Campground Business Plan Template
If you want to start a campground or expand your current campground business, you need a business plan.
The following campground business plan template gives you the key elements to include in a winning campground business plan. It can be used to create a business plan for a full-service campground, glamping business, RV campground business, or another business in the RV & parks industry.
Campground Business Plan Example
I. Executive Summary
Business Overview
[Company Name], located in [insert location here] is a new campground business that focuses on providing convenient, modern amenities for the casual recreational camper and their family. The company uses the latest technology to enhance its amenities for camping in comfort. [Company Name] aims to be the top choice for camping in [Location] all year round.
Products Served
[Company Name] will provide all the essential conveniences campers are looking for in a new campground. Amenities will include a camp store, electrical hook-ups, Wi-Fi, tent pads, RV pads, hot showers, and modern restrooms with contactless technology.
Customer Focus
[Company Name] will primarily serve vacationers and residents within a 50-mile radius of the campground location. The demographics of these campers are as follows:
- 150,000 visitors to the area
- 98,300 residents
- 36,918 children
- Average income of $96,200
- 71% married
- 53% in Management/professional occupations
- Median age: 39 years
Management Team
[Company Name] is led by [Founder’s Name] who has been working in the campground industry for nearly 20 years. While [Founder] has never developed his own campground, he has worked as a campground manager for many years and has gained an in-depth knowledge of the campground business including the operations side (e.g., running day-to-day operations) and the business management side (e.g., finances, marketing, etc.).
Success Factors
[Company Name] is uniquely qualified to succeed due to the following reasons:
- There is currently no other campground that caters to the casual camper and families in the vicinity, but a large number of individuals and families that will utilize the camp. Additionally, the management team has surveyed the local community and has received positive feedback from many people who are excited to use the campground once it’s ready.
- The location is perfect for taking advantage of the surrounding outdoor activities and natural resources.
- The management team has a track record of success operating campgrounds.
- The campground is uniquely positioned as a high-tech, family-friendly camping experience.
Financial Highlights
[Company Name] is seeking a total funding of $300,000 of debt capital to open its campground company.
- Campground land purchase, design, and build-out: $250,000
- Working capital: $50,000 to pay for marketing, salaries, and property costs until [Company Name] reaches break-even
Top line projections over the next five years are as follows:
| Financial Summary | FY 1 | FY 2 | FY 3 | FY 4 | FY 5 |
|---|---|---|---|---|---|
| Revenue | $560,401 | $782,152 | $1,069,331 | $1,379,434 | $1,699,644 |
| Total Expenses | $328,233 | $391,429 | $552,149 | $696,577 | $776,687 |
| EBITDA | $232,168 | $390,722 | $517,182 | $682,858 | $922,956 |
| Depreciation | $7,000 | $7,000 | $7,000 | $7,000 | $7,000 |
| EBIT | $225,168 | $383,722 | $510,182 | $675,858 | $915,956 |
| Interest | $6,016 | $5,264 | $4,512 | $3,760 | $3,008 |
| Pre Tax Income | $219,152 | $378,458 | $505,670 | $672,098 | $912,948 |
| Income Tax Expense | $76,703 | $132,460 | $176,985 | $235,234 | $319,532 |
| Net Income | $142,449 | $245,998 | $328,686 | $436,864 | $593,416 |
| Net Profit Margin | 25% | 31% | 31% | 32% | 35% |
II. Company Overview
Who is [Company Name]?
[Company Name], located in [insert location here] is a newly established campground business that focuses on providing convenient, modern amenities for the casual recreational camper and their family. The company uses the latest technology to enhance its amenities for camping in comfort. [Company Name] aims to be the top choice for camping in [Location] all year round.
[Company Name] was founded by [Founder’s Name], who has been working in the campground industry for nearly 20 years. While [Founder] has never developed his own campground, he has worked as a campground manager for many years and has gained an in-depth knowledge of the campground business including the operations side (e.g., running day-to-day operations) and the business management side (e.g., finances, marketing, etc.).
When this campground property became available, he recognized the potential of the area, having led some of his most successful outings in the waters and recreational spots nearby.
[Company Name]’s History
[Founder] began researching what it would take to create his own campground company and did a thorough analysis on the costs, market, demographics, and competition. [Founder] has compiled enough information to develop his business plan in order to approach investors.
[Founder’s Name] incorporated [Company Name] as a Limited Liability Corporation on [date of incorporation]. Once the purchase of the land is finalized, light construction can begin to build-out the campground.
Since incorporation, the Company has achieved the following milestones:
- Located available property for sale that is ideal for a new campground
- Developed the Company’s name, logo, and website located at [website]
- Hired a general contractor for the build-out of the campground and its facilities
- Determined equipment and necessary supplies
- Began recruiting key employees with previous campground management experience
[Company Name]’s Products/Services
Below are [Company Name]’s product and service offerings:
The campground will provide campers with the following amenities:
- Camp Store
- Electrical Hook-ups
- Wi-Fi
- Tent Pads
- RV Pads
- Water Station
- Modern Restrooms with Contactless Technology
- Hot Showers
- Fire Rings
- Amphitheater
III. Industry Analysis
The campground industry is part of the United States Campground and RV Park market, which is currently an estimated $7 billion market. The industry is composed of RV parks, campgrounds, recreation camps, trailer parks, and wilderness camps. The campground market is strong and long-term demand is expected to remain positive for the next several years.
Successful industry operators cater to outdoor enthusiasts and families who commonly require access to facilities including bathrooms, recreation halls, playgrounds, and laundry rooms. Industry operators typically generate revenue from campground memberships and fees as well as the sale or rental of RV or tent space.
Some of the major factors campers consider when choosing a campground are the atmosphere, location, quality of facilities available, type of facilities available, cabins available, onsite recreation activities available, kid/pet friendly, and technology/Wi-Fi availability.
IV. Customer Analysis
Demographic Profile of Target Market
[Company Name] will primarily serve vacationers and residents within a 50-mile radius of the campground location.
The community of [company location] has thousands of active families, children, teenagers, young adults, adults, and seniors who regularly participate in recreational activity. Additionally, thousands of tourists visit the area each year who are looking for new recreational opportunities.
Customer Segmentation
The Company will primarily target the following three customer segments:
- Families with children: The community has a lot of families with children looking for fun outdoor activities they can enjoy together.
- Tourists: The area also has numerous national and international tourists each year. These tourists come for the local recreational activities available.
- Outdoor Enthusiasts: The Company will also target those who frequently engage in outdoor activities such as hiking, camping, boating, and bicycling since the area has many of these activities available nearby.
V. Competitive Analysis
Direct & Indirect Competitors
The following businesses are located within a 50-mile radius of [Company Name], thus providing either direct or indirect competition for customers:
Great Outdoors Rec Center
Built in 1922, the Great Outdoors Rec Center is located close to many outdoor recreational hot spots for hiking, bicycling, and kayaking. The center has a large outdoor property and rents out tent pads and RV space for weekend campers to utilize. Great Outdoors Rec Center also has many of the amenities campers look for such as accessible, clean bathrooms and a full kitchen that can be used for an additional fee.
Although Great Outdoors Rec Center offers campers a place to set up camp, its main business is as a recreational center, not a campground. Therefore, there are many times throughout the year when the camp area is not accessible for campers because it’s being utilized by the community for special events such as weddings and birthday parties.
Around the Campfire Campground
Around the Campfire Campground is a small campground near the closest forest in the area. This business operates primarily as a campground for school and church groups of children in the summer season. The location includes multiple fire rings, minimal bathroom facilities, and enough space to accommodate six-eight small tents.
The campground is only open for the summer season due to weather conditions in the area and is mostly used for daytime activities and one-night only overnight camping for groups.
Rivers Camping
Established in 1990, Rivers Camping is a local campground company that operates multiple campgrounds around the state. Rivers Camping is a top choice for nature enthusiasts who are looking to take advantage of the many local outdoor activities nearby. Each campground is situated close to at least one outdoor recreation option, with most of them being located adjacent to a river.
This company offers tent pads, but no RV pads.
Competitive Advantage
[Company Name] enjoys several advantages over its competitors. Those advantages include:
- Location: There is currently no campground competitor within a 25-mile radius of the Company’s site, although there are many recreational activities nearby.
- Technology: [Company Name] will invest heavily in the latest technology to provide a uniquely comfortable and convenient camping experience for all campers to enjoy.
- Year Round Camping for Everyone: The Company is offering the only year round camping option in the area for individuals of all ages and camping preferences.
- Management: [Company Name]’s management team has years of business and marketing experience in addition to campground management experience. This allows the Company to market to and serve customers in a much more sophisticated manner than competitors.
- Relationships: Having lived in the community for over 20 years, [Founder’s Name] knows all the local leaders, newspapers, and other influences. As such, it will be relatively easy for [Company name] to build brand awareness and an initial customer base.
VI. Marketing Plan
[Company Name] seeks to position itself as a family-friendly, high-tech campground for campers of all ages. Patrons can expect to enjoy modern amenities and facilities while being immersed in nature.
The [Company Name] Brand
The [Company Name] brand will focus on the Company’s unique value proposition:
- Prime recreational location, in the middle of nature and away from the buzzing city
- Exciting activities nearby and comfortable facilities onsite
- Family-focused environment
- Amenities powered by latest technology including contactless technology in all facility bathrooms
Promotions Strategy
[Company Name] expects its target market to be residents and tourists within a 50-mile radius of its location. The Company’s promotion strategy to reach these customers includes:
Social Media
[Company Name] will invest heavily in a social media advertising campaign. The marketing manager will create the Company’s social media accounts and invest in ads on all social media platforms. It will use targeted marketing to appeal to the target demographics.
Publications
The Company will also invest in advertising in selected local and national publications such as travel magazines, newspapers, and brochures to build brand awareness and draw in new customers.
Website/SEO
[Company Name] will invest heavily in developing a professional website that displays all of the features and benefits of the campground. It will also invest heavily in SEO so that the campground’s website will appear at the top of search engine results.
Direct Mail
[Company Name] will blanket neighborhoods surrounding its location with direct mail pieces. These pieces will offer discounts and promotional incentives for people to choose the campground for their next camping adventure.
Community Events/Organizations
The Company will promote itself by distributing marketing materials and participating in local community events, such as school fairs, local festivals, or sporting events.
Ongoing Customer Communications
[Company name] will publish a monthly email newsletter to tell customers about recreational opportunities, events, and discounts.
Pre-Opening Events
Before opening the campground, [Company Name] will organize pre-opening events designed for prospective customers. These events will create buzz and awareness for [Company Name] in the area.
Pricing Strategy
[Company Name]’s pricing will be moderate and on par with competitors, so consumers feel they receive great value when renting a tent pad or RV pad at the campground.
VII. Operations Plan
Functional Roles
[Company Name] will carry out its day-to-day operations as a campground. There will also be some administrative functions involved.
In order to execute on [Company Name]’s business model, the Company needs to perform several functions. [Company Name] anticipates using the services of X employees, divided into the following roles.
Service Functions
- Campground manager on duty
- Janitors to clean and maintain the facilities
- Camp store attendants
Administrative Functions
- General and administrative functions including legal/compliance, marketing, bookkeeping, etc.
- Hiring and training staff
- Brand management/social media
Milestones
The following are a series of steps that lead to our vision of long-term success. [Company Name] expects to achieve the following milestones in the following [xyz] months:
| Date | Milestone |
|---|---|
| [Date 1] | Finalize lease agreement |
| [Date 2] | Design and build out [Company Name] |
| [Date 3] | Hire and train initial staff |
| [Date 4] | Kickoff of promotional campaign |
| [Date 5] | Launch [Company Name] |
| [Date 6] | Reach break-even |
VIII. Management Team
Management Team Members
[Company Name] is led by [Founder’s Name] who has been working in the campground industry for nearly 20 years. While [Founder] has never developed his own campground, he has worked as a campground manager for many years and has gained an in-depth knowledge of the campground business including the operations side (e.g., running day-to-day operations) and the business management side (e.g., finances, marketing, etc.).
Hiring Plan
[Founder] will serve as the Owner and Manager of [Company Name]. In order to launch, he needs to hire the following personnel:
- Assistant Manager: 1 full-time employee to help manage the day-to-day campground operations and assist [Founder] with managerial duties.
- Camp store attendants: 2 to 4 full-and-part-time employees who will work in the camp store from 9AM-6PM daily.
- Marketing Manager: 1 employee who will be responsible for developing and launching the brand; manage the website, and social media accounts.
- Janitorial staff: 2 employees who will be responsible for cleaning and maintenance for all campground facilities and who will report anything that needs to be repaired.
IX. Financial Plan
Revenue and Cost Drivers
[Company Name]’s revenues will come primarily from its campground rentals and camp store sales. The company will rent out tent pads and RV pads. Customers will be able to rent spaces by the day, week, or season.
The property purchase, equipment, supplies, and labor expenses will be the key cost drivers of [Company Name]. The major cost drivers for the Company’s operation will consist of:
- Salaries
- Campground supplies and equipment
- Camp store inventory
- Business Insurance
- Mortgage on business location
- Utilities for facilities
- Taxes
Ongoing marketing expenditures are also notable cost drivers for [Company Name].
Capital Requirements and Use of Funds
[Company Name] is seeking a total funding of $300,000 of debt capital to open its campground company.
Specifically, the funds will be used as follows:
- Campground land purchase, design, and build-out: $250,000
- Working capital: $50,000 to pay for marketing, salaries, and property costs until [Company Name] reaches break-even
Key Assumptions
The following table reflects the key revenue and cost assumptions made in the financial model:
| Number of customers per day | Per location |
|---|---|
| Year 1 | 10 |
| Year 2 | 15 |
| Year 3 | 20 |
| Year 4 | 25 |
| Year 5 | 30 |
5 Year Annual Income Statement
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | ||
|---|---|---|---|---|---|---|
| Revenues | ||||||
| Product/Service A | $151,200 | $333,396 | $367,569 | $405,245 | $446,783 | |
| Product/Service B | $100,800 | $222,264 | $245,046 | $270,163 | $297,855 | |
| Total Revenues | $252,000 | $555,660 | $612,615 | $675,408 | $744,638 | |
| Expenses & Costs | ||||||
| Cost of goods sold | $57,960 | $122,245 | $122,523 | $128,328 | $134,035 | |
| Lease | $60,000 | $61,500 | $63,038 | $64,613 | $66,229 | |
| Marketing | $20,000 | $25,000 | $25,000 | $25,000 | $25,000 | |
| Salaries | $133,890 | $204,030 | $224,943 | $236,190 | $248,000 | |
| Other Expenses | $3,500 | $4,000 | $4,500 | $5,000 | $5,500 | |
| Total Expenses & Costs | $271,850 | $412,775 | $435,504 | $454,131 | $473,263 | |
| EBITDA | ($19,850) | $142,885 | $177,112 | $221,277 | $271,374 | |
| Depreciation | $36,960 | $36,960 | $36,960 | $36,960 | $36,960 | |
| EBIT | ($56,810) | $105,925 | $140,152 | $184,317 | $234,414 | |
| Interest | $23,621 | $20,668 | $17,716 | $14,763 | $11,810 | |
| PRE-TAX INCOME | ($80,431) | $85,257 | $122,436 | $169,554 | $222,604 | |
| Net Operating Loss | ($80,431) | ($80,431) | $0 | $0 | $0 | |
| Income Tax Expense | $0 | $1,689 | $42,853 | $59,344 | $77,911 | |
| NET INCOME | ($80,431) | $83,568 | $79,583 | $110,210 | $144,693 | |
| Net Profit Margin (%) | - | 15.00% | 13.00% | 16.30% | 19.40% |
5 Year Annual Balance Sheet
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | ||
|---|---|---|---|---|---|---|
| ASSETS | ||||||
| Cash | $16,710 | $90,188 | $158,957 | $258,570 | $392,389 | |
| Accounts receivable | $0 | $0 | $0 | $0 | $0 | |
| Inventory | $21,000 | $23,153 | $25,526 | $28,142 | $31,027 | |
| Total Current Assets | $37,710 | $113,340 | $184,482 | $286,712 | $423,416 | |
| Fixed assets | $246,450 | $246,450 | $246,450 | $246,450 | $246,450 | |
| Depreciation | $36,960 | $73,920 | $110,880 | $147,840 | $184,800 | |
| Net fixed assets | $209,490 | $172,530 | $135,570 | $98,610 | $61,650 | |
| TOTAL ASSETS | $247,200 | $285,870 | $320,052 | $385,322 | $485,066 | |
| LIABILITIES & EQUITY | ||||||
| Debt | $317,971 | $272,546 | $227,122 | $181,698 | $136,273 | |
| Accounts payable | $9,660 | $10,187 | $10,210 | $10,694 | $11,170 | |
| Total Liabilities | $327,631 | $282,733 | $237,332 | $192,391 | $147,443 | |
| Share Capital | $0 | $0 | $0 | $0 | $0 | |
| Retained earnings | ($80,431) | $3,137 | $82,720 | $192,930 | $337,623 | |
| Total Equity | ($80,431) | $3,137 | $82,720 | $192,930 | $337,623 | |
| TOTAL LIABILITIES & EQUITY | $247,200 | $285,870 | $320,052 | $385,322 | $485,066 |
5 Year Annual Cash Flow Statement
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|
| CASH FLOW FROM OPERATIONS | |||||
| Net Income (Loss) | ($80,431) | $83,568 | $79,583 | $110,210 | $144,693 |
| Change in working capital | ($11,340) | ($1,625) | ($2,350) | ($2,133) | ($2,409) |
| Depreciation | $36,960 | $36,960 | $36,960 | $36,960 | $36,960 |
| Net Cash Flow from Operations | ($54,811) | $118,902 | $114,193 | $145,037 | $179,244 |
| CASH FLOW FROM INVESTMENTS | |||||
| Investment | ($246,450) | $0 | $0 | $0 | $0 |
| Net Cash Flow from Investments | ($246,450) | $0 | $0 | $0 | $0 |
| CASH FLOW FROM FINANCING | |||||
| Cash from equity | $0 | $0 | $0 | $0 | $0 |
| Cash from debt | $317,971 | ($45,424) | ($45,424) | ($45,424) | ($45,424) |
| Net Cash Flow from Financing | $317,971 | ($45,424) | ($45,424) | ($45,424) | ($45,424) |
| SUMMARY | |||||
| Net Cash Flow | $16,710 | $73,478 | $68,769 | $99,613 | $133,819 |
| Cash at Beginning of Period | $0 | $16,710 | $90,188 | $158,957 | $258,570 |
| Cash at End of Period | $16,710 | $90,188 | $158,957 | $258,570 | $392,389 |
