Buy a Campground in Connecticut

A practical buyer’s guide with checklists, timelines, and a live example in Woodstock

Buy a Campground in Connecticut

Quick Start: Your First 10 Moves

1. Confirm the goal — Seasonal family campground, RV resort, cabins, glamping, or hybrid? Define target nightly/seasonal mix and off‑season strategy.
2. Choose deal structure — Asset purchase (land + improvements + FF&E + permits) vs. stock/LLC interest purchase (buying the operating company). Note license/permit transferability.
3. Secure a lender pre‑screen — Talk to SBA‑friendly lenders early (7(a) or 504). Ask what DSCR, borrower equity (usually 10–20%), collateral, and global cash‑flow tests they’ll require.
4. Open diligence folders — Title, survey, environmental, water/sewer, licenses, zoning/COs, taxes, insurance loss runs, financials (P&L by month, ADR, occupancy, seasonal passes), vendor/maintenance logs, utility bills (24–36 months).
5. Book a site walk — Count sites, verify amperage at each pedestal, water spigots, sewer hookups, dump stations, bathhouse capacities, ADA compliance, road base conditions, docks/beach, play areas, storage, signage.
6. Underwrite conservatively — Season length, rate ladders, utility passthroughs, winter storage, shoulder-season programming, labor, capex reserve, tax reassessment.
7. Confirm zoning & use — Is “campground” a permitted use? Any nonconforming rights? Expansion entitlements? Lake/dam/wetlands constraints?
8. Document health & safety — Potable water system classification, septic/leach field sizing, bathhouse fixture counts, food service, pool/beach, life‑safety.
9. Request seller reps & warranties — Especially environmental (no spills), water/sewer compliance, and no unpermitted structures.
10. Draft LOI with smart contingencies — Financing, environmental, zoning/permits, water/sewer, insurance, and revenue verification.

What You’re Actually Buying

• Real estate: land, shoreline/lake access/rights, internal roads, bathhouses, office/store, cabins/park models, storage, maintenance buildings.
• Infrastructure: electrical (50/30/20A pedestals), water lines/hydrants, sewer/dump stations, septic fields, well(s) or small public water system components, storm drains, docks/boat ramps.
• Business: trade name & domain, reservations system (e.g., Campspot/Newbook), customer lists/seasonal contracts, marketing assets, vendor contracts, staff handbooks, SOPs, signage, equipment, vehicles.
• Entitlements & permissions: zoning status, health approvals, water/sewer permits, any special land use approvals, signage permits, and grandfathered nonconforming rights.

Pro tip: In Connecticut, verify whether the water system meets public water system thresholds and whether the campground must comply with state drinking‑water oversight (impacts monitoring costs and capex).

Connecticut Rules & Agency Touchpoints (Plain‑English)

• Zoning (Town Planning & Zoning): Confirm “campground” is a permitted use on the parcel, review definitions, density, setbacks, buffers, signage, parking, and any lake district rules. Ask for any approvals, special permits, or conditions on prior owner.
• Public Health (Local Health District + CT DPH): Sanitary code for recreational camping areas governs toilets, showers, lavatories, waste, and distances; well and small water systems may trigger state oversight and sampling. Food service, pools, beaches, and gatherings may add permits.
• Environment (CT DEEP): Wetlands, watercourses, dam/lake structures, docks, boat ramps, and spill prevention. If you plan to expand sites, utilities, or shoreline amenities, expect DEEP and Inland Wetlands Commission input.
• Tax & Compliance (CT DRS): Campsite charges have specific sales/occupancy tax rules; check registration requirements, resale certificates (camp store), and payroll.

We’ll verify the specifics during diligence and coordinate directly with Woodstock’s Planning & Zoning and the local health district.

Environmental & Infrastructure Diligence

Phase I ESA (ASTM E1527‑21)

• Order early. Identifies Recognized Environmental Conditions (RECs) from historical uses (fuel, maintenance, pesticides, old dumps), with site recon + database review.
• If RECs found, plan for Phase II sampling. Build schedule slack for winter/ground‑frozen periods.

Water System

• Determine if the property qualifies as a Public Water System (PWS) (e.g., ≥25 people/day for ≥60 days/year or ≥15 service connections). This drives monitoring, operator certification, treatment, and sampling costs.
• Collect full chain of well logs, pump tests, sampling results, and any DPH correspondence.

Wastewater/Septic

• Map all tanks, force mains, distribution boxes, and leach fields. Record design flows vs. actual peak occupancy, last pump dates, repair history, and any reserve areas.

Electrical

• Inventory pedestals by amperage, GFCI status, transformer loading, and distance to breaker panels. Identify aluminum wiring or undersized feeders.

Shoreline/Lake

• Verify ownership vs. rights of use, dam status (if any), docks/ramps permits, weed control plans, and swimming area management.

Fire/Life Safety

• Road widths for emergency access, hydrant spacing (if applicable), signage/wayfinding, lighting, and AEDs/first‑aid stations.

Financial Model: How Campgrounds Make Money

• Core revenue: nightly sites (weekend premiums), weekly/seasonal sites, cabins/park models, group blocks, winter RV storage.
• Ancillary: camp store, boat/kayak rentals, day passes, events (fairs, concerts), parking, laundry, firewood/ice, vending.
• Yield tactics: dynamic pricing by season/day, minimum‑night rules, shoulder‑season events (fall festivals), membership programs, bundled add‑ons (kayak + firewood), corporate/group contracts.
• Expense watch‑outs: utilities (electricity spikes in heatwaves), water testing/treatment, septic maintenance, insurance, grounds labor, bathhouse remodels, road resurfacing, shoreline/dock work.

Underwriting sanity checks

• Target capex reserve at 2–4% of gross annually (higher if systems are older).
• Model tax reassessment post‑closing. Get pre‑closing estimate from the Assessor.
• Build a utility passthrough plan (meters or fair‑use thresholds) to protect margins.

Taxes & Registration (Layman’s view)

• Sales/Occupancy Taxes: Connecticut treats campsites differently from hotels. Bare sites may be treated differently than sites that include a tent/RV. We’ll verify specifics with DRS and your CPA and register the correct tax accounts during closing.
• Business Registration: Get a CT tax registration number, trade name filings, and any food service or retail permits (for the camp store).

Deal Structures & Paperwork

• LOI terms: price, deposit schedule, exclusivity, key contingencies (financing, environmental, zoning/permits, water/sewer, insurance bindability, revenue verification).
• Asset vs. entity purchase: licenses/permits vendor contracts, and reservations portability can drive this decision.
• Working capital: define proration of deposits for future reservations, gift cards, seasonal passes, and prepaid utilities.
• Staffing rollover: offer letters, seasonal rehires, and training dates.

Due Diligence Checklist (Editable)

Corporate & Legal

• Entity docs, UCC searches, pending claims, OSHA/DPH/DEEP notices.

Real Estate

• Deed, title commitment, easements/ROWs, survey (ALTA preferred), zoning letter, COs, prior approvals/permits, wetlands maps, flood maps.

Environmental/Infrastructure

• Phase I ESA; spill/UST history; well logs; water sampling/treatment records; septic/as‑builts and pump tickets; electrical one‑line; dock/boat ramp permits; dam inspection (if applicable).

Operations

• Last 36 months P&Ls; site‑night and ADR by month; reservation system exports; season pass roster; store sales; vendor contracts; utility bills; maintenance logs; insurance policies/loss runs.

HR & Safety

• Staff lists, training, certifications; safety plan; incident logs; emergency procedures; lifeguard certifications (if beaches/pools).

60‑Day Timeline (Sample)

Days 1–10: LOI signed, escrow open, lender pre‑screen, order Phase I ESA, zoning letter, financial data room.

Days 11–30: Site inspections (water, septic, electrical, shoreline), lender site visit, insurance quotes, DPH/health district call, refine underwriting.

Days 31–45: Appraisal and survey updates, finalize loan, negotiate reps/warranties, ops transition plan, vendor transfers.

Days 46–60: Contingency removals, permits/tax registrations queued, close; begin season‑prep projects.

Your Team

• Buyer’s broker (campground‑experienced) — pricing, comps, offer/LOI, vendor intros.
• Real estate attorney (hospitality) — entity/permit transferability, contracts, escrows.
• Environmental consultant — ESA, wetlands, shoreline, dam.
• Water/septic engineer — capacity, compliance, capex plan.
• CPA — tax registrations, sales/occupancy rules, cost segregation.
• Insurance broker — property, liability, liquor (if applicable), watercraft.
• Lender — SBA or conventional; understands seasonal cash flow.

Featured Opportunity (Example): Chamberlain Lake Campground, Woodstock, CT

Seller‑provided highlights and third‑party listings indicate a peaceful, lake‑access setting with room to enhance yield. We will verify every claim during diligence.

Why it’s interesting

• Private‑feeling 50‑acre lake (no gas motors) fit for kayaking, swimming, fishing.
• Mix of RV, safari‑field, and tent sites with expansion potential.
• Quiet corner of Connecticut that draws repeat regional campers.

What we’d check first

• Water system classification and sampling history.
• Septic capacity vs. peak holiday occupancy; reserve area mapping.
• Zoning definition of “campground,” existing approvals, and expansion constraints.
• Shoreline structures, beach safety plan, and any dam reporting.
• 36‑month P&Ls by month, ADR, occupancy, and utility usage.

Next Steps — Let’s Kick Off

If you’re ready, we’ll:

1. Set a 30‑minute discovery call to confirm your goals (seasonal vs. nightly, cabins, events).
2. Start diligence with a document request list and schedule a site walk.
3. Coordinate lender introductions and map the closing timeline.

Contact BIOS Homes / Connecticut Real Estate Brokerage
📞 203‑994‑3950
📧 [email protected]
🌐 https://bioshomes.com/contact/

We’ll guide you from first tour to opening day — and build the post‑closing 90‑day plan so your first season runs smooth.

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Here’s how BIOS Homes can help expand an existing campground

turning it into a year-round, higher-revenue,

environmentally sustainable destination.

🔨 1. Design & Construction Expansion

BIOS Homes specializes in modular and panelized construction, ideal for quickly adding:

• Cabins, tiny homes, or park models for nightly or seasonal rental.

• Community spaces like bathhouses, recreation halls, or lakeside pavilions.

• Glamping structures (eco-lodges, A-frames, domes, or container units).

• Owner or staff housing built affordably and sustainably on-site.

All designs are energy-efficient, fast to assemble, and code-compliant—reducing downtime and construction waste.

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💡 2. Infrastructure & Utility Upgrades

Our engineers and partners can evaluate and expand:

• Electrical service (upgrading from 30A to 50A pedestals, adding EV chargers).

• Septic and wastewater systems to accommodate additional sites or cabins.

• Water systems (well, PWS classification, treatment, and pressure zones).

• Broadband, Wi-Fi, and smart monitoring (solar-powered site meters, sensors).

Upgrading infrastructure increases property value and guest satisfaction.

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🌱 3. Sustainable Systems Integration

BIOS integrates green building materials and renewable energy:

• Solar microgrids and battery storage for off-grid stability.

• Hemp-bamboo composites and insulation for eco-cabins.

• Rainwater collection and graywater recycling systems.

• EV shuttle or e-bike rental systems for internal transportation.

These systems lower operating costs and position your campground as an eco-destination.

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💰 4. Financing & Funding Support

Through BIOS Bank and the ETHOS Fund, we help owners structure financing:

• SBA 7(a) or 504 loans for property improvement.

• Green energy grants and low-interest sustainability loans.

• ETHOS hybrid model: combining donations with low-cost lending.

• Assistance with investor decks and lender packages.

This allows you to expand responsibly while maintaining cash flow.

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🧭 5. Planning, Permitting & Compliance

BIOS assists with:

• Zoning approvals for added cabins, RV pads, or glamping areas.

• Health and DEEP (Department of Energy & Environmental Protection) compliance.

• Environmental impact assessments and mitigation plans.

• ADA and accessibility upgrades.

Our team ensures your expansion meets every Connecticut regulatory requirement.

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📈 6. Marketing, Branding & Revenue Strategy

BIOS Studios and BIOS Homes’ marketing division help you:

• Develop a new brand identity (logo, signage, photography, website).

• Build lead funnels for seasonal and corporate bookings.

• Optimize Google, Facebook, and OTA (Airbnb, Campspot) listings.

• Create local partnerships with outdoor adventure, food, and event businesses.

We turn your expansion into a regional attraction and maximize occupancy.

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🧑‍🏫 7. Workforce & Operations Support

• BIOS Trade School can train local residents in maintenance, hospitality, and solar installation.

• Hiring and management systems for seasonal staff.

• Software setup (reservations, CRM, POS, and reporting dashboards).

This ensures smooth daily operations and long-term sustainability.

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🏕️ Example Expansion Vision

Chamberlain Lake Campground, Woodstock CT

• Add 10 eco-cabins using modular hemp-bamboo panels.

• Install solar panels over parking or on rooftops to power shared facilities.

• Introduce a floating dock and kayak rental system.

• Build a community center that doubles as an off-season retreat venue.

• Create year-round income through winterized cabins and remote worker packages.