Below you will find several of the questions frequently asked about buying a campground.  Please feel free to contact us about other questions you may have.  We will be glad to help!

Why should I buy a campground rather than start one?

An existing campground has a track record. The failure rate in small business is largely in the start-up phase. The existing campground has demonstrated that there is a need for that product or service in a particular locale. Financial records are available along with other information on the campground. Most sellers will stay and train a new owner and most will also supply financing. Finding someone who will teach you the intricacies of running a campground and who is also willing to finance the sale can make all the difference. 

What is the real reason people go into a camping or resort business for themselves?

There have been many surveys taken in an attempt to answer this question. Most surveys reveal the same responses, in almost the same identical order of priority. Here are the results of a typical survey, listed in order of importance:

1. To do my own thing, control my own destiny.
2. Don't want to work for someone else.
3. To better utilize my skills and abilities.
4. To make money.
*It is interesting to note that money is not at the top of the list, but comes in fourth. 

How are campgrounds for sale priced?

Generally, at the outset, a prospective seller will ask the  consultant what he or she thinks the business will sell for. The business consultant usually explains that a review of the financial information will be necessary before a price, or a range of prices, can be suggested for the business. 

Most sellers have some idea about what they feel their campground should sell for - and this is certainly taken into consideration. However, the business advisor is familiar with market considerations and, by reviewing the financial records of the business and the non-financial aspects of the RV park for sale, can make a recommendation of what he or she feels the market will dictate. The only sure way to know the value range is to hire an independent third-party valuation specialist. A range is normally set with a low and high price. The more cash demanded by the seller, the lower the selling price; the smaller the cash requirements of the seller, the higher the price. 

Some campgrounds for sale are seller-financed, the down payment and terms of the sale are very important. In many cases, how the sale of the campground is structured is more important than the actual selling price of the campground. Too many buyers make the mistake of being overly-concerned about the full price when the terms of the sale can make the difference between success and failure. 

An oft-quoted anecdote may better illustrate this point: If you could buy a campground that would provide you with more net profit than you thought possible even after subtracting the debt service to the seller, and you could purchase this campground with a very small down payment, would you really care what the full price of the camping resort was? 

What should I look for when analyzing campgrounds for sale, RV parks for sale or cabin resorts for sale?

Obviously, you want to consider only those campgrounds that you would feel comfortable owning and operating. "Pride of Ownership" is an important ingredient for success. You also want to consider only those campgrounds for sale that you can afford with the cash you have available. In addition, the campground you buy must be able to supply you with enough income - after making payments on it - to pay your bills. However, you should look at a campgrounds for sale with an eye toward what you can do with it - how you can improve it and make it more productive and profitable. There is an old adage advising that you shouldn't buy a campground, RV park or cabin resort unless you feel you can do better than the present owner. Everyone has seen examples of a campground that needs improvement in order to thrive, and a new owner comes in and does just that. Conversely, there are also cases where a new owner takes over a very successful camping resort and not soon after, it either closes or is sold. It all depends on you! 

What does it take to be successful?

Certainly, you need adequate capital to buy the campground and to make the improvements you want, along with maintaining some reserves in case things start off slowly. You need to be willing to work hard and, in many cases, to put in long hours. Unfortunately, many of today's buyers are not willing to do what it takes to be successful in owning a campground. A business owner has to, as they say, be the janitor, errand boy, employee, bookkeeper and "chief bottle washer!" Too many people think they can buy a campground and then just sit in a rocking chair and work on their business plans. Owners of small campgounds, RV parks and cabin resorts must be "doers." 

What happens when I find a campground I want to buy?

When you find a campground, your business consultant will be able to answer many of your questions immediately or will research them for you. Once you get your preliminary questions answered, the typical next step is for your consultant to prepare a non-binding letter of intent with terms you feel are appropriate. This letter will generally be subject to your approval of the actual books and records supporting the figures that have been supplied to you. The main purpose of the letter is to see if the seller is willing to provide all of the information that you will need to perform due diligence.

Why should I go to a business consultant?

A professional business consultant can be helpful in many ways. They can provide you with a selection of different and, in many cases, unique campgrounds for sale, including many that you would not be able to find on your own. Approximately 90 percent of those who buy campground end up with something completely different from the RV park for sale that they first inquired about. Business consultants can offer you a wide variety of campgrounds, RV parks and cabin resorts to look at and consider. Most of these campgrounds are privately for sale by owner and are not listed for sale or advertised.

Business consultants are also an excellent source of information about small business and the campground buying process. They are familiar with the market and can advise you about trends, pricing and what is happening in the industry. Your business consultant will handle all of the details of the campground sale and will do everything possible to guide you in the right direction, including, if necessary, consulting other professionals who may be able to assist you through the due diligence process.

Your local professional business consultant is the best person to talk to about your business needs and requirements. 

Do I need an attorney?

It is advisable to have an attorney review the legal documents. It is important, however, that the attorney you hire is familiar with the campground buying process and has the time available to handle the paperwork on a timely basis. If the attorney does not have experience in handling business sales, you may be paying for the attorney's education. Most business advisors have lists of attorneys who are familiar with the campground buying process. An experienced attorney can be of real assistance in making sure that all of the details are handled properly. Business consultants are not qualified to give legal advice. 

However, keep in mind that many attorneys are not qualified to give business advice. Your attorney will be, and should be, looking after your interests; however, you need to remember that the seller's interests must also be considered. If the attorney goes too far in trying to protect your interests, the seller's attorney will instruct his or her client not to proceed. The transaction must be fair for all parties. The attorney works for you, and you must have a say in how everything is done. 

If you know someone who has owned their own campground for a period of time, he or she may also be a valuable resource in answering your questions about how a campground really works. 

You have to make the final decision; that "leap of faith" between looking and actually being in a recreational business for yourself is a decision that only you can make!