RV Park Design Standards for Investors: Maximizing ROI and Value

Introduction: The RV park industry is booming as more Americans embrace road trips and outdoor vacations. RV travel surged in popularity – nearly half of 2022 travelers planned an RV trip in the next year – driving up demand for well-designed RV parks. This trend has caught investors’ attention, from family owners to large hospitality firms. For example, Blue Water Development expanded from 13 campgrounds in 2020 to 29 by 2022 to capitalize on soaring demand. New construction is following suit; over 54 new campgrounds adding 15,000+ RV sites have recently opened, especially in high-demand states like Florida and Texas. For investors, understanding RV park design standards isn’t just about engineering – it’s about maximizing return on investment (ROI). A park’s layout, compliance with regulations, amenities, operations plan, sustainability features, and accessibility offerings all directly impact its profitability and asset value. In this guide, we break down each aspect of RV park design from an investor’s perspective, highlighting how smart design choices and adherence to standards can enhance financial performance.

Site Layout & Design for Profitability

A well-planned RV resort in a prime coastal location maximizes site count and scenic value, illustrating how site layout influences profitability. Each RV pad is angled for easy access, with internal roads laid out in loops for efficient traffic flow and optimal land use.

A strategic site layout is the foundation of a profitable RV park. Investors should aim to maximize the number of revenue-generating sites without compromising guest experience. Local zoning will limit density – for instance, some counties cap RV park density at 20 sites per acre while others allow up to 25 – but within those bounds, every additional well-designed site boosts potential income. The key is finding the sweet spot between quantity and quality:

• Optimize Site Count vs. Space: More sites per acre mean more rent revenue, but overly tight spacing can deter customers or lower premium pricing. High-end “RV resort” properties often use larger pads and landscaping to justify higher nightly rates, while overnight-oriented parks may fit in more sites at standard sizes. Many ordinances require a buffer or minimum open space anyway (e.g. a minimum 20-foot landscaped buffer at property edges), naturally limiting how tightly you can pack sites.

• Cater to Big Rigs: Designing sites to accommodate modern large RVs (40+ feet plus tow vehicles) is crucial. Provide pull-through sites with at least 60–80 foot long pads for easy in-and-out access. Spacious pull-throughs attract travelers who are willing to pay a premium for convenience, boosting revenue. Back-in sites can be slightly smaller and used for longer-term or budget guests, balancing the mix.

• Roadway Layout: An investor’s eye should be on efficient traffic flow for customer satisfaction and safety. Layout internal roads in smooth loops or wide one-way spurs that prevent congestion. Adequate road width (often around 10 feet per lane as a guideline) and large turning radii allow big RVs to navigate without damaging property. Well-planned roads reduce accident risk and wear-and-tear, saving money on repairs. Clear signage and lighting along roads also enhance the guest experience (and your park’s reviews).

• Visual Appeal and Premium Sites: Consider the park’s vantage points and landscaping in the layout. Sites with attractive views or more privacy (corner or end sites, or those backing to a lake or forest) can be marketed at higher rates. Allocate space for amenities (pool, playground, dog park) centrally, and cluster premium “view” sites around these or natural features. A memorable, aesthetic layout – think rows of RVs interspersed with green spaces – can command higher customer loyalty and rates.

In essence, a thoughtful site layout balances maximizing site count for revenue with providing a quality stay that keeps RVers coming back. An investor should review preliminary site plans with an eye on how each design choice (site size, road placement, open space) will influence occupancy and income. For example, dropping in an extra five sites might raise capacity, but if it significantly reduces the appeal of all sites due to crowding, it could backfire in lower occupancy or nightly rates. Aim for a design that lets you monetize as much of your land as possible while still delivering the comfort and convenience that justifies strong pricing. Often, fewer well-designed sites can yield higher total revenue than many poorly arranged ones, as guests happily pay for a top-tier experience.

Regulatory Compliance and Zoning Considerations

Navigating regulatory compliance is an essential part of RV park development that directly affects timelines and costs – and therefore ROI. Investors need to ensure the project meets all local, state, and federal requirements to avoid expensive delays or legal issues. Key compliance areas include zoning, permits, health and safety regulations, and environmental rules:

• Zoning and Land Use: First and foremost, confirm that the property is zoned (or can be re-zoned) for a commercial RV park or campground. Many counties have specific ordinances for RV parks detailing minimum acreage and density, as noted earlier. For example, Valencia County, NM requires at least 2 acres for an RV park and allows a maximum of 20 RV sites per acre, whereas an Oregon county mandates a 5 acre minimum parcel with up to 25 sites/acre. Understanding these local standards up front is critical – they dictate how large your park can be and how many sites you can monetize. If the land isn’t already appropriately zoned, an investor must budget time for obtaining a special use permit or zoning change and factor in community hearings or pushback.

• Permitting and Codes: Establish a checklist of all required permits before breaking ground. Generally, an RV park project will need a business license and building permits, and often multiple specific approvals: land use or development permit, environmental impact assessment, sewage/septic system approval, water supply approval, electrical permits, and sometimes state hotel/campground licenses. Health departments typically must sign off on sanitation facilities (septic or sewer hookups, public restroom/shower buildings) and may impose standards like minimum number of toilets per number of campsites. Fire marshals will review plans for emergency access – for instance, any dead-end road over 150 feet must have a turnaround for fire trucks, and fire pits or propane filling stations must comply with safety clearances. It’s wise to engage local officials early and even exceed minimum standards where feasible, to streamline approvals.

• Building and Infrastructure Codes: RV parks often straddle the line between pure real estate and hospitality, so compliance spans multiple codes. Structures on site (office, bathhouse, cabins) must meet building codes. Many jurisdictions reference NFPA 1194, the national standard for RV park construction, which covers safety-related design features. For instance, NFPA 1194 requires roads to support heavy vehicles and specifies that all utility hookups should be safely designed and often placed underground for fire and trip hazard reasons. Investors should ensure engineers and contractors are familiar with these standards to avoid costly rework. Electrical systems must comply with the National Electrical Code – typically providing weatherproof 50-amp, 30-amp, and 20-amp GFCI outlets at each site – and be inspected. Likewise, plumbing codes will dictate the design of water and sewer lines.

• Environmental Regulations: Be mindful of environmental compliance both during construction and operation. Many areas require stormwater management plans so that rain runoff from your roads and pads doesn’t pollute waterways. If the site uses septic systems, state environmental agencies will need to permit them; in fact, one county ordinance requires developers to provide evidence of state environmental department approval for the park’s liquid waste disposal system before opening. If wetlands or protected habitats are on the property, special mitigation or setbacks will apply. From an investor viewpoint, these environmental steps are not optional – non-compliance can halt your project or result in hefty fines, eroding your ROI. It’s often worth hiring an environmental consultant early to identify any red flags (like endangered species or floodplain issues) on the land before purchase or during due diligence.

• ADA and Accessibility Laws: (Discussed in detail later in Accessibility section, but it’s a compliance matter as well.) The Americans with Disabilities Act (ADA) requirements apply to RV parks as “public accommodations.” That means a certain number of sites, as well as facilities like the office, restrooms, and recreational areas, must be accessible to people with disabilities. Ignoring ADA rules is not only a legal liability – failing to comply can result in steep fines and litigation, which is simply not worth the risk. Ensure your plans include ADA-compliant features from the start to avoid retrofitting costs.

Tip: Assemble a professional team (civil engineer, land use attorney, etc.) who has experience with RV park projects in your state. They can help expedite the permitting process and ensure the design meets all codes on paper before it’s built. While compliance may seem like a bureaucratic hurdle, it directly correlates to financial success: a park that is fully licensed and up to code will face fewer interruptions, be easier to insure and finance, and can advertise safety/compliance as a selling point to customers. In contrast, any compliance slip-up – such as inadequate wastewater systems or missing permits – can result in shutdowns or liability lawsuits that devastate profitability. Savvy investors treat regulatory compliance as a critical investment in the project’s long-term stability and value.

Amenities and Services that Boost Revenue

In the highly competitive outdoor hospitality market, amenities are everything when it comes to attracting guests and commanding higher rates. Travelers often choose an RV park based on the quality of experience and convenience it offers beyond just a parking spot. From an investor’s perspective, well-planned amenities can significantly increase a park’s income (through higher daily rates, longer stays, and ancillary sales), and many improvements have excellent ROI. Key considerations include:

• Provide the Essentials (Full Hookups and Wi-Fi): Modern RVers expect “full hookups” – that is, reliable electricity, fresh water, and sewer connection at each site. Parks with full hookups enjoy much higher occupancy (average 68% occupancy for full-hookup RV sites versus 25% for primitive tent sites) because self-contained RV travelers prioritize these comforts. Thus, ensuring every RV site is equipped with up-to-code utility pedestals is fundamental. Additionally, free park-wide Wi-Fi has gone from luxury to necessity; many remote workers and families on the road will choose your park if they can stay connected. These basic amenities might not allow you to charge a premium (they’re expected), but lacking them will certainly hurt your competitive position.

• Build Appealing Bathhouses and Laundry Facilities: Clean, well-maintained restrooms with hot showers, as well as coin-op laundry rooms, are amenities that both justify higher rates and broaden your customer base (such as tent campers or RVers with smaller rigs). Many county codes actually mandate a minimum number of toilets and showers based on campsite count for health reasonsnadigroup.com. Investing in modern facilities – think spacious showers, good lighting, and even air-conditioning – can set your park apart. Happier guests leave better reviews, leading to increased demand and the ability to raise prices over time.

• Recreational Amenities and Open Space: Ordinances often require dedicating a percentage of the property to recreational open spacenadigroup.com, but investors can turn that requirement into a revenue driver by adding popular amenities for leisure and family fun. Playgrounds, swimming pools, picnic pavilions, dog parks, hiking trails, fishing ponds, mini-golf, and sports courts are all examples. These features allow you to market your park as a destination, not just a stopover, attracting travelers who may stay extra days to enjoy on-site activities. Luxury amenities like a pool, hot tub, or clubhouse can especially elevate your park’s status and support a higher nightly tariff. For instance, adding a splash pad or water playground might attract young families, filling sites during weekdays or shoulder seasons. Keep in mind ongoing maintenance costs, but many amenities have proven ROI – for example, a campground consulting study found that parks with numerous recreational facilities had higher occupancy and guest satisfaction, leading to more repeat visits (and hence more consistent revenue).

• Convenience and Upsell Opportunities: Consider amenities that directly generate additional income on-site. A camp store or café can boost per-customer spending (selling firewood, propane, groceries, or rental gear). If your site layout allows, you might add rental cabins or park model RVs for guests who don’t own an RV – these often yield 2–3 times the nightly revenue of an RV site, albeit with higher cleaning turnover costs. Other ideas include golf cart rentals, equipment rentals (kayaks, bikes if you have adjacent recreation), or guided activities. While these require some capital and management, they create new revenue streams and make your park more of an all-inclusive resort.

• Don’t Forget the Small Things: Sometimes relatively low-cost services greatly influence a camper’s choice of park. Simple but appreciated amenities include communal fire pits or BBQ grills, a covered picnic shelter, free coffee in the morning, or organized events (movie nights, craft fairs, etc.). Offering 24/7 on-site staff or security, a well-stocked information kiosk with local tourism brochures, and a welcoming check-in process all fall under “service standards” that improve guest experience. Excellent online reservation systems and an active social media presence can also be considered part of your service amenities in today’s digital age – they make booking easier and engage the customer community.

From an investor viewpoint, money spent on key amenities often comes back multifold via higher Average Daily Rate (ADR) and occupancy. For example, a park that adds a dog park and modern playground might increase its ADR from say $45 to $50 because it becomes more attractive to travelers with pets or kids, and they might extend their stay for the convenience. Over a season across dozens of sites, that rate difference significantly boosts revenue. It’s important to perform a cost-benefit analysis: prioritize amenities with the broadest appeal and manageable upkeep. Remember that many campers choose an RV park based on amenities available – in fact, amenities often “seal the deal” after location and accessibility draw them in. As one design professional succinctly put it, “Small things such as free Wi-Fi, laundry, public showers, and restrooms will further elevate the quality of the RV park experience”, and adding higher-end amenities like a pool or fitness center can turn your park into a premium destination.

In summary, well-rounded amenities and services directly translate into competitive advantage and revenue growth. They encourage guests to stay longer, spend more on-site, and leave positive reviews – all of which improve the park’s financial performance and valuation. An investor should budget adequately for amenities in the development phase, viewing them not as optional frills but as integral assets that drive ROI.

Operations & Management Efficiency

A solid operations plan underpins the success of any RV park investment. While some investors plan to hire professional managers or a third-party management company, others may be more hands-on, especially in smaller parks. In either case, efficient operations and diligent maintenance are critical to profitability. A well-operated park controls costs, keeps guests happy (leading to repeat business), and prevents minor issues from ballooning into expensive problems. Key operational considerations include:

• Maintenance Protocols and Upkeep: “An efficient maintenance protocol is the lifeblood of any successful RV park, and its effects directly correlate to its success, profitability, and longevity,” notes one industry design firm. In practical terms, investors should insist on a preventive maintenance schedule for all facilities and infrastructure. Regular inspections of critical systems – electrical pedestals, water lines, sewer/septic, HVAC in buildings, etc. – can catch issues early. For example, doing a weekly walk/drive of the property to check for leaks, tripped breakers, or road damage, and a more thorough monthly inspection of hookups and safety equipment, will pay off. A simple rule: “Inspect all facilities, including roads, utilities, and buildings, and address any issues as soon as possible to prevent larger problems.”. Proactive upkeep (like sealing road cracks or pumping septic tanks on schedule) costs far less than emergency repairs or lawsuits from accidents. Many jurisdictions require that a responsible manager or caretaker reside on-site to keep the grounds orderly – even if not required, having on-site staff is advisable for security and quick response to issues. Budget around-the-clock staffing in some form (either an owner-operator or hired employees) to handle late check-ins or urgent maintenance at any time.

• Staffing and Customer Service: Labor is one of the main operating expenses, but good staff are crucial for smooth operations. For a mid-sized park, this might include a general manager, front desk/reservations staff, maintenance technicians, and housekeeping (for cabins or bathhouses). Many mom-and-pop parks are run by the owners themselves with a small team. The key is training and procedures – equip your staff with checklists and empower them to solve guest problems on the spot. Excellent customer service (a friendly greeting, helping guide RVs into tricky sites, promptly resolving complaints) can set your park apart and lead to positive reviews and word-of-mouth. Satisfied customers are more likely to return and recommend the park, effectively boosting your occupancy without additional marketing cost. From an investor’s standpoint, spending on good management pays off in higher occupancy and the ability to incrementally raise rates due to a strong reputation.

• Reservation Systems and Revenue Management: In the digital age, efficient operations heavily depend on technology. Implement a reliable online reservation system and consider integrations with booking platforms (like Good Sam, CampgroundBooking, or your own website’s booking engine). This reduces labor on phone reservations and appeals to today’s tech-savvy travelers who plan online. Additionally, track your bookings data to practice basic revenue management: for instance, adjust rates for peak vs. off-peak seasons, offer weekly or monthly stay discounts in slow periods, and possibly dynamic pricing during local event weekends. Many RV park management software suites can assist with this and also handle site mapping, payments, and even text-message alerts to guests. The goal is to maximize income and occupancy through smart pricing without manual hassle.

• Cost Control: Keep a close eye on operating expenses to protect your profit margins. Major expenses include utilities (electricity, water, Wi-Fi), staffing, insurance, property taxes, and maintenance supplies. Investing in some cost-saving measures up front (like energy-efficient LED lighting, low-flow water fixtures, or even solar panels for powering common areas) can noticeably reduce utility bills over time. For example, solar lighting for pathways and public areas can trim electricity costs while also marketing your park as eco-friendly. Track utility usage per site if possible – some parks implement separate metering and bill long-term guests for their electricity to avoid waste. Also, shopping around for insurance and encouraging safe practices (to reduce claim risk) can keep premiums manageable.

• Safety and Risk Management: Good operations also mean risk mitigation, which indirectly saves money by avoiding incidents. Enforce speed limits in the park and clearly mark roads to prevent accidents. Maintain fire extinguishers, first aid kits, and an emergency plan (for severe weather evacuations, etc.). Ensuring adequate lighting at night and security measures (like cameras or security patrols if needed) not only protect guests but shield you from liability. Many investor-owners are comforted knowing that a strong operations plan will keep liability issues low – for instance, consistent enforcement of rules (pet leashes, quiet hours, proper hookup usage) prevents problems that could lead to damage or lawsuits. Some states require periodic safety inspections of pools or playgrounds; staying on top of these ensures you remain open for business without interruption.

In short, a well-run RV park is a more profitable RV park. Effective operations maximize revenue (through great guest experiences and high occupancy) and minimize costs (through preventative maintenance and efficiency). From an investor’s perspective, you want to see an operations manual or plan in place that addresses all the above points. If you’re acquiring an existing park, review their financials for excessive expenses that could be trimmed, and check if deferred maintenance might become your cost to bear. Strong operations not only improve day-to-day cash flow but also increase the asset’s value: a park with high occupancy, good reviews, and well-kept facilities will command a higher sale price and cap rate compression in the market. It’s no exaggeration that operations can make or break your ROI – even a beautifully designed park will underperform if mismanaged, whereas a modest park can exceed expectations with outstanding management.

Sustainability and Energy Efficiency

Sustainability isn’t just a buzzword – it’s an increasingly important aspect of RV park design and operation that can benefit the bottom line. Modern campers (especially younger and environmentally conscious travelers) appreciate eco-friendly practices, and many will choose a park that demonstrates green initiatives. Moreover, sustainable design can lead to significant cost savings in the long run (through reduced utility bills and potential tax incentives). For investors, incorporating sustainability is about future-proofing your asset and potentially boosting profits. Here’s how:

• Renewable Energy and Energy Savings: RV parks, with their large open areas and high sun exposure, are often ideal for solar energy projects. Installing solar panels can drastically cut electricity costs for running park facilities (and even offset RVers’ power use if you include electricity in site fees). Some innovative parks have taken this to the next level. For example, Panelview RV Park in Hermiston, Oregon installed a 3 kW solar panel at each site mounted on a pole, providing shade for the RV and generating more energy than the RV uses on sunny days. Similarly, the Tucson/Lazydays KOA in Arizona built a massive “solar parasol” covering 2 acres and 30 RV sites, which produces more than enough power for the entire campground while providing cooling shade for the RVs beneath. These kinds of projects require upfront investment, but they can pay for themselves via energy savings and marketing differentiation. Even on a smaller scale, adding solar-powered lights, solar water heaters for the bathhouse, or a small solar farm to run your office and laundry machines can chip away at utility expenses. Beyond solar, look at LED lighting upgrades, energy-efficient appliances (for laundry, etc.), and smart thermostats/timers for climate control in facilities – all straightforward moves to reduce electricity usage.

• Water Conservation: Utilities form a big part of recurring costs, and water bills (or pump electric costs if on a well) can surge if not managed. Implementing water-saving measures will help. Use low-flow faucets, showerheads, and toilets in your restrooms and laundry to significantly cut water useg. Many parks landscape with native, drought-tolerant plants to minimize irrigation needs (and avoid manicured lawns that require constant watering). If feasible, harvesting rainwater for irrigation or using greywater from sinks for landscaping can reduce consumption. Educate guests with gentle signage about conserving water – e.g. reminders to not unnecessarily leave spigots running. In some regions, grants or rebates may be available for installing water-efficient fixtures, effectively giving you free money to improve your margins and help the environment.

• Waste Management and Recycling: A sustainable park manages waste responsibly. Ensure you have plenty of trash receptacles and dumpsters to keep the grounds clean (overflowing trash is not just unsightly but can attract pests). However, also provide recycling bins and encourage their use – many parks find that with clear labeling and convenient placement, guests are willing to sort their recyclables, which can reduce how much trash you pay to haul awayg. Some operators even turn a small profit on recyclables if volume is enough. Additionally, if you have the space and local regulations allow, you might consider composting organic waste from the park store or landscape debris to use in gardens, creating a closed-loop system. The more you can divert waste from landfills (and thus from your dumpster pickup fees), the better for costs and image.

• Environmental Design and Preservation: Embrace the natural environment of your site as part of your brand. Preserving existing trees not only saves on landscaping installation but provides shade (reducing AC usage in RVs) and appeal. Consider setting aside a nature trail or a small wetland boardwalk if your property has such features – this turns ecological preservation into an amenity. When grading the site, work with the land’s contours to minimize erosion; maybe install attractive bioswales or rain gardens that manage stormwater naturally rather than expensive drainage infrastructure. Many of these steps align with what environmental regulations might require anyway, but doing them thoughtfully can avoid problems like flooded sites or fines for runoff issues. A well-drained, shaded, and ecologically integrated park will stand out in reviews and reduce weather-related maintenance costs. In sum, investing in sustainable infrastructure – solar panels, efficient appliances, eco-friendly wastewater treatment, etc. – can greatly reduce your carbon footprint and operating costs simultaneouslyg.

• Marketing and ROI of Green Initiatives: Importantly for investors, sustainability can be part of your park’s identity and marketing. There is a growing segment of RV travelers who choose businesses that reflect their values. By advertising your green initiatives (solar-powered park, “dark sky” compliant low-light pollution at night, wildlife-friendly grounds, recycling program, etc.), you can attract these customers and possibly charge a premium as an eco-resort. Some parks also leverage this for positive PR and partnerships – for example, working with local conservation groups or getting certified as a green campground by organizations like Leave No Trace or state eco-tourism boards. These efforts can lead to free media coverage or government incentives. Meanwhile, your utility savings accrue year after year, directly boosting net operating income. Over time, as energy prices rise, having locked-in lower costs via solar or efficiency means your margins can widen where less-prepared competitors see theirs shrink.

One concrete illustration of ROI: Suppose installing a solar array and efficient bathhouse fixtures reduces your annual electric and water bill by $10,000. If your cap rate is around 10%, that operational saving theoretically adds about $100,000 to the value of your park (since a buyer would pay roughly 10x the yearly savings for that improved NOI). Thus, sustainable upgrades can increase the eventual sale price of the property in addition to providing yearly savings – a win-win for an investor.

In conclusion, prioritizing sustainability in RV park design and operations is both financially savvy and appealing to guests. It’s an area where doing the “right thing” environmentally can align with doing the right thing for profitability. By reducing waste, conserving resources, and perhaps producing your own energy, you lower expenses and differentiate your park. The result is a greener bottom line in every sense of the word.

Accessibility and ADA Compliance

Making your RV park accessible to all isn’t just a legal obligation – it expands your customer base and enhances your reputation. There are millions of Americans with disabilities who enjoy RV travel or camping, and they actively seek out parks that can accommodate their needs. ADA compliance (meeting the standards of the Americans with Disabilities Act) should be built into your design from the beginning to avoid costly retrofits later. For investors, providing accessible facilities can prevent lawsuits (which can be very expensive) and open up a significant market segment. Here’s what to consider:

• Accessible RV Sites: ADA guidelines call for a certain number of campsites to be accessible to those with disabilities (the exact number scales with the total site count; a small park might need at least one or two accessible sites minimum). An accessible RV site typically features a level, firm surface (concrete or asphalt pad) that is extra-wide to allow wheelchair maneuvering. There should be a stable 30-inch by 48-inch clear space on the ground at hookups so a guest using a wheelchair can reach the electric, water, and sewer connections. All fixtures (water spigots, electrical outlets, sewer caps) should be within reachable height (approximately 15 to 48 inches off the ground) and operable with one hand (lever or twist with limited force). In one state, guidelines recommend utility hookups be located within 50 feet of an accessible site and easily reachable,ensuring that disabled campers don’t have to struggle with hose or cord length. Additionally, if picnic tables or fire rings are provided at sites, an accessible site should have modified versions (e.g. extended-end picnic table for wheelchair seating and a fire ring with an opening or adjustable grill height).

• Accessible Routes and Parking: Your park must have accessible paths connecting important areas – typically a continuous, hard-surface pathway at least 36 inches wide that connects accessible RV sites to amenities like restrooms, the office, or recreational facilities. This often means adding gentle-sloped paved sidewalks or compacted gravel trails around the property. Any building (office, store, laundry) needs an ADA-compliant entrance – usually a ramp if not at ground level, with a slope no steeper than 1:12, and a 36-inch wide door clearance. Don’t forget to mark accessible parking spots near facilities: for example, by the office or bathhouse, have a designated parking space with signage at 60 inches height and an adjacent 5-foot access aisle for wheelchair unloading. Many RV parks have a check-in parking area; ensure at least one of those is accessible. These measures not only fulfill ADA requirements but signal to guests with mobility issues that they are welcome.

• Bathrooms and Showers: If you offer restrooms or showers (which most parks do, even if RVs are self-contained, as a courtesy amenity), at least one stall in each restroom should be ADA-compliant. This means a wider stall with grab bars and enough turning space (5-foot diameter circle) for a wheelchair. Accessible showers might be roll-in or have a fold-down seat, with grab bars and a handheld showerhead. Sinks should be mounted for wheelchair clearance underneath and have lever or sensor faucets. These aren’t difficult to include during construction and are often mandated by building code. Installing these features – like grab bars, lower mirrors, accessible fixtures – ensures any guest can use your facilities safely. Many states enforce specific plumbing counts, e.g. if you have a unisex shower room it must be accessible; if you have multiple, a percentage must be accessible.

• Common Areas: Think about other amenities and how to make them accessible. If you have a clubhouse or pavilion, make sure there’s a ramp if there are steps. Swimming pools should have a lift or zero-entry if required by ADA pool rules (generally, pools serving the public must have an assisted entry). Playground surfaces could be engineered wood fiber or rubber mats instead of sand, so a parent/child using a wheelchair can approach play equipment. Nature trails can’t always be fully accessible, but perhaps provide an accessible viewing platform over a lake or an easy-access fishing pier if those fit your park. These enhancements not only meet ADA standards but can be selling points: advertising that you have an “ADA accessible fishing pier” or wheelchair-accessible nature trail can draw outdoor enthusiasts who have limited options.

• Legal and Financial Upside: Compliance is crucial because the ADA is a federal law and violations can result in lawsuits, DOJ enforcement, and fines. As an investor, the last thing you want is a costly lawsuit or settlement because someone couldn’t access basic services. One accessibility advocacy source reminds businesses that fines for non-compliance and the litigation risk far outweigh the costs of doing it right. On the flip side, catering to disabled travelers can increase your revenue. Think of it this way: if your park is one of the few in the region with truly accessible facilities, word will spread in those communities and you may become the go-to spot for rallies or groups focused on accessible travel. More bookings and great PR will follow. Plus, as they say, it’s simply the right thing to do. Ensuring everyone can enjoy your park builds goodwill and a positive image.

From planning through construction, treat ADA requirements as a must-have, not an afterthought. It’s easier and cheaper to pour a concrete accessible pad or include a ramp during the build than to retrofit later under legal pressure. Many architects or consultants specialize in ADA compliance – it could be worth an expert walkthrough of your designs to double-check everything. Also remember to train your staff on assisting guests with disabilities appropriately (for instance, keeping pathways clear of obstructions, or ensuring that if the accessible site is reserved, you don’t give it away to someone else by mistake).

In summary, prioritizing accessibility in your RV park design broadens your customer base, enhances guest satisfaction, and shields you from legal troubles. An accessible park is a forward-thinking park: as the population ages, the proportion of RVers needing some level of accessibility will only rise. By being ahead of the curve, you position your investment for sustained success and inclusivity.

ROI and Financial Performance Metrics

Ultimately, investors are most interested in the return on investment (ROI) and financial performance of their RV park. By implementing the design and operational best practices discussed above, you set the stage for strong financial outcomes. In this section, we tie it all together with the key metrics and considerations that determine an RV park’s profitability.

Occupancy and Seasonality: Occupancy rate is a core driver of revenue – you want your sites filled as much as possible, at the highest rate possible. Nationally, RV parks average around 60–70% occupancy over a year for full hookup sitesohi.org, but this can vary widely by season. Investors should analyze the local travel season: for instance, a park in a northern state might run near 100% occupancy in summer but be mostly empty in winter, averaging out to 50% annual occupancy. In contrast, a Florida park could have high winter occupancy and slower summer. Understanding seasonality and developing strategies for the shoulder seasons (like hosting special events or offering monthly rates to snowbirds) can lift your overall occupancy. As a rule of thumb, a park that consistently achieves >70–80% occupancy in its usable season is doing quite well. Beyond that, you might have room to raise rates – if you’re always full with a waitlist, it’s a signal your pricing might be low or you could add more sites.

Rates (ADR) and Revenue Streams: The average daily rate (ADR) you can charge per site is a function of your amenities, location, and target demographic. High-end resort-like parks in prime tourist areas might command $70–$100 per night or more, whereas basic overnight campgrounds along a highway might charge $30–$40. Offering different site types (premium pull-throughs, standard back-ins, tent sites, cabins) diversifies your rate structure. Don’t forget additional revenue streams in the ROI equation: seasonal site rentals, cabin rentals, ancillary sales (store, propane, etc.), and even day-use fees (some parks charge visitors for dump station use or pool use). A mid-sized park (75–100 sites) in a decent market might gross anywhere from $200,000 to $1,000,000+ annually in revenue depending on rates and occupancy. Well-run parks often achieve net profit margins of 20–30% of revenue after operating expenses – notably higher than many other real estate asset classes. For example, a park grossing $500,000 might net $125,000–$150,000 after expenses if efficiently managed. It’s clear why investors are drawn to this space.

Expense Management: On the expense side, expect operating expense ratios (OER) in the range of 40–60% of gross income for many parks, excluding any debt service. Major expenses include payroll, utilities, maintenance, insurance, taxes, marketing, and reservation platform fees. Investors should scrutinize these costs closely. Every dollar saved in operations is a dollar added to Net Operating Income (NOI), which increases asset value. For instance, if you implement energy-saving measures that cut costs by $5,000 a year, at an 8% cap rate that’s theoretically a $62.5k increase in property value. This is why we emphasize maintenance and sustainability – they prevent expensive repairs and reduce ongoing bills, directly impacting ROI.

Cap Rates and Exit Value: RV parks have traditionally traded at higher cap rates than apartments or other commercial properties, but the gap has been narrowing with increased investor interest. Currently, many RV parks sell at cap rates in the ~8–12% range, though premium destination parks in strong markets might sell closer to 7–8% (lower cap = higher valuation). What this means is a high-yielding operation. Compared to, say, multifamily apartments at a 5–6% cap, RV parks offer more cash flow relative to purchase price. Frank Rolfe, a prominent RV park investor, notes that “RV parks are bought and sold based on only one attribute: income,” and because you can often buy them at cap rates above typical loan interest rates, 20%+ cash-on-cash returns are attainable with leverage. To translate: if you have your park running strongly and decide to sell or refinance, the value will largely be a multiple of your NOI. Increase NOI, and you create significant equity. By adhering to design standards and excelling in operations (all the topics covered earlier), you are essentially building a better NOI from day one, which not only means more cash flow in your pocket annually but also a more valuable asset if you decide to exit.

Let’s illustrate ROI with a simplified example: Suppose you invest in developing an RV park for $3 million all-in. After a couple of years, it stabilizes at a yearly NOI of $400,000. This equates to a cap rate of about 13.3% on cost, an excellent yield. If market cap rates for RV parks in your area are around 10%, your property could be valued roughly at $4 million (since $400k NOI / 10% cap = $4M). That’s a substantial gain in equity. Now, achieving that $400k NOI comes from the accumulation of all the incremental improvements we’ve discussed – optimal layout (more sites, more revenue), great amenities (justify higher ADR), strong marketing (high occupancy), cost control (higher margin), etc. It showcases how every aspect of design and operations feeds into ROI.

Risk Management and Resilience: Investors should also consider the resilience of their RV park income. The good news is that the RV park sector has shown strong resilience in economic downturns. Even during recessions, many people turn to affordable road-trip vacations and camping, sustaining campground business. One campground owner noted that even in the worst of times for the industry, they still saw 2–3% annual growth. The COVID-19 pandemic, rather than hurting, actually boosted RV travel as a socially-distanced vacation option. This industry tends to have a defensive quality – people may forego expensive overseas trips, but still take the RV to a campground relatively cheaply. Nonetheless, be mindful of risks like fuel prices (a spike can short-term dampen RV travel), extreme weather or natural disasters in your region, and competition if new parks open nearby. Mitigate these by offering a superior experience so that even if the pie shrinks, your slice remains solid (i.e., capture market share through quality).

Final Thoughts: From a high-level perspective, investing in RV parks can yield excellent returns if done correctly. High margins, strong cash flow, and growing consumer demand make it attractive. But success isn’t automatic – it requires careful attention to design standards and operations as we’ve detailed. By developing a park that meets or exceeds all standards, appeals to customers with great amenities and accessibility, runs efficiently, and respects the environment, you create a property that performs well financially and that you can be proud of. The ROI comes not just from what you charge per night, but from the reputation and loyal customer base you build. Many of the most profitable parks benefit from repeat seasonal guests and word-of-mouth referrals that essentially provide free marketing and stable income year after year.

In summary, focus on the fundamentals – occupancy, ADR, expense control, and continuous improvement – and your RV park investment can deliver robust returns. Keep an eye on industry trends (e.g., rise of younger RVers, interest in glamping, etc.) and be ready to adapt with new offerings to sustain growth. With solid design and management, an RV park can indeed be a “cash cow” asset, all while offering countless families and travelers a place to make memories. That dual benefit – financial reward and providing a service people love – is what makes this sector especially gratifying for many investor-owners.