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

Norfolk, VA vs New York, NY

Norfolk, VA

$95,000 - $902,000

COL Index: 97.6

New York, NY

$209,000 - $2,250,000

COL Index: 187.2

Detailed Cost Comparison

Expense	Norfolk, VA	New York, NY	Difference
Business Registration & Licenses	$2,400 - $7,200	$5,300 - $17,100	-57%
Land Purchase or Lease	$24,800 - $330,400	$104,300 - $1,391,300	-76%
Site Development & Infrastructure	$28,800 - $288,000	$43,500 - $435,000	-34%
Bathhouse & Facilities	$14,400 - $115,200	$21,800 - $174,000	-34%
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)	$9,800 - $78,100	$18,700 - $149,800	-48%
Total Estimated Cost	$95,000 - $902,000	$209,000 - $2,250,000	-59%

Local Market Factors

Factor	Norfolk	New York
Cost of Living Index	97.6	187.2
Commercial Rent ($/sqft/yr)	$12 - $26	$40 - $120
Labor Rate Index	0.96	1.45
Sales Tax	6%	8.875%
Minimum Wage	$12.41/hr	$16.00/hr
LLC Filing Fee	$100	$200

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