Running a campground is more than just providing a place for guests to park their RVs. It’s about managing a full-scale hospitality business. From staffing and maintenance to guest satisfaction and long-term planning, campground owners juggle a lot behind the scenes.
Marshall and Diana Spezman have spent over 15 years helping campground owners streamline operations and grow their businesses. After careers in IT and business management, they transitioned into outdoor hospitality, and they’ve never looked back.
“We do everything from helping people figure out what kind of a campground they want, how to build a campground, how to run a campground, how to upgrade a campground, and how to prep it for sale,” Diana said. “We’ve trained brand-new buyers who know nothing about the industry, and we’ve worked with seasoned owners looking to grow.”
To better understand what it takes to run a successful park, the CampLife team spoke with Marshall and Diana. Their insights shed light on key areas that help campground owners build strong teams, maintain smooth operations, and create experiences that keep guests coming back.
A well-run campground starts with a solid team. But hiring the right people—and keeping them—can be a challenge.
Different campground roles require different skill sets and personalities. Marshall breaks it down:
“Your front desk person is that outgoing, welcoming host. It’s the first person guests meet. It’s the first person they talk to on the phone,” he explained. “In housekeepers, you want a bit of a neat freak. I want a housekeeper who is going to create spotless, sanitary, meticulous cleaning. My maintenance men or women get it done. They don’t need a whole lot of social interaction. You want that independent worker there.”
And when it comes to hiring an on-site manager, commitment is key.
“From a management perspective, you have to find somebody who’s willing to come in and give a significant amount of their time to help make your business successful,” Diana said.
Seasonal staff also play an important role during peak times. Finding employees who will return year after year helps maintain consistency.
“You don’t have a lot of time to train seasonal staff,” Diana added. “You really need to be able to find people who will hopefully return so you can show them how your business works and they can help you run it.”
Hiring great employees is one thing—keeping them is another. Retention starts with creating an environment where employees feel valued, supported, and equipped for their roles.
“You’re always in training mode,” Marshall shared. “And software, like CampLife, plays an important role in your success. One of the things we evaluate when we do software selection is, how quickly can I take an inexperienced person who has never worked at a campground before and get them functional enough on that software so they can take a reservation and take care of that guest?”
Beyond establishing solid training programs, workplace culture plays a huge role. Recognizing hard work, fostering a team mentality, and providing support when they need a hand all contribute to a positive environment where employees want to stay.
“When you’re talking with staff, it's not, ‘What went wrong?’ That’s never the question,” Marshall shared. “Asking what challenges staff faced and asking what you as an owner or manager can do to help them through that challenge are basic management skills.”
A great guest experience starts with clear communication, well-maintained facilities, and thoughtful amenities. When campers know what to expect and have access to clean, inviting spaces, they’re more likely to return—and recommend your park to others.
Set clear check-in and check-out procedures, and make campground rules easily accessible through signage, confirmation emails, or handouts at check-in. Staff consistency also plays a role in setting expectations.
“You’ve trained your staff on your processes, but are they doing it? You can’t be everywhere at once. That’s not possible. I’ve tried!” Diana said. “So the only thing you can do there is put in end-of-shift reporting where staff personally have to account for their responsibilities.”
Routine cleaning and regular inspections prevent small issues from turning into major problems. Clean restrooms, well-kept common areas, and functioning hook-ups are basic expectations that directly impact guest satisfaction.
Outdoor movie nights, guided hikes, or themed weekends can set your park apart. Making sure guests know about local attractions leaves a lasting impression, too.
“In high touristy areas, we tend to train staff to be your tour guide, your concierge,” Diana shared. “They should be able to tell guests about all the places they should go explore. Then the guest comes back at the end of the day and the concierge is going to talk to them, ask what they saw that day, and all of these pieces make for a great customer experience.”
A well-informed team can enhance a guest’s stay by recommending hidden gems, local attractions, or the best spots to grab a bite—details that make a trip memorable.
The right campground management software streamlines operations, automates tasks, and gives owners and staff more time to focus on hospitality.
Online reservation systems allow guests to book anytime, reducing the workload on your front desk and keeping your park open around the clock. Marshall has seen firsthand how much of a difference that can make:
“We’ve walked into parks where everything is done on paper and pencil. So even in the smallest of parks, unless you like working 20 hours a day to take care of the guests, the building, the office, the advertising—not to mention never sleeping—technology will save your life.”
Diana added, “If you have that online engine where you can book a reservation online, it is amazing how many of them happen at 2:00 in the morning. If you don’t have an online presence, you will not get that booking because people are not going to wait until 8:00 in the morning when you answer the phone. They’re just going to find the next park where they can book online.”
Campground management software also serves as a central hub for signed agreements, terms and conditions, and necessary waivers, reducing paperwork and keeping important documents easily accessible.
Automated reminders—like through SMS Texting—for quiet hours, pet policies, emergency notifications, and check-out procedures help keep guests informed while making enforcement easier for staff.
Keeping a campground running smoothly means staying ahead of maintenance issues, engaging with guests, and addressing concerns before they turn into bigger problems.
“Walk your park,” Marshall advised. “Outdoor hospitality is an emotional thing for the guest. Camping is an experience. You, as the owner, want to participate in that experience.”
Regular walk-throughs give owners and managers a chance to experience the park as guests do, catching potential issues early and providing opportunities to connect with campers.
Guest feedback is a valuable tool for improving a campground’s reputation and operations. Encouraging reviews and promptly addressing concerns helps maintain a high standard of service.
Diana notes that guest reviews often reflect staff interactions more than anything else:
“Customer feedback is almost always based on the friendliness of the employee that they spoke with. When I put someone with strong hospitality experience at the front desk of a campground, the reviews of that property go up because guests get that personal attention. That person is used to listening to people, so guests feel heard, and they feel valued.”
Response time matters, too. Even when an issue can’t be fixed immediately, keeping guests informed reassures them that their experience is a priority.
Long-term success depends on tracking revenue, managing expenses, and marketing effectively to attract new guests.
Monitoring financial health helps owners plan for maintenance, allocate resources, and make informed decisions.
“The owner/operator needs to know, ‘How is my business doing?’ ” Marshall explained. “It’s great if I can book something, but if I can’t find a report that tells me how far in advance this person booked, how much money did I make, and did the guest buy anything besides a campsite, it’s not as helpful.”
Tracking occupancy trends can reveal opportunities to adjust pricing or invest in high-demand areas. Reports can guide your business decisions by helping you determine when and where to reinvest—whether that’s in infrastructure updates, new amenities, or marketing efforts. A campground management system that generates financial reports makes it easier to monitor these metrics and make confident decisions.
Marketing doesn’t have to be expensive to be effective. Simple strategies like strengthening your online presence, encouraging guest referrals, and leveraging local partnerships can go a long way in attracting new campers. If you’re looking for creative, low-cost ways to promote your park, check out these five marketing ideas.
Running a campground takes more than just keeping up with reservations—it takes planning and adaptability. As Marshall and Diana have seen firsthand, having a strong team, the right tools, and smart technology in place can make all the difference in daily operations and future growth.
CampLife is here to be your partner in that success. If you’re looking for software that can simplify your campground management tasks, reach out today. We’d love to talk about what CampLife can do for your park.
Maximize your property with modern and seamless campground management software for just $3 per reservation.
