# RV Park Development Deep Dive - Johnston County, NC

As of April 27, 2026.

This memo evaluates a small-to-mid-size RV park as a phase-one income strategy in Johnston County, NC. It focuses on the practical questions: zoning, entitlement path, septic/water/fire/stormwater requirements, achievable lot density, likely development cost, expected income, and what to verify before buying land.

This is feasibility research, not legal advice, engineering, or a contractor bid. The numbers below are underwriting ranges to decide whether a parcel is worth pursuing.

## Bottom line

A Johnston County RV park is plausible, but only on the right parcel. The model is most attractive when the land is already close to highway traffic, public water, workable septic soils or sewer, and a zoning path that does not require a fight.

The current Johnston County use table is narrow: `Campgrounds - Travel Trailer Parks` are listed as permitted in `GB (General Business)`, `RR (Resort Residential)`, and `IHI (Interstate Highway Interchange)`, with a minimum of 2 acres. I did not find current-table support for assuming this use is broadly allowed in rural residential/agricultural districts without rezoning or a special-use path. The proposed UDO draft appears to reorganize the use as `Recreational Vehicle (RV) Park/Campgrounds`, but because that is draft language, it should be treated as future-risk / future-opportunity, not the controlling rule.

Best underwriting answer:

- Realistic density: 8-12 RV sites per usable acre for a decent guest experience.
- Comfortable planning target: 10 sites per usable acre.
- A 20-site phase likely wants 3-5 gross acres, even though Johnston County's current use table only says the use needs a minimum of 2 acres in GB, RR, or IHI.
- A 30-site phase likely wants 5-7 gross acres.
- Do not underwrite off theoretical code math. Roads, stormwater, buffers, septic repair areas, drive aisles, guest spacing, and fire access eat land fast.
- Base-case 20-site development cost before land: roughly $900k-$1.25M.
- Low/basic 20-site version: roughly $600k-$850k if utilities and soils are favorable and amenities stay lean.
- High/friction 20-site version: $1.3M-$1.8M+ if sewer/water extensions, engineered septic, heavy grading, paving, or public-hearing friction show up.
- Expected 20-site gross revenue: `20 sites × $55 ADR × 60% occupancy × 365 = ~$240k/year`.
- Expected 20-site NOI: about `$240k × 45% margin = ~$108k/year` before debt service.
- More aggressive upside: $185k/year NOI if the park supports $75 ADR, 65% occupancy, and 52% margin. Nice if true; dumb to buy land assuming it.

My take: a 20-site RV park is a stronger phase-one cash-flow engine than one or two STR homes, but it is a real commercial development project. The main make-or-break is not the pads. It is entitlement + wastewater + stormwater + entrance/fire access. Glamorous? No. Profitable? Possibly. Bureaucratically spicy? Obviously.

## Key feasibility answer table

| Question | Working answer |
|---|---:|
| Minimum parcel size under current JoCo use table | 2 acres, if in GB, RR, or IHI |
| Practical minimum for a 20-site park | 3-5 gross acres |
| Practical minimum for a 30-site park | 5-7 gross acres |
| Realistic density | 8-12 sites per usable acre |
| Budget/transient density | 12-15 sites per usable acre if mostly back-in and lean amenities |
| Premium/spacious density | 5-8 sites per usable acre |
| Theoretical density using 800 sf/site math | 54.45 sites/acre before roads, setbacks, utilities, stormwater, septic, and reality |
| Recommended underwriting density | 10 sites per usable acre |
| 20-site base development cost before land | $900k-$1.25M |
| 20-site low/basic cost before land | $600k-$850k |
| 20-site high/friction cost before land | $1.3M-$1.8M+ |
| 20-site base annual gross | ~$240k |
| 20-site base annual NOI | ~$108k |
| Likely value at 8%-10% cap on $108k NOI | $1.08M-$1.35M, before land/debt nuance |

## 1. County zoning and entitlement path

### Current Johnston County use table

The current Johnston County business/commercial/industrial table lists:

- Use: `Campgrounds - Travel Trailer Parks`
- Districts shown as allowed: `GB (General Business)`, `RR (Resort Residential)`, and `IHI (Interstate Highway Interchange)`
- Condition: `Permitted, minimum of 2 acres`

Source file pulled during research: `/tmp/joco_rv/uses_current.txt`, lines 275-307. Public source location: Johnston County Planning and Zoning, Codes and Guidelines / Table of Business, Commercial, and Industrial Uses.

Important implication: the cleanest parcel is one already zoned `GB`, `RR`, or `IHI`, preferably near I-95, I-40, US-70, NC-42, or a town edge where the county/town already expects travel-commercial use.

If the parcel is agricultural/residential today, assume one of these is needed:

1. rezoning to GB, RR, IHI, or another district that allows the use;
2. conditional zoning / special use district path with a binding site plan; or
3. wait-and-see under the proposed UDO if it changes the use table.

Do not assume a rural tract can simply add RV pads by right. That is the trap door.

### Rezoning / special-use process

Johnston County's rezoning process requires:

1. pre-application conference with Planning staff;
2. complete rezoning application by the submittal deadline;
3. zoning parcel map, and professionally surveyed metes/bounds if not rezoning the whole parcel;
4. if rezoning to a Special Use District, a site plan;
5. fees:
   - less than 3 acres: $500;
   - 3-6 acres: $750;
   - over 6 acres: $1,250 + $18.75/acre;
   - PUDs: $1,250 + $18.75/acre;
   - Special Use Permit: $500.

After submittal, the proposal goes through Technical Review Committee review. County-listed TRC reviewers include Public Utilities, Environmental Health, Planning, School District, Fire, NCDOT, and others. Then staff prepares a report, posts a rezoning sign, mails owners within 500 feet, publishes public notice, and the project goes through Planning Board and Board of Commissioners public hearings. The Board of Commissioners makes the final decision.

Source: Johnston County Planning, Rezoning Process: https://johnstonnc.com/planning/content.cfm?pageid=39

### Special-use / rezoning site plan contents

County site-plan criteria include:

- parcel number, subdivision/lot number, signature/date/scale;
- driveway culvert size;
- distances from road right-of-way and existing/proposed structures;
- well, septic tank, septic drain lines, and septic line length from the Environmental Health Permit;
- existing/proposed structures and accessory buildings;
- parking/driveway materials;
- fences;
- landscape buffers;
- outdoor lighting;
- parking areas and spaces;
- driveway location;
- lot lines and line lengths;
- scaled drawing.

Source: Johnston County Planning, Rezoning / Special Use Site Plan Drawing Criteria: https://www.johnstonnc.gov/planning/content.cfm?pageid=59

## 2. Building permit and commercial plan review

If the park has buildings - office, bathhouse, laundry, store, maintenance building, cabins, etc. - commercial building permits and plan review are expected.

Johnston County Building Inspections notes:

- design professional must be registered in North Carolina;
- lien agent designation is required for jobs over $40,000;
- if a zoning permit already exists, include it;
- before building permit issuance, proof of zoning permit and proof water/sewer/assessment fees have been paid must be submitted;
- incomplete plans are returned without review;
- review usually takes 3-14 days depending on complexity;
- a copy of the plan submittal is forwarded to Johnston County Fire Services for review.

Source: Johnston County Commercial Permit Plan Submittal Information: https://johnstonnc.gov/insp/content.cfm?pageid=88

## 3. Wastewater, septic, and dump station requirements

This is the biggest technical risk.

NC DHHS's August 21, 2024 RV Park wastewater guidance says:

- RV parks must include an approved wastewater system.
- Each RV space individually connected to a water supply must discharge to an approved wastewater system.
- RV wastewater may be treated as high strength because RV holding tanks are concentrated and often include chemical additives.
- Local Health Department review is possible when design daily flow is <= 1,500 gallons/day and other conditions are met.
- Traditional RV design flow: 100 gallons/day per space.
- Park Model RV design flow: 150 gallons/day per space.
- That means the LHD-only pathway generally caps at around 15 traditional RV spaces or 10 park-model spaces, unless design conditions change.
- A NC licensed PE is required at roughly 15 traditional RV sites / 1,500 gpd when unreduced design daily flow exceeds 1,500 gpd, when collection sewer is proposed before septic tanks, when advanced pretreatment is proposed and requires engineering, or when a design daily flow adjustment is requested.
- State review is required at roughly 30 traditional RV sites / 3,000 gpd when unreduced DDF exceeds 3,000 gpd, when certain advanced pretreatment is used, or for any system designed to handle RV waste from a dump station.
- A dump station is highly recommended. Dump station permits are obtained from the Division of Waste Management. If a dump station discharges to an on-site wastewater system governed by 15A NCAC 18E, engineered design and State review/approval are required.

Source: NC DHHS, `Permitting and Design Guidance for Wastewater Treatment and Dispersal Systems for Recreational Vehicle Parks`, updated August 21, 2024: https://www.dph.ncdhhs.gov/environmental-health/rv-parks-guidancepdf/download?attachment=

### Wastewater design implications by site count

| Site count | Traditional RV design flow | Likely review consequence |
|---:|---:|---|
| 10 sites | 1,000 gpd | Potentially LHD review if all other criteria fit |
| 12 sites | 1,200 gpd | Potentially LHD review if all other criteria fit |
| 15 sites | 1,500 gpd | Upper edge of LHD review pathway; PE design threshold starts around here |
| 20 sites | 2,000 gpd | PE design likely required |
| 30 sites | 3,000 gpd | PE design; state review threshold starts around here |
| 40 sites | 4,000 gpd | PE design and likely state review |

This matters for phasing. A 12-15 site pilot may be much easier to permit on septic than a 20-40 site first phase. But the business economics improve materially at 20+ sites. Classic tradeoff: easier permit, weaker cash flow; stronger cash flow, more engineering.

### Septic parcel filter

Before buying land, get:

1. preliminary soil evaluation / perc feasibility;
2. Environmental Health conversation using the proposed site count;
3. reserve/repair area estimate;
4. whether wastewater will be domestic strength or assumed high strength;
5. whether a dump station will be independent or connected;
6. whether park models are part of the plan, because they carry 150 gpd/space rather than 100 gpd/space.

If the parcel cannot support wastewater at the target density, the RV park thesis dies. No need for poetry over bad dirt.

## 4. Water and sewer availability

Johnston County Public Utilities says its GIS utility layer should be checked because the county is not the only utility provider. Water/sewer availability is parcel-specific, and all sewer availability is subject to downstream capacity.

For private development:

- Johnston County is delegated to review, approve, and permit water extensions.
- Sewer extensions must go through NC DEQ sewer extension permitting.
- The County reviews/approves sewer plans and associated documents, signs the sewer application, completes flow tracking, and returns documents to the engineer for State submittal.
- The County recommends confirming downstream capacity and routing before beginning construction design.

Source: Johnston County Private Development Water and Sewer Project Information: https://johnstonnc.gov/utilities/content.cfm?pageid=291

Practical filter:

- Best parcel: existing public water nearby + public sewer nearby or excellent septic soils.
- Acceptable parcel: public water nearby + engineered septic feasible.
- Risky parcel: well + septic for 20+ sites.
- Usually reject: no public water, bad soils, no feasible sewer route, and a site count that requires engineered wastewater heroics.

## 5. Stormwater, erosion control, and land disturbance

Johnston County has delegated authority for erosion/sediment control in unincorporated areas outside towns/ETJs. Development disturbing 1 acre or more, or less than 1 acre as part of a common plan of development, must have an approved erosion control plan before land-disturbing activity begins.

Submittal items include:

- narrative;
- design calculations;
- construction details;
- detailed construction schedule;
- erosion control plan meeting County ordinance/admin manual and NC Erosion and Sediment Control Planning and Design Manual;
- County preliminary review checklist;
- applicable fees;
- notarized Financial Responsibility/Ownership form with deed/easement info and project latitude/longitude.

Closeout requires stabilization, converted/stabilized/bonded SCMs or stormwater measures, permanent drainage easements, drainage swales, compliance with environmental permits, and permanent vegetation.

Source: Johnston County Erosion and Sediment Control: https://www.johnstonnc.gov/utilities/content.cfm?pageid=171

NCDEQ's NCG01 construction stormwater general permit also applies to construction activity disturbing >= 1 acre or part of a common plan of development of that size.

Stormwater implication: a real RV park almost certainly trips the one-acre disturbance threshold. Budget engineering, erosion control, stormwater control measures, inspections, and time. Also assume impervious/built-upon area matters: gravel drives and pads may still create runoff/stormwater design obligations even when they feel “not paved.”

## 6. Fire, access, driveway, and NCDOT

Johnston County Fire Marshal enforces the North Carolina Fire Prevention Code, reviews building plans and fire-protection equipment, and works with Building Code Enforcement and Planning during the building process.

Source: Johnston County Fire Marshal: https://www.johnstonnc.gov/emerserv/fm/index.cfm

The Johnston County Land Development Design Manual / search result excerpts identify several key commercial access/fire-flow items:

- Commercial development must have direct access to public/private right-of-way.
- Driveway connections to a state-maintained street require an NCDOT driveway permit.
- Commercial drives must meet County and State requirements, including NC Fire Code design requirements.
- Minimum commercial drive width: 20 feet.
- Driveway apron must meet NCDOT standards.
- Drive surface must support a fire apparatus weighing at least 75,000 pounds.
- A changed use requires an updated driveway permit.
- Fire-flow final determination is by the County Fire Marshal and is not less than 500 gpm.
- Hydrants are generally placed on 6-inch or larger lines unless otherwise approved, and commercial hydrant spacing is directed by the Fire Marshal.

Source: Johnston County Land Development Design Manual, via Planning Codes and Guidelines: https://www.johnstonnc.gov/planning/content.cfm?pageid=37

Practical design implication: RV loops should be sketched around emergency access first, not after the pads are squeezed in. A pretty site plan that a fire truck hates is just expensive fan fiction.

## 7. Density: theoretical vs realistic

### Theoretical density

If one uses an 800 sq ft per RV-space planning minimum as a pure math exercise:

- 1 acre = 43,560 sq ft.
- 43,560 / 800 = 54.45 spaces per acre.

That number is not a buildable target. It excludes:

- internal roads;
- two-way or one-way turning geometry;
- entrance/exit throat;
- fire access;
- stormwater SCMs;
- septic tanks, drainfields, and repair areas;
- setbacks and buffers;
- utility easements;
- bathhouse/laundry/office;
- dumpsters;
- guest parking;
- open space;
- trees/privacy;
- sane guest experience.

Use it only as a theoretical ceiling to prove why code-minimum math is misleading.

### Industry density benchmarks

Current industry planning sources generally cluster around:

- 10-15 RVs per acre for standard small RV park layouts;
- 5-10 RVs per acre for spacious/premium layouts;
- 8-12 sites per acre for quality family campground / mixed-use layouts;
- 5-9 sites per acre for pull-through-heavy layouts;
- 12-18 sites per acre for back-in-heavy, higher-density layouts.

Sources:

- CampLife, small RV park layout: https://software.camplife.com/blog/small-rv-park-layout-how-many-rvs-per-acre
- Atlas, RV park density planning: https://atlas.co/blog/how-many-r-vs-per-acre-planning-your-park-density/
- Innowave 50-state RV park site plan matrix: https://www.innowave-studio.com/post/rv-park-resort-site-plan-requirements-a-50-state-regulatory-matrix-2026-edition

### Recommended density model for Johnston County underwriting

Use this:

| Product | Sites per usable acre | Notes |
|---|---:|---|
| Lean overnight/transient park | 12-15 | Mostly back-in, minimal amenity area, efficient loop roads |
| Balanced JoCo park | 8-12 | Best underwriting range; not too cramped |
| Premium / big-rig / pull-through heavy | 5-8 | Better guest experience, higher ADR potential, lower site count |
| Luxury/boutique | 3-5 | Probably not the right first RV-pad income model |

For this project, the most defensible target is 10 sites per usable acre.

### Parcel yield examples

| Gross acreage | Assumed usable after roads/buffers/stormwater/septic | Sites at 8/usable acre | Sites at 10/usable acre | Sites at 12/usable acre |
|---:|---:|---:|---:|---:|
| 2 acres | 1.2-1.4 acres | 10-11 | 12-14 | 14-17 |
| 3 acres | 1.8-2.2 acres | 14-18 | 18-22 | 22-26 |
| 5 acres | 3.0-3.7 acres | 24-30 | 30-37 | 36-44 |
| 7 acres | 4.2-5.2 acres | 34-42 | 42-52 | 50-62 |
| 10 acres | 6.0-7.5 acres | 48-60 | 60-75 | 72-90 |

For phase one, 20 sites on 3-5 acres is the clean target. If a 5-acre parcel cannot fit 20-30 sites after septic and stormwater, it is probably a layout/soil constraint, not an RV-market constraint.

## 8. Development cost ranges

### Per-site benchmarks from current market sources

Recent RV/campground development sources show wide ranges:

- Basic rural gravel/full-hookup parks: roughly $15k-$25k/site.
- Typical full-hookup RV sites: roughly $15k-$50k/site.
- Competitive 2026 builds with full 30/50 amp service, engineered utilities, paved/gravel pads, and amenities: roughly $40k-$70k/site.
- Full hookup utilities alone can range from roughly $3.2k-$29k+/site depending on electric, water, sewer/septic, trenching distance, and upgrades.
- Small-to-mid-size professionally developed parks can reach $1.2M-$2.5M+ depending on land, utilities, and amenities.

Sources:

- RoverPass RV park cost: https://www.roverpass.com/blog/rv-park-costs/
- RoverPass hookup cost: https://www.roverpass.com/blog/rv-hookup-cost/
- American Campground cost guide: https://www.americancampground.net/how-much-does-it-cost-to-build-an-rv-park/
- Innowave cost guide / site-plan matrix: https://www.innowave-studio.com/post/rv-park-resort-site-plan-requirements-a-50-state-regulatory-matrix-2026-edition
- MMCG practical guide: https://www.mmcginvest.com/post/practical-guide-for-rv-park-planning-development-operations

### 20-site Johnston County development budget before land

| Line item | Low/basic | Base | High/friction | Notes |
|---|---:|---:|---:|---|
| Survey, civil/site engineering, planning, permits | $35k | $75k | $150k | Higher if rezoning/SUP, stormwater complexity, or multiple resubmittals |
| Legal/entitlement/public hearing support | $10k | $30k | $75k | Especially if not already GB, RR, or IHI |
| Clearing, grading, erosion control | $60k | $120k | $250k | Topography and soil drive this |
| Entrance, culvert, internal roads | $80k | $175k | $350k | Gravel vs paved; NCDOT/fire access can move this fast |
| RV pads, patios, picnic/fire/site finish | $100k | $220k | $400k | Gravel pad is different from concrete + patio |
| Electrical distribution, transformers, pedestals | $80k | $150k | $300k | 30/50 amp service; utility upgrades matter |
| Water distribution / well or tie-in | $25k | $75k | $150k | Public water nearby is a major win |
| Sewer/septic/wastewater system | $75k | $175k | $350k+ | Biggest unknown; high-strength wastewater can force upgrades |
| Dump station | $10k | $35k | $100k | More if connected to on-site wastewater and state-reviewed |
| Stormwater SCMs/drainage | $25k | $75k | $175k | Pond/SCM, swales, culverts, inspections, easements |
| Bathhouse/laundry/office | $0-$75k | $175k | $300k | Can avoid bathhouse only if full-hookup/self-contained strategy works |
| Wi-Fi, security, lighting, signage, PMS setup | $20k | $50k | $100k | Wi-Fi is now a guest expectation |
| FF&E, picnic tables, fire rings, landscaping | $20k | $50k | $125k | Privacy/trees can support ADR |
| Contingency | $60k | $125k | $275k | 10%-20% is not optional |
| Total before land | $600k-$850k | $900k-$1.25M | $1.3M-$1.8M+ | Parcel-specific |

The current dashboard assumption of `$900k` before land for 20 RV pads is reasonable as a disciplined base case, not a padded luxury case.

### Phased cost logic

| Phase | Sites | Development posture | Approx. capex before land |
|---|---:|---|---:|
| Pilot | 12 | Keep under/near LHD wastewater simplicity; lean amenities | $500k-$800k |
| First real business | 20 | Enough sites to support operations and land carry | $900k-$1.25M |
| Stronger park | 30 | Better economics, more engineering and utility demand | $1.25M-$1.8M |
| Institutional-ish small park | 40 | Manager-supporting scale starts to emerge | $1.7M-$2.5M+ |

## 9. Income benchmarks

### Local rate comps

Johnston County and nearby I-95/I-40 area RV rates show a useful market band.

| Park/source | Daily | Weekly | Monthly | Notes |
|---|---:|---:|---:|---|
| North Pointe RV Resort, Selma | $72-$90 | $450-$540 | $780-$880 + electric | FHU/pull-through premium local comp |
| Four Oaks RV Resort | $60-$75 typical undiscounted RV sites | $195-$395 | $500-$800 + electric | Lower-cost I-95 comp, broad site mix |
| Raleigh Oaks RV Resort | $80-$95 | n/a | $800-$850 + electric | Nearer Raleigh/Smithfield, stronger ADR |
| McGee's Crossroads RV Park, Benson | $60 | $300 | $800 | Newer/simple local comp |
| Hidden Haven, Smithfield via Campspot | n/a | $250 + electric | $600 + electric | Lower monthly/weekly comp |

Sources:

- North Pointe rates: https://northpointervresort.com/rv-site-rates/
- Four Oaks rates: http://www.fouroaksrvresort.com/rates-and-reservations.html
- Raleigh Oaks rates: https://raleighoaksrvresort.com/accommodations/
- McGee's Crossroads: https://rvinraleigh.com/
- Hidden Haven Campspot: https://www.campspot.com/book/hiddenhavenrvpark
- Johnston County Visitors Bureau says the county has seven RV/camping facilities along I-95 and I-40: https://www.johnstoncountync.org/hotels/camping-and-rv-parks/

### Industry operating benchmarks

Useful current underwriting anchors:

- National average RV park/campground occupancy: roughly 60%-70% annually.
- Cap rates: commonly 7%-10%, sometimes higher for rural/less institutional parks.
- Typical RV park expense ratio: 40%-55% of gross for professional operators; small parks may run 50%-60% unless owner-operated.
- Small 10-25 site parks: often $60k-$200k gross revenue and $30k-$100k NOI.
- 25-50 site parks: often $150k-$450k gross and $75k-$225k NOI.
- Full-hookup transient annual revenue per site: roughly $8k-$18k depending on rate and occupancy.
- Monthly sites: roughly $6.6k-$10.8k/year/site at $550-$900/month.

Sources:

- Loan Analytics RV Park Industry Outlook 2025: https://www.analytics.loan/post/rv-park-industry-outlook-2025-data-driven-trends-in-occupancy-revenue-cap-rates
- RV Park World operating expenses: https://rvpark.world/blog/rv-park-operating-expenses/
- RV Park World revenue breakdown: https://rvpark.world/blog/how-much-does-an-rv-park-make/
- RV Park World investment returns: https://rvpark.world/blog/rv-park-investment-returns/

## 10. Pro forma scenarios

### Simple nightly equivalent model

Formula:

`annual gross = sites × ADR × 365 × occupancy`

`NOI = annual gross × NOI margin`

| Sites | Case | ADR | Occupancy | NOI margin | Annual gross | Annual NOI | Monthly NOI |
|---:|---|---:|---:|---:|---:|---:|---:|
| 12 | Conservative | $55 | 55% | 45% | $132,495 | $59,623 | $4,969 |
| 12 | Base | $55 | 60% | 45% | $144,540 | $65,043 | $5,420 |
| 12 | Upside | $75 | 65% | 52% | $213,525 | $111,033 | $9,253 |
| 20 | Conservative | $55 | 55% | 45% | $220,825 | $99,371 | $8,281 |
| 20 | Base | $55 | 60% | 45% | $240,900 | $108,405 | $9,034 |
| 20 | Upside | $75 | 65% | 52% | $355,875 | $185,055 | $15,421 |
| 30 | Conservative | $55 | 55% | 45% | $331,238 | $149,057 | $12,421 |
| 30 | Base | $55 | 60% | 45% | $361,350 | $162,608 | $13,551 |
| 30 | Upside | $75 | 65% | 52% | $533,812 | $277,582 | $23,132 |
| 40 | Conservative | $55 | 55% | 45% | $441,650 | $198,743 | $16,562 |
| 40 | Base | $55 | 60% | 45% | $481,800 | $216,810 | $18,068 |
| 40 | Upside | $75 | 65% | 52% | $711,750 | $370,110 | $30,842 |

### Monthly/weekly hybrid note

Johnston County comps show meaningful monthly demand around $600-$880/month plus electric, but underwriting should use $50-$70 ADR as conservative for rural Johnston and treat $60-$90 ADR only as premium/branded performance. A practical JoCo park should probably blend:

- overnight travelers from I-95/I-40;
- weekly stays;
- monthly workforce / relocation / construction demand;
- a small number of longer-term stable sites, with strict rules.

Monthly tenants reduce turnover and marketing, but can also drag the park toward mobile-home-park feel if rules are weak. For this project, I would cap monthly/extended-stay sites at 25%-40% unless the whole concept is intentionally workforce housing.

Suggested 20-site mix:

- 12 transient/weekly sites at $50-$70/night;
- 8 monthly/extended-stay sites at $750-$850/month + electric;
- no permanent residency framing;
- strict RV age/condition, no junk storage, no tarps, no porch creep.

## 11. Value and return framing

At stabilized NOI, value is often estimated by:

`value = NOI / cap rate`

| Annual NOI | Value at 10% cap | Value at 9% cap | Value at 8% cap |
|---:|---:|---:|---:|
| $100k | $1.00M | $1.11M | $1.25M |
| $120k | $1.20M | $1.33M | $1.50M |
| $142k | $1.42M | $1.58M | $1.78M |
| $185k | $1.85M | $2.06M | $2.31M |
| $214k | $2.14M | $2.37M | $2.67M |

This is why 20 sites is the first interesting scale. A 12-site park can cash flow, but may not create enough value above land + infrastructure unless costs are unusually controlled. A 30-site park is more compelling, but pushes harder on permitting, wastewater, and operations.

## 12. Parcel acquisition checklist

Do not make an offer without resolving these, or make the offer contingent on them.

### Zoning / entitlement

- Current zoning district.
- Whether parcel is in county jurisdiction, town limits, or ETJ.
- Whether `Campgrounds - Travel Trailer Parks` is permitted by right, conditional, special use, or requires rezoning.
- Whether the proposed UDO changes the path.
- Whether nearby owners are likely to object.
- Whether site has commercial context nearby.

### Access / road

- Frontage on public road.
- NCDOT driveway permit feasibility.
- Sight distance.
- Turn lane / driveway improvement risk.
- 20-foot commercial drive feasibility.
- Fire apparatus circulation.

### Utilities

- Public water distance and capacity.
- Public sewer distance and downstream capacity.
- If no sewer: septic soil feasibility.
- Wastewater design daily flow by site count.
- Park model vs traditional RV mix.
- Dump station strategy.
- Electric service availability / transformer cost.
- Broadband/fiber availability.

### Environmental / stormwater

- Floodplain.
- Wetlands/streams.
- Riparian buffers.
- Watershed overlay / WSW / environmentally sensitive area.
- Disturbed acreage estimate.
- Stormwater SCM location.
- Drainage outfall and downstream complaint risk.

### Layout

- Can 20 sites fit at 8-12 sites per usable acre after all constraints?
- Is there room for septic repair area?
- Is there room for future 30-40 site expansion?
- Can transient and monthly sections be separated?
- Can pull-through premium sites be placed near entrance?
- Can bathhouse/laundry/office sit without wrecking circulation?

## 13. Recommended development path

### Step 1 - target only obvious parcels

Best targets:

- 3-7 acres;
- current or plausible GB, RR, IHI, or commercial zoning;
- near I-95/I-40/US-70/NC-42 traffic;
- public water nearby;
- sewer nearby or excellent septic soils;
- no floodplain/wetland mess;
- no expensive entrance geometry.

### Step 2 - pre-application call before offer hardens

Call Johnston County Planning with the parcel ID and proposed use: 20-site RV park/campground, full hookups, possible bathhouse/laundry, possibly phased to 30 sites.

Ask directly:

1. Is this use permitted under current zoning?
2. If not, what is the cleanest entitlement path?
3. Would this be treated under current Land Development Code or incoming UDO timing?
4. What site plan level is needed for TRC/pre-application?
5. Which reviewers should be contacted first: Environmental Health, Fire Marshal, Utilities, NCDOT?

### Step 3 - wastewater first, not last

For a 20-site park, assume PE involvement. Get a soil scientist / septic designer involved early. Ask for a rough capacity letter before spending serious design money.

### Step 4 - sketch two site plans

1. 20-site base plan:
   - 12 transient sites;
   - 8 monthly/extended-stay sites;
   - bathhouse/laundry optional depending on self-contained/full-hookup strategy;
   - dump station;
   - room for stormwater.

2. 30-site expansion plan:
   - shows future utility loops;
   - does not relocate core infrastructure;
   - keeps septic repair/stormwater areas untouched.

### Step 5 - underwrite at 20 sites; buy for 30-site possibility

A parcel that only barely supports 12 sites is probably not worth the commercial headache unless the land is cheap and already entitled. A parcel that can open at 20 and expand to 30-40 is materially better.

## 14. Final recommendation

Pursue the RV park path, but with strict parcel discipline.

The opportunity is real because Johnston County already has RV demand along I-95/I-40, but underwriting should use $50-$70 ADR as conservative for rural Johnston and treat $60-$90 ADR only as premium/branded performance; monthly comps still show $600-$880/month plus electric. The base math is `20 sites × $55 ADR × 60% occupancy × 365 = ~$240k gross`; at a 45% NOI margin, that implies about `$108k NOI` before debt service.

But this should not be treated like a cheap “put pads on land” project. It is a commercial land-development deal where the invisible stuff determines the return:

- zoning path;
- wastewater design;
- stormwater;
- entrance/fire access;
- utility capacity;
- public-hearing risk.

The ideal next move is not a prettier pro forma. It is a parcel-specific feasibility screen: pick 3-5 candidate parcels, then run zoning + Environmental Health + utilities + fire/access checks before making any hard offer.

## Source index

Primary county/state sources:

- Johnston County Planning Codes and Guidelines: https://www.johnstonnc.gov/planning/content.cfm?pageid=37
- Johnston County Forms, Applications, and Examples: https://www.johnstonnc.gov/planning/content.cfm?pageid=38
- Johnston County Rezoning Process: https://johnstonnc.com/planning/content.cfm?pageid=39
- Johnston County Rezoning / Special Use Site Plan Drawing Criteria: https://www.johnstonnc.gov/planning/content.cfm?pageid=59
- Johnston County Building Permit Process: https://www.johnstonnc.gov/planning/content.cfm?pageid=57
- Johnston County Commercial Permit Plan Submittal Information: https://johnstonnc.gov/insp/content.cfm?pageid=88
- Johnston County Private Development Water and Sewer Project Information: https://johnstonnc.gov/utilities/content.cfm?pageid=291
- Johnston County Erosion and Sediment Control: https://www.johnstonnc.gov/utilities/content.cfm?pageid=171
- Johnston County Fire Marshal: https://www.johnstonnc.gov/emerserv/fm/index.cfm
- NC DHHS RV Park Wastewater Guidance: https://www.dph.ncdhhs.gov/environmental-health/rv-parks-guidancepdf/download?attachment=
- NCDEQ NCG01 construction stormwater permit information: https://www.deq.nc.gov/energy-mineral-and-land-resources/stormwater/npdes-general-permits/draft-npdes-permit-ncg010000/open

Rate comps:

- North Pointe RV Resort, Selma: https://northpointervresort.com/rv-site-rates/
- Four Oaks RV Resort: http://www.fouroaksrvresort.com/rates-and-reservations.html
- Raleigh Oaks RV Resort: https://raleighoaksrvresort.com/accommodations/
- McGee's Crossroads RV Park: https://rvinraleigh.com/
- Hidden Haven Campspot: https://www.campspot.com/book/hiddenhavenrvpark
- Johnston County Visitors Bureau RV/camping overview: https://www.johnstoncountync.org/hotels/camping-and-rv-parks/

Industry cost/income sources:

- CampLife density guide: https://software.camplife.com/blog/small-rv-park-layout-how-many-rvs-per-acre
- Atlas density guide: https://atlas.co/blog/how-many-r-vs-per-acre-planning-your-park-density/
- Innowave RV park site-plan matrix: https://www.innowave-studio.com/post/rv-park-resort-site-plan-requirements-a-50-state-regulatory-matrix-2026-edition
- RoverPass RV park cost: https://www.roverpass.com/blog/rv-park-costs/
- RoverPass hookup cost: https://www.roverpass.com/blog/rv-hookup-cost/
- American Campground cost guide: https://www.americancampground.net/how-much-does-it-cost-to-build-an-rv-park/
- MMCG practical guide: https://www.mmcginvest.com/post/practical-guide-for-rv-park-planning-development-operations
- Loan Analytics RV Park Industry Outlook 2025: https://www.analytics.loan/post/rv-park-industry-outlook-2025-data-driven-trends-in-occupancy-revenue-cap-rates
- RV Park World operating expenses: https://rvpark.world/blog/rv-park-operating-expenses/
- RV Park World revenue breakdown: https://rvpark.world/blog/how-much-does-an-rv-park-make/
- RV Park World investment returns: https://rvpark.world/blog/rv-park-investment-returns/