For anyone who owns an RV park - or is about to buy one - and wants long-term monthly tenants rather than a front desk
My park made $3,167 the year I bought it. Last year it made $115,338.
Same land. Same county. Same me. Three decisions closed that gap, and a system runs the place now so I look at it once a month.
You didn't buy an asset. You bought a job.
Nineteen occupied sites at four hundred a month. A note, taxes, insurance, mowing, trash, and an electric bill I was paying on behalf of nineteen other people.
The phone rang at nine at night because somebody's water heater quit. I couldn't take a week off because there was nobody to hand the keys to. That part you expect.
What I didn't expect was the math.
Eighty-seven percent
Break-even occupancy is fixed costs divided by revenue per site. It is how full you have to be to work for free. On my park as I bought it, that number was eighty-seven percent.
Three sites go empty and I'm donating my time.
And look at what eighty-seven percent does to every other decision you make. You can't raise rent, because you can't afford to lose anyone. You can't be selective about tenants. You can't fix the road, because there's no margin to fix it with. A fragile park makes you make bad decisions, and that is the real cost of it.
Three levers, in this order
What changed it wasn't working harder. The RV park world is full of people telling you to hustle. What changed it was realising the park had two problems that looked like one: it was too small, and it was paying for things it should have been billing for.
Density
Nineteen sites became fifty. The land was already there, behind the park, uncleared. It almost always is - that's the thing to look for when you're shopping. Don't buy the park. Buy the acreage behind the park, with a park on the front of it. My note roughly doubled to pay for it and break-even fell from eighty-seven percent to fifty. More debt, dramatically safer. That is not intuitive, which is why most people never do it.
Metering
Electricity was sixteen thousand five hundred dollars a year, the largest controllable line on my sheet - bigger than mowing, trash and insurance. A meter on every site, usage billed back to the tenant, and that line went to zero. Not down. Zero. For the cost of the meters and about twenty minutes a month.
Price, last
Once the park was full and proven, four hundred became four fifty. Fifty dollars across fifty sites is thirty thousand a year that costs nothing to produce. Do this first, on a park at eighty-seven percent break-even with no waiting list, and you lose tenants you can't afford to lose.
Full first. Cheap to run second. Priced last. In any other order each lever fights the one before it.
Three years, and the expensive way round
None of this came from a book. It came from doing it on one park, in Conroe, Texas, and getting a fair amount of it wrong first.
The financing alone took me a while to understand properly. Here is the one that catches nearly everybody: the lender's down payment applies to the TOTAL loan - purchase plus construction. Five hundred thousand to buy and five hundred thousand to build at twenty-five percent down is two hundred and fifty thousand of your equity, not a hundred and twenty-five. People size their down payment against what's in the bank instead of against the park they're building, and the deal dies at the worst possible moment.
The metering took a season of watching an electric bill I had no way to allocate. The lease-up took from March to September 2024 to go from twenty-four percent to eighty-six percent occupancy, roughly four to five sites a month, and I have the meter log that proves it.
You are buying the three years, not the fifty-eight videos.
The software does the arithmetic
Every operational lesson is screen by screen on the actual software, not a whiteboard. Entering a monthly meter reading takes a few seconds per site and the system calculates the usage and puts the charge on the tenant's invoice. Recurring rent runs through Stripe and charges itself. Guest emails - confirmation, check-in instructions, gate code, Wi-Fi, checkout - send themselves.
Realistic timelines
- A weekend
- Meters ordered and the pass-through language into your tenant agreement. This is the fastest money in the program.
- An afternoon
- Camp Operator live: sites, map, pricing, online booking taking reservations while you sleep.
- About a week
- The CRM built out - funnel, forms, missed-call text-back, follow-up sequences loaded from the templates.
- A day
- First Google Ads campaign live against the searches people actually type when they need a monthly spot.
- A season
- Lease-up. Mine ran twenty-four to eighty-six percent across seven months. Nothing makes that instant and anyone who tells you otherwise is selling something.
Once a month, from wherever you are
An enquiry comes in from an ad or the website at nine at night. The CRM catches it and starts texting and emailing straight away, because whoever answers first usually wins and at nine at night that is never going to be you. They book online, they pay online, and the card gets charged every month after that without anyone touching it.
A virtual assistant handles anything that needs a person. A park host who lives on site handles anything that needs hands - a breaker, a leak, a gate.
The electric bill is somebody else's. Break-even sits in the forties, which means more than half the park can be empty and the note still gets paid. You look at the numbers once a month, and the rest of the time it is genuinely not your problem.
That is the difference between owning an asset and being owned by one.
I own the park and I built the software
I'm Zach Calhoon. I own Peaceful Pines RV Park in Conroe, Texas - fifty long-term sites. I'm not a coach who bought a course and started teaching.
I also built Camp Operator, the reservation and billing software the park runs on. That is the only reason this program can show you the actual screens instead of describing them, and the only reason the metering module exists at all - I needed it, so it got built.
Everything in here is the system running one real park, documented as it actually works.
Outcomes, not features
- Work out any park's break-even occupancy before you make an offer, and walk away from the fragile ones
- Spot the acreage behind a park that makes an expansion possible, which is the difference between buying an asset and buying a job
- Size a down payment against the finished park rather than the one you are buying, and not lose the deal at closing
- Take the largest controllable line off your expense sheet entirely by metering and billing usage back
- Take reservations and monthly rent without touching a card, a calendar or a spreadsheet
- Have every enquiry answered within seconds at any hour, whether or not you are awake
- Fill empty sites on demand with intent traffic instead of waiting for the phone
- Hand the whole operation to a VA and a park host, and know exactly what each of them owns
- Raise your rate from a position where losing a tenant is survivable
The documents, not the adjectives
This is the actual pro forma progression from the park. Three columns, same fifty acres, three years apart.
| Line item | As purchased | Year 1 | Year 3 |
|---|---|---|---|
| Sites | 19 | 50 | 50 |
| Monthly rate | $400 | $400 | $450 |
| Annual revenue at 100% | $91,200 | $240,000 | $270,000 |
| Annual note | $36,249 | $80,198 | $80,198 |
| Electric for RV sites | $16,500 | $0 | $0 |
| Total operating expenses | $42,664 | $39,064 | $39,064 |
| Break-even occupancy | 87% | 50% | 44% |
| Annual cash flow | $3,167 | $89,838 | $115,338 |
Look at the break-even row rather than the cash flow row. Eighty-seven percent, then fifty, then forty-four. At forty-four percent more than half the park can sit empty and the note is still covered.
Notice the operating expenses too. Year one and year three are within a few hundred dollars of each other while revenue rose thirty thousand. That is what operating leverage looks like on a real sheet, and it is why the rate increase is worth doing and worth doing last.
“Zach knows everything needed for RV Park buying, expanding, and marketing. This training gave me the confidence to make my first purchase.”
“Happy to have found this program and use this tool set. The systems and processes are incredibly detailed and practical.”
The Profitable RV Park Software and Marketing Bundle
Everything below is what you get. The prices are real ones - either what the software actually costs, or what the same work costs bought elsewhere. Nothing here is inflated to make the total look better, because you can check all of it and the whole page depends on you believing the pro forma.
The program
The Profitable RV Park full business model course
$1,500-$2,00058 lessons across 9 modules, start to finish
Buy the right park, finance the build, fill it, and run it without being on site. The whole model in the order you actually need it.
what comparable RV park programs sell for
The software
Camp Operator - reservations, billing and metering
$0/monthIncluded. $0 a month, $3.25 per reservation, no setup fee
Online booking, the reservation grid, automatic recurring rent through Stripe, electric meter tracking and pass-through billing, automated guest emails, dynamic seasonal pricing, add-ons at checkout, and a revenue dashboard.
published price - you pay only the per-reservation fee
LeadStack.ai - the CRM, at the RV park rate
$44-$197/mo$44-$197 a month depending on plan, 14-day free trial
Funnel and website builder, landing pages and forms, email sequences, SMS campaigns, missed-call text-back, an AI agent that answers and books, pipeline view, calendars, payments and reporting. Module 7 builds your account from blank to working funnel, screen by screen.
published LeadStack pricing - the RV park offer page is in the course
The documents and tools
The RV Park Deal Analyzer
IncludedScreen a park in about ninety seconds
Eight inputs and it returns a letter-graded score plus cap rate, cash-on-cash, NOI and cash flow. There is a capital expansion mode for modelling added pads before you spend anything.
My real pro forma documents
IncludedThree columns from the same park: as purchased, year one, year three
Not a blank template and not a projection. The actual sheets behind $3,167, $89,838 and $115,338, plus the four-tab workbook so you can run your own park through the same structure.
Plan sets and construction sequencing
IncludedHow the park was actually built
Site layout, what a pad costs in dirt, gravel and utilities, permits and septic, and the order the work has to happen in so you are not paying a crew to wait.
Included with it
Email and SMS templates, ready to load
$500-$1,500The exact messages the park sends
Enquiry follow-ups, reservation confirmations, check-in instructions, and the closing snippets. Fill in the blanks and load them - they are written as templates, not screenshots of mine.
what a copywriter charges for a sequence this size
Pipeline and CRM build, done with you on screen
IncludedSales opportunities, tags, mass email and SMS to every tenant
The everyday CRM work: how leads move through stages, how to tag a list, how to text every tenant at once when the water is going off.
The Google Ads playbook
$1,500-$2,500Account build to first campaign, plus written ad copy
Intent targeting, bidding and constraints, conversion setup, how to read the data, and five RV park ad groups already written with headlines and descriptions inside Google's character limits.
what an agency charges to build and launch this
Virtual assistant hiring kit
IncludedThe job post, and what the role actually covers
Who answers the phone at nine at night when it is not you, what you hand them, and where the park host picks up instead.
- Bought separately, one-off
- $3,500–$6,000
- Software, ongoing
- $0-$197/mo
- Today, once
- $2,499
Market prices, not invented ones. Software is quoted at its published cost and is not counted into the one-off total.
Two thousand four hundred and ninety-nine dollars, once
The program is $2,999. While it is new it is $2,499, which is $500 off, and that is the price on the button below.
One payment. Yours permanently, including everything added later.
If you would rather not pay it in one go, the checkout offers buy now, pay later - you split it into monthly payments through the payment provider and I am paid in full either way, so there is nothing to arrange with me and nothing to chase.
Here is the only comparison I would ask you to make on that number, and it has nothing to do with what other programs charge.
The metering module alone took $16,500 a year off my expense sheet. One module. Every year, from now on.
If you own a park and you do nothing in this program except put meters on your sites and bill the usage back, you are ahead by roughly seven times what you paid, inside the first year, and again every year after that.
If you don't own one yet, the acquisition modules are the difference between buying a park with land behind it and buying yourself a job for the next decade.
One payment, or split it with buy now, pay later at checkout. Yours permanently. 3-day refund, no questions.
Three days, no conditions
Look through it properly. Run your park, or the one you are looking at, through the deal analyzer. Watch the metering module. Open the pro forma. If it is not worth what you paid, email me inside three days and I will refund you in full. You do not have to explain yourself and you do not have to send anything back.
The software carries its own guarantees on top of that, and they are not mine to give or take away: Camp Operator refunds ninety days if the system does not pay for itself, and LeadStack has a fourteen-day free trial and a thirty-day money-back policy of its own.
Get the bundle
You will have access straight away. There is no login and no password to set - the link is your access, so keep the receipt email.
Start wherever your situation is. If you already own a park, go to Module 6 and set up metering this month. If you are still shopping, start at Module 1 and run whatever you are looking at through the deal analyzer before you make another offer.
One payment, or split it with buy now, pay later at checkout. Yours permanently. 3-day refund, no questions.
Another season at eighty-seven percent
The electric bill arrives again next month, and the month after that, and you pay it on behalf of people who are using it. Sixteen and a half thousand dollars a year, on my park. Whatever the equivalent number is on yours, you will pay it again this year and every year you keep not metering.
The acreage behind the park you are looking at gets bought by somebody else, or the seller works out what it is worth.
And the phone rings at nine at night, again, because there is still nobody else to answer it.
None of that is a scare tactic. It is just what happens if the park stays the way it is.
Recap
A park at eighty-seven percent break-even is fragile, and fragility is what stops you fixing anything. Three levers in the right order - density, then metering, then price - took mine from $3,167 a year to $115,338, with operating expenses flat. A system of software, one virtual assistant and a park host runs it, and I look at the numbers once a month.
The program is fifty-eight lessons across nine modules with the software, the documents, the templates and the ads playbook. It is $2,999, currently $2,499 while it is new, payable in one go or split through the checkout, guaranteed for three days, and the metering module alone is worth about seven times that in year one if you own a park today.
If you want a nightly-stay resort with a pool and a front desk, this is the wrong program and I would rather you knew that now. If you want long-term monthly tenants who park for six months and pay automatically, this is the whole model.
One payment, or split it with buy now, pay later at checkout. Yours permanently. 3-day refund, no questions.