RV Park Business Plan: What Lenders and Investors Want to See

A business plan isn't just paperwork — it's your argument for why this deal makes money. Whether you're going to an SBA lender, a private investor, or even a seller you're asking to carry the note, a solid plan is the difference between "let me think about it" and "where do I sign?"

Here's exactly what to include, section by section.

1. Executive Summary (1-2 pages)

This is the only section some people will read. Make it count.

• The deal: What park, where, how many sites, asking price
• The opportunity: Why this park, why now (underpriced, mismanaged, value-add potential)
• The numbers: Current NOI, projected NOI after improvements, purchase price, financing structure
• The ask: How much capital you need and what it's for
• Your background: Why you're the right person (experience, local knowledge, team)

Write this last. It summarizes everything below.

2. Market Analysis

Lenders want to know the market supports the business. Include:

• Market size: Number of parks in the area, regional demand trends. Our industry statistics show 10,700+ privately-owned parks nationwide.
• Demand drivers: Tourism stats, nearby attractions, highway traffic counts, population growth
• Competitive analysis: Other parks within 30 miles — their rates, occupancy, amenities, reviews. What's your advantage?
• Target customer: Seasonal snowbirds? Weekend warriors? Full-time RVers? Long-term tenants? Each has different revenue characteristics.

Use our park database to pull competitive data — filter by state and city to see what other parks are in the area, their size, and their amenity profiles.

3. Revenue Projections

Break revenue into specific streams with clear assumptions:

• Nightly/weekly RV sites: Number of sites × average rate × occupancy rate × 365 days
• Monthly/seasonal tenants: Number of monthly pads × monthly rate × 12
• Ancillary income: Laundry ($2-5K/year), propane ($3-8K), camp store ($5-20K), dump station fees, storage
• Rate increases: If current rates are below market, show a phased increase plan (Year 1: $5 increase, Year 2: another $5)

SBA lenders want 3-year pro formas: Year 1 (conservative/current), Year 2 (with improvements), Year 3 (stabilized). Be honest about Year 1 — inflated projections kill credibility.

4. Expense Breakdown

Lenders have seen enough RV park deals to know what expenses should look like. If your numbers are wildly off industry norms, they'll push back. Typical expense ratio: 40-55% of gross revenue.

Detail each category:

• Utilities: Water, sewer, electric, propane, trash, internet/WiFi
• Insurance: Property, liability, flood (if applicable), workers comp
• Property taxes: Current AND projected post-sale (many counties reassess on transfer)
• Management: Your salary or manager cost, seasonal staff, maintenance crew
• Maintenance: Ongoing repairs, grounds keeping, equipment
• Capital reserves: 5-10% of gross for future capex (infrastructure replacement)
• Marketing: Website, OTA listings (Hipcamp, Campspot), signage, Google ads

Read our complete operating expenses guide for industry benchmarks on each category.

5. Capital Improvement Plan

If you're buying a value-add park (and you should be), detail exactly what you'll improve, how much it costs, and what return each improvement generates:

• Add 20 pull-through sites: $150K cost → $120K additional annual revenue
• Install WiFi: $8K cost → enables $3/night rate increase across all sites
• Build laundry facility: $25K cost → $5K annual revenue + amenity competitive advantage
• Pave roads: $60K cost → improves reviews, supports rate increase

Tie every improvement to a revenue outcome. Lenders fund projects that make money, not wish lists.

6. Management Plan

• Who manages day-to-day? You, a hired manager, or a management company?
• Staffing plan: How many people, seasonal vs full-time, roles
• Your experience: Relevant background. No park experience? Show transferable skills (property management, hospitality, operations) and name your mentor/consultant.
• Technology: What reservation system, accounting software, maintenance tracking?

7. Exit Strategy

Every lender asks: "How do I get paid back?" Have clear answers:

• Hold and cash flow: The debt pays itself from operations (show DSCR above 1.25x)
• Refinance: After stabilization, refinance into lower-rate permanent financing
• Sell: After value-add is complete, sell at a higher valuation (show projected sale price at stabilized NOI and market cap rate)

What SBA Lenders Specifically Look For

If you're going SBA, hit these specific points:

• ✅ DSCR above 1.25x (ideally 1.4x+)
• ✅ 2+ years of tax returns from the park (if existing business)
• ✅ Your personal financial statement
• ✅ Proof of relevant experience or a management plan
• ✅ Environmental Phase I report
• ✅ Appraisal (they'll order their own, but having a preliminary helps)
• ✅ 3-year pro forma with conservative assumptions