By Dwain Ammons, Large Land Broker – Howard Hanna Beverly-Hanks Real Estate
Western North Carolina has become one of the fastest-growing destinations for outdoor tourism, RV travel, and luxury glamping experiences. The Blue Ridge Mountains offer cool summers, scenic views, and proximity to national forests, state parks, and charming small towns.
Before purchasing land for a luxury RV park or resort, a buyer should perform a thorough evaluation of the property’s location, infrastructure, regulatory environment, development feasibility, and financial potential.
Below is a large land broker comprehensive professional checklist that can be used by buyers evaluating land for a luxury RV park or RV resort in the mountains of western North Carolina. It is structured in a way that works well as a broker discovery worksheet, due-diligence guide, and investment evaluation tool.
This checklist outlines the most critical factors to evaluate when considering land for an RV park development.
1. Location & Market Demand
Luxury RV resorts depend heavily on location.
Tourism & Regional Demand
✔ Proximity to national parks or scenic attractions
✔ Distance to Blue Ridge Parkway access points
✔ Distance to lakes, rivers, waterfalls, and hiking trails
✔ Access to popular towns (Asheville, Hendersonville, Lake Lure, Waynesville)
✔ Nearby breweries, restaurants, wineries, and cultural attractions
✔ Year-round tourism potential vs seasonal tourism
Accessibility
✔ Distance to Interstate highways (I-26, I-40, I-77)
✔ Distance to regional airports (AVL Airport, Greenville, Charlotte)
✔ Visibility from major travel routes
✔ Ease of access for large motorhomes and fifth-wheel trailers
Competitive Market Study
✔ Existing RV parks within 25–50 miles
✔ Average nightly rates and occupancy
✔ Quality of nearby parks (basic campground vs luxury resort)
✔ Opportunities for a premium niche (spa, glamping, mountain views)
2. Land Size & Site Layout
Most successful luxury RV resorts require significant acreage.
Ideal Acreage
✔ 20–100+ acres preferred for luxury resort development
✔ Minimum acreage varies by county zoning (often 5–10+ acres)
Density Considerations
✔ Ideal spacing between sites (50–100 ft for luxury parks)
✔ Potential number of RV pads per acre
✔ Room for expansion phases
Topography
✔ Level or gently sloping land
✔ Mountain views
✔ Natural drainage
✔ Minimal grading required
Site Layout Potential
✔ Space for pull-through sites (70–100 ft long)
✔ Big-rig friendly roads
✔ Room for clubhouse, pool, and recreation areas
3. Zoning & Land Use Regulations
One of the most critical early steps.
Zoning Verification
✔ Confirm zoning classification through county planning office
✔ Confirm RV parks are permitted by right or special use permit
✔ Request written zoning verification
Overlay Districts
✔ Watershed overlays
✔ Scenic highway corridors
✔ Historic districts
✔ Floodplain restrictions
Conditional Use Requirements
✔ Planning board approval
✔ Site plan review
✔ Public hearings
Development Standards
Typical ordinances may require:
✔ Minimum acreage
✔ Minimum spacing between RV units
✔ Internal road standards
✔ Landscaping buffers
✔ Recreation space requirements
4. Access & Road Infrastructure
Access issues can derail projects.
Road Frontage
✔ Adequate public road frontage
✔ Ability to obtain NCDOT driveway permits
Internal Roads
✔ Minimum width for two-way RV traffic
✔ Turning radius for large motorhomes
✔ Emergency vehicle access
Surface Type
✔ Gravel roads (budget option)
✔ Asphalt or concrete (luxury resort standard)
5. Utilities & Infrastructure
Infrastructure costs are often the largest development expense.
Water Supply
✔ Municipal water available
✔ Community well feasibility
✔ Water pressure and volume
Sewer / Wastewater
✔ Municipal sewer access
✔ Engineered septic system
✔ Wastewater treatment system
Local health departments must approve wastewater systems and dump stations.
Electrical Service
✔ Access to three-phase power
✔ Capacity for 50-amp RV hookups
✔ Transformer locations
Internet & Communications
✔ Fiber internet availability
✔ Cell signal strength
Luxury RV parks increasingly require high-speed internet for remote workers.
6. Environmental & Physical Site Conditions
Soil & Drainage
✔ Soil testing for septic suitability
✔ Erosion risk
✔ Landslide risk in steep terrain
Floodplain
✔ FEMA flood zone check
✔ Floodplain development restrictions
Wetlands
✔ US Army Corps of Engineers review if wetlands present
Environmental Features
✔ Streams or rivers
✔ Protected species habitat
✔ Conservation easements
Land must be suitable for development and not present drainage or safety hazards.
7. Site Design & Amenities
Luxury RV resorts succeed because of amenities.
Premium RV Sites
✔ Full hookups (water, sewer, electric)
✔ Concrete pads
✔ Outdoor kitchens or fire pits
✔ Landscaping and privacy buffers
Resort Amenities
✔ Clubhouse or lodge
✔ Swimming pool
✔ Fitness center
✔ Dog park
✔ Hiking trails
✔ Pickleball courts
✔ Camp store
Recreation Space
Many ordinances require 8–10% of the property be dedicated to recreation or common space.
8. Site Utilities & RV Infrastructure
Each Site Typically Requires
✔ 50-amp electric pedestal
✔ Water connection
✔ Sewer hookup
✔ Cable or fiber internet
Additional Facilities
✔ Dump station
✔ Bathhouse
✔ Laundry facilities
✔ Maintenance building
9. Financial Feasibility
Development Cost Categories
✔ Land purchase price
✔ Engineering and civil design
✔ Permitting and approvals
✔ Road construction
✔ Utility installation
✔ Site pads and landscaping
✔ Amenity construction
Typical RV Resort Development Cost
Often ranges from:
$25,000 – $75,000 per RV site depending on infrastructure and amenities.
Revenue Sources
✔ Nightly rentals
✔ Seasonal rentals
✔ Annual memberships
✔ Park model rentals
✔ Camp store sales
10. Insurance & Liability
✔ Commercial liability insurance
✔ Guest safety policies
✔ Fire protection plans
✔ Emergency access for fire trucks
11. Phased Development Potential
Smart investors often build parks in phases.
Example:
Phase 1
20–30 RV sites
Phase 2
Additional sites + clubhouse
Phase 3
Luxury cabins or glamping units
12. Exit Strategy & Investment Value
A well-designed RV resort can become an attractive income property.
Potential buyers include:
✔ Hospitality investment groups
✔ Campground chains
✔ REITs specializing in outdoor resorts
✔ Private equity investors
High-quality RV resorts often trade between 8–12× annual net income.
13. Professional Team Needed
Successful development requires experienced professionals.
✔ Land broker
✔ Civil engineer
✔ Land planner
✔ Surveyor
✔ Environmental consultant
✔ Real estate attorney
✔ Commercial lender
Final Thoughts from Dwain Ammons
The mountains of western North Carolina offer an exceptional setting for luxury RV resorts. With scenic mountain views, cool summer temperatures, and year-round tourism, the region continues to attract RV travelers from across the United States.
However, careful due diligence is essential. Proper evaluation of zoning, infrastructure, topography, and market demand can make the difference between a successful investment and a costly mistake.
Working with an experienced large land broker familiar with western North Carolina’s counties, regulations, and development potential can help investors identify the right property and move confidently from concept to successful resort operation.
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