moore’s Campground Consulting, to get his insights on what it takes to open and run a successful outdoor hospitality business. With decades of experience helping campground owners bring their visions to life, Joe and OHI have been at the forefront of supporting new operators with expert guidance, educational resources, and industry connections. Through OHI’s extensive member benefits, including workshops, handbooks, and directories, prospective owners can access the tools they need to make the process easier and more efficient.
- Park Development Processes
Joe Moore | Moore’s Campground Consulting
Developing an RV park from the ground up varies by location and regulations. While no two projects are identical, the following steps outline a general roadmap Joe implements himself:
– Land Acquisition & Feasibility Study: Research location, zoning, easements, and permitting requirements.
– Defining Your Park Type: Destination, overnight, long-term, family-oriented, 55+, franchise, etc.
– Creating a Vision: Establish branding, number of sites, amenities, and business model.
– Master Planning & Approvals: Work with professionals to create site plans and secure local approvals.
– Business Planning & Financing: Develop a business plan for potential lenders and investors.
– Construction & Development: Engage contractors, begin construction, and oversee progress.
– Marketing & Pre-Launch Strategies: Set up a reservation system, create policies, and hire staff.
Grand Opening!
OHI members have access to the Outdoor Hospitality Handbook, which covers essential topics like safety, staffing, infrastructure, SOPs, and more. Check it out here to streamline your development process.
- Industry Experts & Consultants
Access to expert guidance is critical in planning, design, and operations. OHI’s Marketplace Directory connects members with top industry professionals, making it easier to find the right consultants for your project. Some highlighted options include:
– Moore’s Campground Consulting – Joe Moore helps campground owners grow their businesses with over 40 years of experience in the industry, offering services such as park analysis reports, project consultations, and staff training to ensure operational success.
– Campground Consulting Group LLC – Provides expert Outdoor Hospitality consulting services across the U.S. and Canada, specializing in development, investment, marketing, and operations.
–Mersmann Consulting Group (MCG) – A planning, development, and management firm offering strategic planning, site design, marketing solutions, and resort management for the outdoor hospitality industry.
Find the full list of industry consultants in the OHI Marketplace.
- Should You Build or Buy?
Frank Wolfe | RV Park University
Starting from scratch or purchasing an existing park each comes with advantages and challenges. Consider the following:
Building from Scratch
Building a campground from the ground up allows for full customization and control over the park’s design, amenities, and guest experience. This route is ideal for those looking to create a unique destination that aligns perfectly with their vision.
Pros:
– Complete control over layout and amenities.
– New infrastructure with minimal immediate maintenance.
– Location flexibility to find the best market.
– Can implement modern technologies and sustainable practices from the start.
Cons:
– Higher upfront costs, including land purchase, permits, and construction.
– Lengthy development timelines, often taking years before generating revenue.
– Navigating zoning laws, environmental assessments, and approvals can be complex.
Buying an Existing Campground
Purchasing an established campground allows for a quicker entry into the industry, often with an existing customer base and operational history. However, it may come with hidden challenges, such as outdated infrastructure or a reputation that needs improvement.
Pros:
– Immediate cash flow from existing operations.
– Infrastructure, utilities, and permits are already in place.
– Known financial history for evaluating investment potential.
– Can make improvements gradually rather than dealing with upfront development costs.
Cons:
– Older facilities may require costly repairs and upgrades.
– Limited flexibility in layout or branding without significant investment.
– Possible need to rebrand and modernize to attract new guests.
Hybrid Approach: Expanding an Existing Park
Some investors choose to buy an existing campground and expand or renovate it over time. This allows them to start generating revenue immediately while improving and modernizing the property in phases.
Evaluating your financial capacity, time constraints, and long-term vision will help determine the best approach for you. OHI members can access resources like The Basics of Building an RV Park video and a Due Diligence Checklist here to make an informed decision.
4. Choosing Your Park Identity
What do you want your park to be known as? Consider how your name and branding impact guest perception:
– Campground: Casual, rustic, associated with tent camping and nature.
– RV Park: Focused on RV accommodations, sometimes with additional amenities.
– Resort: High-end facilities, luxurious amenities, premium services.
– Park: A broad industry term for any camping destination.
Your branding should align with the experience you want to offer guests. The Outdoor Hospitality Industry is evolving, your business doesn’t have to fit into just one box. Glamping, experiential stays, and unique lodging options are all part of the mix.
- Reservation System Comparison
Choosing the right reservation system is crucial to smooth operations and guest satisfaction. OHI’s Marketplace features industry-leading solutions to help you find the right fit for your business. Key factors to consider include cost, ease of use, integrations, customer support, and scalability. Explore your options and discover the best system for your park in OHI’s Marketplace.
- Management Companies
If managing your campground seems overwhelming, a professional management company can handle operations, marketing, and guest services on your behalf. Some options include:
– Advanced Outdoor Management– Visit
– Blue Water Development – Visit
– CRR Hospitality Management – Visit
– IVEE Group – Visit
Management companies can help streamline operations, maximize revenue, and enhance guest experience. (see full list in OHI’s marketplace) OHI also offers professional development programs like the George O’Leary National School of Outdoor Hospitality, OHCE®, and OHIConnect, helping managers grow their skills and expertise. Check out all the professional development opportunities OHI offers here.
- Marketing & Promotion Resources
Building visibility and driving bookings require strong marketing strategies, let the experts help:
– AGS Guest Guides – Area service guides and websites.
– CampSite360 – Virtual tours, interactive maps, and photography of your park
– Big Rig Media – Custom web services for campgrounds.
– GoCampingAmerica – And of course, all OHI member parks receive a complimentary premium listing on GoCampingAmerica.com
- Industry Publications
Stay informed with these key industry publications:
– Modern Campground – Outdoor Hospitality News for owners, operators, team members, and anyone else interested in camping, glamping, or the RV industry.
– Woodall’s Campground Magazine – A business-to-business publication, WCM covers the RV park, campground and glamping segments as a popular news source.
– OHI Bi-Weekly Newsletter – OHINews is a go to publication for outdoor hospitality businesses wanting to stay connected.
- And for Everything in Between and More? OHI’s Prospective Owners Workshop (POW!)
OHI’s Prospective Owners Workshop brings industry expertise to individuals considering purchasing or building an RV park/resort or campground. This is a self-paced, multi-lesson course on all things prospective ownership. And it’s free for OHI members. Check it out here.
Opening a successful outdoor hospitality business requires a mix of strategic planning, expert insights, and marketing know-how. Utilize this guide to streamline your journey and connect with industry experts who can help bring your vision to life.
For additional resources, contact OHI or visit industry websites linked throughout this guide.
