The outdoor hospitality industry is thriving, and for good reason. Campgrounds are more than just places to pitch a tent—they’re profitable businesses with growing demand.
So for those researching campground ownership, the CampLife team wants to help you navigate the journey. We spoke with industry experts like Amy Morin, a business coach who specializes in helping others maximize the value of their companies, and Marshall and Diana Spezman, campground consultants with decades of experience. Their insights can give you the proper tools to turn your visions of starting a campground into reality.
Are campgrounds profitable? The short answer is yes. With camping’s growing popularity, today’s campgrounds meet the demand for RVing, glamping, and family-friendly escapes. They’re also remarkably adaptable businesses, capable of catering to a range of guests and preferences. As Amy Morin points out, “A campground is one of those great businesses where occupancy is typically pretty high,” making it a solid investment when paired with a thoughtful plan.
Modern trends are driving this demand. Luxurious glamping accommodations appeal to travelers seeking unique, high-end experiences. RV-friendly sites cater to the explosion of RV ownership, while family-oriented parks draw guests looking to reconnect with nature and each other. Campgrounds that embrace these trends not only stay competitive but thrive. Take Libby’s Oceanside Campground as an example. This family-owned park has successfully balanced 100 years of tradition with modern RV camping needs, showing how campgrounds can grow and evolve with the market.
The key to profitability is having a clear vision. Marshall Spezman explains, “We want people to get a picture in their mind of what their successful campground is going to look like. Some people are looking for that Norman Rockwell campground in the mountains. Other people are looking at this as an investment to fund their next phase of life. So, what does your campground look like? Describe it to us, and we can go from there.”
By aligning your vision with outdoor trends and carefully planning your offerings, you can create a campground that stands out in this ever-evolving market.
The location of your campground can make or break its success. Accessibility, proximity to attractions, and natural beauty are key factors, but the property’s potential must go beyond surface appeal. Diana Spezman explains: “Every campground is its own city. It provides electricity, water, sewage, security, entertainment, and retail. So you need to consider both the infrastructure and the aesthetics of your property.”
Environmental concerns, permits, and local zoning laws can add layers of complexity. Marshall stresses the importance of local expertise, “Work with local associations and experts. They’ll understand the unique challenges in your area, from site design to contractor costs.”
Market research is equally critical. Are there gaps in the local market you can fill? For instance, many campgrounds near national parks see high demand for full hookup RV sites, yet not all locations offer them. Understanding what travelers are looking for in your area—whether it’s RV-friendly amenities, glamping accommodations, or family-oriented activities—can help shape your business decisions. Evaluating the competition and identifying these opportunities will help you develop a campground that meets both guest expectations and long-term business goals.
Starting a campground requires careful financial planning. Startup costs often include land purchase, infrastructure (roads, utilities, sewage), amenities, and permits. Amy Morin emphasizes the importance of budgeting for the unexpected: “You need to prepare for hidden expenses like deferred maintenance, environmental studies, or unexpected construction fees. Those surprises can add up quickly if you’re not ready for them.”
Funding options may include loans, personal savings, or investors. Building a thorough budget that accounts for both known and hidden costs is essential for setting a strong foundation for your campground.
When designing your campground, your layout should cater to the guests you plan to attract. Marshall Spezman shares about the importance of thoughtful design: “If you’re in a mountainous area, are you going to let a 40-foot fifth wheel try to navigate a one-lane road, or will you design for smaller Class B and C rigs? You design your roads and your sites accordingly.”
Roads, utilities, bathrooms, and common areas must also fit seamlessly into the natural landscape. “Walk your park,” Marshall advises. “Stand on a site and ask yourself, what do you see, hear, and feel? How much, as owner, do you want to participate in that experience, and how much do you want to provide the setting and let that family or person create their own experience? Let that guide your design.”
At the same time, remember that RV park blueprints and campground layouts require unique expertise. Diana warns, “Sometimes people hire a civil engineer who will design a campground for them who has never designed a campground before and they end up with sites that are turned backward or layouts that don’t work for large vehicles. Your site design needs to accommodate the flow and functionality specific to outdoor hospitality.”
Finally, consider the amenities and landscaping that will make your campground stand out. WiFi, laundry facilities, and recreation sites are often expected by today’s guests, while RV landscape ideas—such as xeriscaping in arid regions and grass sites in rural Iowa—should align with both the location and your vision.
Running a campground successfully requires more than just passion—it takes a well-trained team, the right tools, and consistent attention to detail.
Staffing is often one of the biggest challenges for campground owners, especially during peak season when seasonal employees are common. Amy emphasizes the importance of having clear processes in place to address this: “Putting in processes and systems is like rocket fuel for a company, particularly for a campground. To the extent that I have processes in place that get seasonal employees up to speed quickly so that they are delivering the level of service we’re looking for, the better off we’re going to be.”
Key areas where campground owners should consider creating processes include:
Thorough training programs and clear systems not only save time but also ensure your team is equipped to deliver a great guest experience. A reliable reservation system is equally essential. It prevents overbooking and automates tasks like online bookings and payments, allowing you to focus on what matters most—your guests.
Running a campground involves countless moving parts, and campground management software simplifies it all. From online reservations to real-time occupancy tracking, these tools bring efficiency to your operations while improving the guest experience.
Amy Morin highlights the immediate benefits: “As soon as we went to CampLife, we were open 24/7 without adding staff. How awesome is that?” With features like online reservations and automated payments, guests can book their stay anytime, giving them the convenience they expect.
Management software also gives you access to critical data that can guide decisions. Marshall emphasizes the importance of having easy access to this data: “Technology is the foundation of running the business. The interesting part for us is how fast can I get somebody trained and running the software. But that doesn’t matter at all if I can’t get the information I need so I can know what I have to do in my business. If a site is only sold 20% of the time when the rest of them are at 85%, then I know I have to invest some significant money into that site to make it a premier site. But without technology, I can’t know that.”
Diana added, "Technology works for everybody. To me, the sole proprietor is probably the biggest benefactor of implementing the right technology for their campground vision. And in the bigger parks, they need technology to understand what their business is doing.”
Starting a campground is an exciting opportunity to turn your vision into a thriving business. But it takes careful planning, adaptability, and the right tools to bring it to life.
As our experts have shared, success begins with a clear vision: What kind of campground do you want to create? From there, you’ll need to focus on choosing the right location, creating a solid business plan, budgeting for startup costs, and designing a park that meets the needs of your target audience. Along the way, leveraging tools like campground management software can simplify operations and set you up for long-term success.
If you’re ready to take the first step toward building your dream campground, CampLife is here to help. Schedule a free demo of our campground management software today to see how it can streamline your startup process and help your business succeed.
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