What should a business plan for buying a campground or RV park cover?

A campground does not earn evenly. Most of the year’s income arrives in a few months, while many costs run all year. A plan written for a general small business will miss that. The plan you build before buying should show a lender, and you, how the park moves through a full year. Start with the books you are given, then build your own version of each section below.

Cash flow that follows the calendar

Lay out income and costs month by month, not as one annual total. Show when seasonal fees arrive, when short-stay bookings build and when the quiet months begin. Include opening costs before the first guest and closing costs after the last. A lender will look for how you cover the gap between spring spending and summer income, so plan a cash cushion and explain where it comes from.

The site mix

Describe how the park splits between seasonal sites and short stays, and what you would do with that mix. Seasonal campers give steady income but may limit flexibility. Short stays bring more variety and more work. Explain what you assume about returning campers and why. Ask the owner for past booking records so your assumptions rest on evidence rather than hope.

Infrastructure and the capital plan

Water systems, septic, power, roads and washrooms wear out. Set out what you know about their age and condition, what you expect to repair or replace, and in what order. Your due diligence on the park will tell you more; the due diligence guide lists what to look at. Leave room in the plan for repairs you did not expect.

Staffing and your own role

Say who runs the park in peak season, who covers the off-season and how much of the work you will do yourself. Short seasons make hiring harder, so describe how you will find and keep people. If you plan to live on site, say so. A lender will want to see that the plan does not depend on you doing everything.

• Cash flow by month, with a cushion for the quiet months
• Seasonal and short-stay assumptions, tied to past records
• Capital plan for water, septic, power and roads
• Staffing and your own role
• How you will use financing and repay it