The 2 Fastest Ways to Build Credibility in a Market as a Campground Operator
Think of it as your job interview with the community
“The community doesn’t want you here.”
Those are the words every campground owner dreads.
Let me paint a picture for you about a new operator trying to open a campground.
They had their business plan polished and invested heavily in amenities like new utilities, expanded sites, and modern bathhouses. On paper, it seemed like the perfect opportunity in a growing area.
However, the operator hadn’t taken the time to understand the local concerns—noise, traffic, and how the business would impact the area. Within a couple of years of opening, the property shut down. Their mistake? Thinking they could succeed without the community on their side.
This exact story happens more than you would think. It can happen to you if you aren’t careful.
Most campgrounds don’t fail because of bad ideas. They fail because of bad relationships and execution.
When you’re new to a market, the stakes are high. How you show up for your guests and your community in the first year can make or break your reputation.
Opening a campground is more than putting up a sign and waiting for guests to roll in. It’s about weaving yourself into the fabric of the community and earning trust—both from your neighbors and your guests. Do it right, and you’re not just running a business; you’re creating a destination people embrace. Do it wrong, and you might find yourself with empty campsites and a community that wants you gone.
As someone who’s spent years as a GM for multiple properties, I’ve seen firsthand the difference between campgrounds that thrive and those that fail. It boils down to two things:
building community relationships
committing to continuous improvement
Here’s how to master both:
Build Relationships in the Community
You’re not just a campground operator—you’re a community member. Treat it that way from day one. Your success doesn’t happen in a vacuum; it’s deeply tied to how well you integrate into the local economy. Here’s what that looks like in practice:
Show Up at Community Hearings
Don’t just attend out of obligation—be genuinely engaged. Introduce yourself, listen to concerns, and share your vision. Make it clear how your campground will enhance the community, whether that’s by supporting local events, providing jobs, or promoting regional tourism.
78% of public comments at zoning meetings mention traffic concerns. Be prepared for this.
Rural communities with successful campgrounds see an average 12-18% increase in local business revenue during peak seasons
Remember, this is where first impressions are made. If the community feels heard, they’ll be far more likely to support you.
Partner with Local Businesses
The relationships you build with nearby businesses can create a ripple effect of goodwill and mutual success. Could your guests pick up fresh produce from a local farm stand? Could you host brewery tastings at your campground? Every collaboration strengthens your ties to the community and enhances your guests’ experience.
Example: At one property, I partnered with a local bakery to offer “Saturday donut delivery and a free coffee cart” delivered right to campsites. It not only boosted our sales but gave our guests a unique touch they raved about.
Hire Locally
Local employees bring insider knowledge and connections that out-of-town hires can’t match. These team members become ambassadors for your campground, both on-site and in the community.
Matt Whitermore, one of my partners and writer at Outdoor Hospitality Weekly, is a great operator who owns several campgrounds in the Northeast. He has a great anecdote about how he found Kate, who is a great manager at one of his NY campgrounds:
Like many new campground owners, he thought it would be easy to find a manager after taking over from mom-and-pop operators who ran the campground themselves.
He was wrong.
It took multiple seasons to identify and find a competent manager to run the day-to-day after purchasing the property in 2021.
How did he do it? Connecting in the community and eventually finding a great local family to run the business.
Baristas, bartenders, and high school students know the community well and who might be looking for seasonal and full-time jobs—reach out to them early and often.
When your neighbors see you as a partner instead of a competitor, they’ll champion your success. Guests will hear about you through local word-of-mouth before they even look up your website.
Commit to Continuous Improvement
The biggest mistake I see new operators make is treating their campgrounds like passive real estate. If you’re just a landlord collecting rent from RV sites, you’re missing the point—and your guests will notice.
A campground is a hospitality business; success depends on creating exceptional experiences.
Here’s how to approach improvement the right way:
Talk to Your Guests
No one knows what your campground needs better than the people staying there. Spend time walking the property, engaging with guests, and asking for feedback. What did they love? What could be better?
I once discovered that a simple trash can upgrade and giving away free coffee made a massive difference in guest satisfaction—all because someone casually mentioned it during check-out.
Your guests will usually tell you want they want.
It’s your job to listen.
Listen to the Community
Beyond guests, your neighbors can offer valuable insights. Are they seeing an increase in traffic that concerns them? Is there a local need—like hosting events or supporting school trips—that your campground could meet? These conversations can spark ideas that strengthen your reputation and grow your business.
These events can set the ground for new partnerships and running events together. You can also partner on marketing, ad spend, and giveaways that help cross-promote both businesses.
Make Small, Consistent Improvements
You don’t need a massive budget to make an impact. Start with high-priority upgrades like restrooms, Wi-Fi, signage, or adding full-hookup (FHU) campsites.
These will have an outsized impact on revenue and customer experience and provide the biggest lift.
Then focus on small additions that enhance the guest experience—a coffee bar in the camp store, organized weekend activities, or adding new amenities.
Once you build momentum, these small additions can have a big impact overall.
Guests compare every stay to their last experience. If they don’t see improvements and find you’ve increased rates, they’ll assume you’ve stopped caring.
Even if your costs have gone up and a rate increase is justified, the harsh truth is that your guests don’t see it that way.
They need something to help rationalize the increase.
Continuous upgrades (even small) show that you’re invested in their happiness.
Not just profit.
Why You Have to Get This Right
In this industry, first impressions are everything. If your campground comes across as disorganized, disconnected, or indifferent, word spreads fast. The local community might see you as an outsider who doesn’t care. Guests might see you as a property owner who’s only in it for profit.
Either way, you lose.
But if you take the time to engage your neighbors, listen to your guests, and show a genuine commitment to hospitality, you’ll build lasting credibility. Your community will see you as a partner, not just a business. Your guests will see you as a place they can trust, a destination they’ll return to again and again.
You only get one chance to make this impression.
Do it the right way.
I’m Alex Burkett, The Campground Growth Specialist, and I’ve seen how quickly things can go wrong—and how powerfully they can go right.
Start with relationships.
Commit to improvement.
The rest will follow.
Talk to you soon,
—Alex
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