Buyers love expansion opportunities but almost never understand what is actually required.
Many buyers see:
- unused land
- open fields
- woods
- vacant acreage
…and immediately assume:
“I can add more RV sites.”
Unfortunately, expansion rarely works that way.
Expansion depends on:
WATER
Do you have:
- enough water pressure?
- enough supply capacity?
- enough well production?
- enough city allocation?
Can the existing system realistically support additional sites?
SEWER
Do septic systems or city sewer systems allow additional flow?
Consider:
- current usage
- remaining capacity
- drain field sizing
- treatment limits
- future expansion approvals
ELECTRIC
Do you have:
- available amp load?
- transformer capacity?
- room for additional pedestals?
- utility company support?
Additional sites often require major electrical upgrades.
ZONING
Does zoning allow:
- additional RV sites?
- cabins?
- glamping?
- park model units?
- expanded amenities?
Never assume existing approvals automatically apply to future expansion.
ENGINEERING & APPROVALS
Expansion may require:
- civil engineers
- environmental studies
- stormwater plans
- land clearing permits
- surveys
- soil testing
- traffic studies
- state and county approvals
⚠️ A Rule Buyers Must Accept
Unused land DOES NOT automatically equal expansion potential.
Utilities and zoning often control:
✔ 80% or more of expansion feasibility.
Another Critical Item Buyers Miss
When expanding, some jurisdictions may require portions of the existing campground — and sometimes the entire campground — to comply with newer code requirements.
This can include:
- electrical upgrades
- ADA requirements
- utility improvements
- septic modifications
- road standards
- fire access requirements
- drainage improvements
What starts as:
“Let’s add 20 sites…”
can sometimes become:
“Now the county wants improvements throughout the property.”
Seeking forgiveness after construction usually creates bigger problems.
Know the facts before starting.
LESSON TAKEAWAY
Expansion can create tremendous value.
But successful expansion is usually driven by:
✔ infrastructure
✔ zoning
✔ engineering
✔ utility capacity
✔ permitting
—not just extra acreage.
“Unused land creates possibilities. Infrastructure and approvals determine reality.”
