Introduction
One of the most significant decisions in campground ownership is whether to operate seasonally or year-round. Each model comes with distinct advantages, challenges, and operational requirements—and the right choice depends on your location, market, and personal goals.
Whether you're evaluating which model suits a new property, considering extending your season, or just curious about how the other half lives, this guide covers everything you need to know about managing both seasonal and year-round campgrounds.
Understanding the Two Models
Seasonal Campgrounds
Seasonal campgrounds operate during peak camping months and close during the off-season. Typical seasons are:
- Standard: May through October (5-6 months)
- Extended: April through November (7-8 months)
- Limited: Memorial Day through Labor Day (3-4 months)
Common in: Northern states, mountain regions, areas with harsh winters
Year-Round Campgrounds
Year-round campgrounds stay open 365 days. They maintain operations through winter months and serve guests regardless of season.
Common in: Southern states, coastal areas, destinations near winter attractions, near urban centers
Comparing the Models
| Factor | Seasonal | Year-Round | | ------------------------ | --------------------------- | ------------------------------------- | | Annual Revenue Potential | Lower ceiling, concentrated | Higher ceiling, spread out | | Staffing Complexity | Simpler, seasonal hiring | More complex, year-round needs | | Facility Wear | Time to repair/upgrade | Continuous maintenance | | Personal Time Off | Built-in off-season break | Must schedule actively | | Cash Flow | Feast or famine | More consistent | | Utility Costs | Lower annual total | Higher, but winter can be challenging | | Guest Demographics | Vacation campers | Mix of vacation, long-term, snowbirds |
Managing a Seasonal Campground
Opening Season: The Spring Rush
The weeks before opening are critical. Plan for:
6 Weeks Before Opening:
- [ ] Inspect all utility systems (water, electric, septic)
- [ ] Test and repair any damaged equipment
- [ ] Clear debris from sites and common areas
- [ ] Re-staff or bring back seasonal employees
2 Weeks Before Opening:
- [ ] Complete grounds beautification (mowing, planting)
- [ ] Stock store and supplies
- [ ] Test reservation system and payment processing
- [ ] Launch pre-season marketing push
Opening Day:
- [ ] Staff training and refresher
- [ ] Soft opening with reduced capacity (optional)
- [ ] Be prepared for the inevitable surprises
Peak Season Operations
During your operating months, you're running at full intensity:
- Maximize every weekend — Your revenue window is limited
- Keep maintenance proactive — No off-season repairs available
- Build relationships — Guests you impress now book next year
- Document issues — Note everything that needs winter attention
Closing Season: The Autumn Transition
Closing properly protects your investment:
Winterization Checklist:
- [ ] Drain and blow out all water lines
- [ ] Winterize pump houses and restrooms
- [ ] Store removable equipment and signage
- [ ] Final site inspections
- [ ] Secure buildings against weather and pests
- [ ] Plan for periodic winter property checks
Off-Season Responsibilities
The off-season isn't truly "off":
- Maintenance projects — Major repairs and improvements
- Marketing and planning — Website updates, price reviews
- Reservations — Take bookings for next season
- Relationship building — Industry events, networking
- Rest and recharge — You've earned it
Managing a Year-Round Campground
Winter Operations
Running through winter requires additional considerations:
Infrastructure Needs:
- Heated/insulated water lines or heated buildings
- Snow removal equipment and plans
- Weatherized restroom facilities
- Reliable heating for staff areas
Staffing Adjustments:
- Reduced staff levels match lower occupancy
- Cross-training for skeleton crews
- Snow removal responsibilities
- Cold-weather emergency procedures
Guest Expectations:
- Some guests specifically seek winter camping
- Snowbirds fleeing cold weather (depends on your climate)
- Long-term guests who live on-site
- Hunters, skiers, or other seasonal recreationists
Occupancy Strategies by Season
Year-round campgrounds typically see this occupancy pattern:
| Season | Expected Occupancy | Strategy | | ---------------------- | ------------------ | --------------------------------- | | Summer Peak | 80-100% | Maximize rate, minimum stays | | Shoulder (Spring/Fall) | 40-60% | Events, promotions, weekday deals | | Winter | 10-40% | Long-term rates, extended stays | | Holidays | Variable | Target specific segments |
Long-Term and Extended Stay Guests
Year-round campgrounds often rely on long-term guests:
Benefits of long-term guests:
- Predictable, stable revenue
- Lower turnover costs
- Site maintenance partnership
- Word-of-mouth referrals
Considerations:
- Lower nightly rate (30-50% discount for monthly)
- State/local regulations on residency
- Balance with transient capacity
- Different service expectations
[LINK: operations/09-extended-stay-guests] Learn more about managing extended stay guests.
Seasonal Considerations for Both Models
Spring
- Seasonal: Opening preparations, marketing push
- Year-round: Transition from winter mode, facility freshening
Summer
- Both: Peak operations, maximum revenue potential, full staffing
Fall
- Seasonal: Closing preparation, winterization
- Year-round: Transition marketing to snowbirds/hunters, evaluate winter staffing
Winter
- Seasonal: Maintenance projects, next-year planning, rest
- Year-round: Skeleton crew operations, long-term guest focus, essential maintenance only
Financial Comparison
Seasonal Revenue Model
Example: 50 sites, 150-day season, $50 avg nightly rate
Best case (70% avg occupancy):
50 sites × 150 days × 70% × $50 = $262,500
Realistic case (55% avg occupancy):
50 sites × 150 days × 55% × $50 = $206,250
Expenses compressed into operating season
No winter utility or staffing costs
Year-Round Revenue Model
Example: 50 sites, 365-day season, variable occupancy
Peak season (120 days, 70% occ, $55 rate): $231,000
Shoulder (120 days, 45% occ, $45 rate): $121,500
Winter (125 days, 25% occ, $35 rate): $54,688
Annual total: $407,188
Higher revenue but ongoing expenses year-round
Transitioning Between Models
Extending a Seasonal Season
Consider extending your season if:
- Shoulder season bookings are strong
- Weather in your area is getting milder
- You've invested in winterized facilities
- Staff is willing to work longer
Start gradually:
- Add one weekend in each direction
- Market specifically to fall/spring travelers
- Offer incentive pricing initially
- Evaluate demand before committing further
Converting to Year-Round
Full conversion requires:
- Significant infrastructure investment
- Different business model (long-term focus)
- Revised staffing strategy
- Understanding of winter guest market
Return on investment considerations:
- Calculate additional revenue potential
- Compare against infrastructure costs
- Model break-even scenarios
- Consider lifestyle impact
Which Model Is Right for You?
Choose Seasonal If:
- Your location has harsh, extended winters
- Tourist demand drops to near zero in winter
- You value significant time off
- Infrastructure isn't winterized
- Staff availability is seasonal
Choose Year-Round If:
- Your location has mild winters or winter attractions
- Long-term guest demand exists
- You want maximum revenue opportunity
- Facilities are or can be winterized
- You prefer consistent operations over intensity
Consider Hybrid Approaches:
- Reduced winter operations: Limited sites open, essential services only
- Long-term only in winter: Accept monthly guests only during off-season
- Event-based winter: Open for specific winter activities/holidays
Key Takeaways
- Seasonal campgrounds focus intensely on peak months with built-in off-season recovery
- Year-round campgrounds generate more total revenue but require constant operations
- Winter preparation is critical for both models—different challenges, same importance
- Long-term guests often anchor year-round revenue
- Hybrid models can capture benefits of both approaches
Conclusion
There's no universally "better" model—the right choice depends on your location, facilities, market, and personal preferences. Seasonal operations offer concentrated intensity with built-in breaks, while year-round operations offer maximum revenue potential with continuous demands.
The most successful campground owners align their operational model with their local market realities and personal goals. Know your guests, know your climate, and know yourself.
[LINK: growth/01-increase-off-season-bookings] Whether you're year-round or trying to extend your season, learn strategies to boost off-season bookings.
Keepr supports both seasonal and year-round operations with flexible pricing rules, seasonal date management, and long-term booking options. Configure your seasons at campreserv.com