5 Lessons of Campground Ownership from Someone Who Knows

Written by: Mark of Oregon Trail Campground in Idaho

So, you are thinking about buying a campground? Be prepared to hear many friends and family say one of the following: “You must be crazy!” or “That sounds like a permanent vacation!”

The reality of campground ownership falls somewhere in between what everyone thinks. It is long hours, unexpected challenges, unplanned expenses and even pandemics. But you get a chance to live your dream and you get to meet amazing campers every day!

We purchased the Oregon Trail Campground in Twin Falls, Idaho, 5 years ago on April 1st.
And it was not an Aprils Fool joke! Prior to buying the campground we took an online test.
We answered a number of questions to determine if we were even suitable for campground ownership. At the time we were still not even sure how to spell RV, let alone own and run a campground! However, we had strong customer service, operations and business backgrounds.

If you are thinking of buying your own campground read about the lessons we learned before you sign a contract.

Lesson One: Don’t be timid!
Be polite and gracious but ask the hard questions.
Review all of the Profit and Loss and Tax Statements for the previous 5 years, in detail.
Ask your CPA to review the documents. Ask for advice.
Walk the campground. Talk to campers. Ask about the "camper experience."
Poke your nose in every nook. We found the water shut off valve 4 feet underground in a trash can!

Lesson Two: Map it out!
Map out the actual campground and map out your plan for your investment dollars. Get a map of all underground utilities including electricity, water and sewer lines.... they break!
Do not come to the table without adequate capital. There will be improvements, emergencies and unplanned things will pop up. Pay strict attention to your P/L. Get a good CPA, they are worth it and they will probably save you money! Do not be afraid to raise your rates by a dollar, in a year that can result in a profit. Write out a 3-year business plan that covers the previous 3 years revenues, the next 3 years projections, competition, risks, strengths, weakness, marketing and growth strategies. Ask for help. Once you have your plan mapped out, stick to the plan. Review and update your plan yearly. Set goals and celebrate when you hit them and then set new ones.

Lesson Three: Get Covered!
Get good insurance coverage. Our bathrooms burned down the first year after a mouse ate the wiring.

Lesson Four: Be Prepared to Work 7 Days a Week!
Nobody does customer service better than a campground owner. It is your investment.
Plan on being hands on. Pay strict attention to campground cleanliness and customer service.
Plan to empty every trash can daily. Pick up cigarette butts, gum wrappers and even dog poop.
You may not be a pet lover but pets matter to campers! You will average 1.5 dogs per camper!
If you have long term campers treat them with respect. Don’t be afraid to outsource what you do not do well, especially electricity and sewer repairs. Be prepared to walk the park twice daily.

Lesson Five: Focus on the Campers!
Look at everything from the camper point of view. They should be your focus, morning, noon and night. Take the time to guide them to their spot. Guiding them in prevents accidents and is good customer service. Added plus- They will not run over your sewer caps and other hook-ups!
Show them the hook-ups. Wave to them when they leave and glance at their hitch and sewer caps. Many caps fall off and dribble down the entrance and 5th wheels are known to come undone!

When a camper pays you a compliment that they think your campground is the best....
always reply, "We have a good campground because we have the best campers!"

About the Author: Mark is the proud owner of Oregon Trail Campground in Twin Falls, Idaho.
Phone: 208-733-0853 Website: OregonTrailCampground.com