How To Start A Camping Site

Have you ever dreamed of turning your love for the outdoors into a business? Learning how to start a camping site is a fantastic way to share nature with others while building a sustainable venture. It’s a big project, but with careful planning, it can be incredibly rewarding. This guide will walk you through every step, from your initial idea to welcoming your first happy campers.

This isn’t just about buying a piece of land and putting up a sign. Starting a successful campsite involves legal preparation, thoughtful design, and a commitment to safety and hospitality. Let’s break down the process into manageable stages.

Phase 1: Research and Planning Your Campsite Business

Jumping in without a plan is the quickest way to run into problems. This first phase is all about laying a solid foundation for your business.

Define Your Campsite Concept and Niche

What kind of camping experience will you offer? Your choice will guide all your other decisions. Consider these popular options:

Traditional Tent & RV Sites: Designated plots with fire rings and picnic tables. This is a classic model with broad appeal.
Glamping: Offer luxury accommodations like safari tents, yurts, or tiny cabins. This attracts guests willing to pay more for comfort.
Primitive/Backcountry Sites: For the purist. These are hike-in sites with minimal amenities, appealing to experienced campers.
Specialty Camping: Focus on a theme like family-friendly, pet-focused, or adventure-based (near climbing, kayaking, etc.).

Conduct Thorough Market and Location Research

You need to understand your competition and your potential customers. Visit other campgrounds in the areas you’re considering. Note their prices, amenities, and what seems busy or empty. Ask yourself:

Is there unmet demand in your chosen region?
What are campers in this area looking for?
What is the peak season, and how long is it?

Your location is your most important asset. Look for land that balances natural beauty with reasonable access. Proximity to attractions like national parks, lakes, or trails is a huge plus.

Create a Detailed Business Plan

A business plan is essential, especially if you need financing. It forces you to think through every detail. Your plan should include:

Executive Summary: A snapshot of your entire business.
Company Description: Your concept, mission, and legal structure (LLC is common for liability protection).
Market Analysis: What you learned from your research.
Services & Amenities: Exactly what you’ll offer.
Marketing Strategy: How you’ll attract guests.
Financial Projections: Startup costs, operating expenses, pricing, and profit forecasts for at least 3 years.

Phase 2: Legal, Financial, and Site Acquisition

This is the paperwork and money phase. It’s less fun than designing sites, but it’s critical to get it right.

Secure Funding and Understand Costs

Startup costs can vary wildly from $50,000 for a simple primitive site to millions for a full-service RV resort. Major expenses include:

Land purchase or long-term lease
Permits, impact fees, and legal costs
Site development (clearing, grading, roads)
Utility installation (water, electric, septic)
Amenities (bathhouses, office, camp store)
Initial marketing and insurance

Explore funding options like personal savings, small business loans, SBA loans, or investors.

Navigate Zoning, Permits, and Regulations

This is often the biggest hurdle. You must contact the county planning and zoning department where your land is located.

Zoning: Ensure the land is zoned for commercial recreation or can be rezoned.
Permits: You’ll likely need building permits, health department permits for water and septic, and environmental permits.
Health & Safety Codes: Strict rules govern fire safety, sanitation, water purity, and accessibility (ADA).

Hiring a local land-use attorney or consultant can save you massive headaches later. Don’t assume anything is allowed—always check.

Purchase Your Land and Get Insured

Once you know the land can be used, proceed with purchase. Conduct environmental and soil tests for septic viability. Immediately after acquiring the property, get comprehensive insurance. You’ll need general liability, property insurance, and potentially workers’ comp if you have employees. This protects you from accidents and natural disasters.

Phase 3: Designing and Developing Your Campground

Now for the hands-on part. This is where your vision starts to take shape on the land.

Master Plan Your Site Layout

Create a detailed map. Plan for:

Site Spacing: Campsites should be private, not on top of each other. Use natural vegetation as buffers.
Roads and Access: Roads need to be wide enough for large RVs to navigate and turn around. One-way loops are often safest.
Utility Corridors: Plan efficient paths for water, electric, and sewer lines to minimize trenching costs.
Amenity Placement: Position bathhouses, playgrounds, and communal areas centrally for easy access from all sites.

Develop Essential Infrastructure

This is the bulk of your construction work. Key elements include:

Utilities: Drill a well or establish a water connection. Install a septic system or sewer hookup. Work with an electrician to run power pedestals to each site.
Bathhouses: Build clean, durable, and well-ventilated facilities. Include flush toilets, showers, and sinks. Consider separate family/accessible rooms.
Roads and Pads: Grade and gravel roads and individual site pads. Ensure they are level and well-drained.

Create Campsite Features and Common Areas

Each site should have, at a minimum, a fire ring with a grill grate and a picnic table. For common areas, think about what encourages community:

A central campfire circle or pavilion for group events.
A simple playground for families.
A small camp store selling firewood, basics, and maybe your logo merchandise.
Well-marked trails or access points to natural features on your property.

Phase 4: Operations and Grand Opening

You’re almost ready! Now it’s time to set up systems and get the word out.

Establish Your Daily Operations

How will the campground run day-to-day? Decide on:

Reservation System: Use a dedicated campground booking software. It handles calendars, payments, and reminders, saving you countless hours.
Rules and Policies: Create clear rules for quiet hours, pet policies, check-in/out times, and fire safety. Post them online and on-site.
Maintenance Schedule: Daily trash collection, bathroom cleaning, and site checks are non-negotiable for good reviews.

Market Your New Camping Site

Build a simple, professional website with great photos, clear booking info, and directions. List your site on major platforms like The Dyrt, Hipcamp, and Recreation.gov. Use social media (Instagram is perfect for camping) to share your site’s beauty and updates. Partner with local tourism boards and outdoor guides.

Prepare for Your First Guests

Do a soft opening with friends or at a discount to test systems. Train any staff on emergency procedures and customer service. Stock your camp store and ensure all equipment works. Then, officially open your doors! Be present, welcome guests personally, and ask for feedback. Those first reviews are crucial.

Phase 5: Long-Term Management and Growth

Your work doesn’t stop after opening. Success means adapting and improving.

Prioritize Guest Experience and Sustainability

Happy campers become repeat visitors and your best marketers. Be responsive, keep facilities immaculate, and add small touches like free morning coffee. Also, operate sustainably. Use solar lighting, recycling programs, and water-saving fixtures. It’s good for the planet and appeals to modern campers.

Plan for Expansion and Diversification

As revenue comes in, think about growth. Could you add more sites, different lodging types, or a rental cabin? Consider hosting events like star-gazing nights or outdoor skills workshops to generate extra income in the off-season. Always listen to what your guests suggest.

Frequently Asked Questions (FAQ)

How much profit can a small campground make?
Profit varies widely. A small, 10-site campground might clear $20,000-$40,000 annually after expenses, while a larger or glamping-focused operation can make significantly more. Occupancy rates and your pricing power are key factors.

What is the hardest part about starting a campground?
Most owners say the permitting and regulatory process is the most challenging and time-consuming hurdle. It requires patience and often professional help to navigate local and state requirements.

Do I need to live on the campground property?
It’s not always required, but it is highly recommended, especially for smaller operations. Living on-site allows for better security, immediate guest assistance, and quicker response to maintenance issues. Some lenders or insurers may require it.