Funding for Campgrounds and RV Parks in New York

An industry on the seasonal clock

Campgrounds in New York sit in places people travel to, near lakes, mountains, rivers and the shoreline. Visitors arrive when the weather allows, and the revenue arrives with them. But the gate stays closed for part of the year, the pipes and electrical systems still need maintaining, property taxes still come due, and the owner still needs to eat.

In tourism, the state treats visitor spending as a large part of the economy, and rural campgrounds are one of the places where that spending lands. The business model, though, is a cluster of small peak weeks that pays for everything else.

What needs to be ready before the first reservation

• Utilities. Water lines, electric pedestals, septic or dump stations, and drainage need to be tested and repaired after winter.
• Roads and sites. Gravel, grading and tree work are routine annual costs.
• Bathhouses and common buildings. Plumbing, roofing and paint accumulate repair costs.
• Rental units. Cabins, glamping tents and trailers need furnishing and upkeep.
• Staff. Seasonal workers are hired and trained before revenue starts.
• Marketing and booking software. Reservations open months ahead.

Deposits help, but not enough

Many campgrounds take reservations months in advance with deposits. That brings in some cash early. But deposits are partial, cancellations happen, and the biggest bills arrive when the gates open. A spring with heavy rain or a late thaw can delay both openings and revenue while expenses move ahead on schedule.

Adding capacity is a separate decision. Another loop of full-hookup sites, a row of rental cabins or a new bathhouse requires a large outlay in the off season and pays back over the following seasons.

Equipment that runs the grounds

Operations rely on tractors, mowers, utility vehicles, golf carts, snow-removal equipment where the park stays open, and the occasional excavator rental. If a key piece fails in May, it cannot wait for the July income. Owners also invest in amenities such as a pool, a camp store or a play area that help attract families and justify higher rates.

In a rural area, a repair shop may be far away, and parts may take time to arrive, which adds to the cost of delay.

For illustration only

A campground owner plans to add six rental cabins before next season, which would cost about $150,000 with utility hookups and furnishings. The cabins could bring in revenue over several summers, but the expense lands in the winter. The number is round and invented, not our terms.

A calendar for the off season

1. Late fall. Shut down water lines, drain systems and secure buildings. Pay the last of the season's suppliers.
2. Winter. Plan improvements, take reservations and pay fixed costs such as insurance and property taxes from reserves.
3. Early spring. Hire and train staff, order supplies, repair roads and test utilities. Cash goes out fast while bookings are still mostly deposits.
4. Opening weekend. The first full-price revenue arrives, but fixed costs are already well behind.

Owners who plan for the gap between steps three and four have a smoother year. Those who do not often delay repairs, which can show up later as guest complaints and lost bookings.

Applying

We fund $25,000 to $5,000,000, and funding can arrive in as little as 24 hours. We consider FICO 500+, use a soft credit pull, and do not require tax returns. We ask for about three months of business bank statements, so a seasonal owner may want to apply when the statements show activity and explain the pattern. Sole proprietors can apply.

Apply here.