How much does it cost to open a campground?

Opening a campground costs $100,000 to $1 million depending on land costs, number of sites, and amenity level. A basic tent camping operation on owned land starts at the lower end, while a full-service RV park with 50+ hookup sites, bathhouse, and recreation facilities approaches $1 million. Land and site development are the two largest costs.

Is owning a campground profitable?

Well-managed campgrounds can be quite profitable with net margins of 20 to 40 percent once established. Revenue comes from nightly fees ($25-$80), seasonal rates, and ancillary income from camp stores, firewood, and activities. Campgrounds near national parks and lakes perform best. Seasonality is the biggest challenge, as many operate only 6 to 8 months per year.

What is the difference between a campground and an RV park?

RV parks require significantly more infrastructure. Each RV site needs a level pad, electrical hookups (30/50 amp), water connections, and sewer access at $3,000 to $8,000 per site versus $500 to $1,500 per tent site. However, RV sites command $35 to $80 per night versus $20 to $40 for tent sites and attract longer-stay guests.

Campground Startup Cost Comparison

Modesto, CA vs Chicago, IL

Modesto, CA

$88,000 - $822,000

COL Index: 106.8

Chicago, IL

$142,000 - $1,446,000

COL Index: 107.8

Detailed Cost Comparison

Expense	Modesto, CA	Chicago, IL	Difference
Business Registration & Licenses	$1,400 - $5,600	$5,600 - $10,900	-58%
Land Purchase or Lease	$20,900 - $278,300	$58,700 - $782,600	-64%
Site Development & Infrastructure	$26,400 - $264,000	$34,500 - $345,000	-23%
Bathhouse & Facilities	$13,200 - $105,600	$17,300 - $138,000	-24%
Equipment & Amenities	$8,000 - $50,000	$8,000 - $50,000	Same
Business Insurance (Annual)	$4,000 - $18,000	$4,000 - $18,000	Same
Marketing & Reservation System	$3,000 - $15,000	$3,000 - $15,000	Same
Working Capital (6 Months)	$10,700 - $85,400	$10,800 - $86,200	-1%
Total Estimated Cost	$88,000 - $822,000	$142,000 - $1,446,000	-43%

Local Market Factors

Factor	Modesto	Chicago
Cost of Living Index	106.8	107.8
Commercial Rent ($/sqft/yr)	$10 - $22	$25 - $65
Labor Rate Index	0.88	1.15
Sales Tax	7.875%	10.25%
Minimum Wage	$16.00/hr	$15.80/hr
LLC Filing Fee	$70	$150

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