Buying a Campground on the US‑10 Corridor: What to Know

Thinking about buying a campground along US‑10 near Pillager, Motley, or Cushing? You’re looking at a busy travel corridor in the heart of Brainerd Lakes, where visitors come for lakes, trails, and simple outdoor time. The opportunity is real, but success depends on the right site, the right approvals, and a solid plan. This guide breaks down market demand, key permits, site risks, and financing so you can move forward with confidence. Let’s dive in.

Why US‑10 campgrounds stand out

Visitor demand is trending up. Minnesota reported record visitor spending and more than 80 million visitors in 2023, which supports lodging across lake and forest regions like Brainerd Lakes near Pillager and Motley. Explore Minnesota’s 2023 tourism results point to a healthy backdrop.

Camping itself is evolving. The North American Camping Report shows more camping households since 2019 and rising interest in upgraded amenities, from full‑hookup RV sites and strong Wi‑Fi to cabins and glamping. That influences your site mix and pricing.

Local marketing helps fill sites. The Brainerd Lakes Chamber promotes the region through welcome centers and visitor guides, giving you built‑in channels to reach guests. Explore Brainerd Lakes visitor guide opportunities as you plan your launch.

Zoning and licensing basics

MDH licensing threshold

If your property has five or more sites for tents or RVs and you charge for stays, Minnesota treats it as a Recreational Camping Area that requires an annual license and plan review for new builds or expansions. Start with the state’s overview of RCA licensing and plan review and confirm whether Cass or Morrison County handles any delegated health inspections.

Water and wastewater rules

Campgrounds must have adequate potable water and compliant wastewater systems. Minnesota rules set minimum water supply capacity by site type, and some properties that serve enough people or connections may be regulated as public water systems with sampling and operator requirements. Review the water supply capacity rules.

On wastewater, confirm septic permits, design, and capacity for peak occupancy with county staff. If systems are substandard, upgrades can be significant. Check local standards through Cass County ordinances and the equivalent Morrison County pages.

Shoreland and wetlands limits

Many US‑10 parcels sit near rivers, creeks, or lakes. Shoreland zoning adds setbacks, vegetation buffers, and coverage limits that affect layouts and expansions. Read the DNR’s shoreland regulations overview and verify local ordinances.

If wetlands are present, plan for delineation and possible replacement or permits. Start with the DNR’s summary of wetland regulations and talk early with the county’s local government unit.

Highway access and traffic

US‑10 is a state trunk highway. Any new or changed driveway to US‑10 needs a MnDOT access permit, and you may be asked to add turn lanes or improve sight distance. Budget time and costs, and start pre‑application outreach with MnDOT’s access permit resources.

Pools, food, and other features

Public pools, spas, or on‑site food service trigger additional Minnesota Department of Health plan review, inspections, and operator training. If those amenities are part of your plan, build in lead time and operating costs early.

Due diligence checklist

Use this list to reduce surprises before you write an offer:

• Land use and zoning: Confirm campground use is permitted and whether a conditional use permit is required. Ask about site caps, shoreland overlays, and seasonal limits.
• MDH license status: Verify the current license, site count, inspection history, and any enforcement actions.
• Water supply: Identify wells vs municipal connection, confirm capacity for peak season, and check if public water system rules could apply.
• Septic/SSTS: Pull permits and as‑builts, confirm design capacity and condition, and price any required upgrades.
• Wetlands and floodplain: Order a wetlands delineation and check FEMA flood maps to understand buildable acreage.
• Highway access: Engage MnDOT and county highway departments early to scope driveway requirements and costs.
• Electrical and gas: Verify service providers, available capacity, and any extension fees for full‑hookup sites and cabins.
• Buildings and amenities: Inspect restrooms, laundry, cabins, docks, and rec areas; review ADA and fire code compliance.
• Financials: Request 3 to 5 years of P&L, occupancy by month, site mix and rates, and capital expenditure history.

Valuation and financing

What drives value

Value hinges on site mix and quality, occupancy, nightly and seasonal rates, ancillary revenue, land and waterfront, and any regulatory limits on site count. Ask for detailed financials and maintenance records so you can model cash flow and capital needs.

Financing paths

Banks and credit unions often finance established parks with documented income. Many buyers combine conventional lending with SBA programs. The SBA 504 loan is a common fit for real estate and major improvements; read the SBA 504 overview and compare terms with local lenders.

Insurance and taxes

Plan for commercial liability, property, and business interruption coverage, with higher limits if you have pools, docks, or events. Contact the county assessor to understand your current taxes and how improvements could change assessments.

Timeline to closing

• Feasibility and calls to planners and MDH: 1 to 3 weeks.
• Site studies: wells, septic, wetlands, survey: 3 to 8 weeks depending on season.
• MDH plan review and local CUPs, if needed: allow several months; start concept plans early.
• Access permits and traffic items: run in parallel, but lead times vary by scope.
• Financing underwriting: 45 to 120 days depending on complexity.

Local next steps

• Call the City of Pillager or City of Motley, plus Cass or Morrison County planning, to confirm zoning, shoreland overlays, and SSTS records.
• Speak with MDH about license status, site count, and any plan review triggers for your concept.
• Engage a wetlands consultant and septic contractor for quick site reads before you finalize terms.
• Start a marketing plan that taps Brainerd Lakes visitor guides and OTAs so you launch with demand.

Buying a campground here can be a smart, lifestyle‑forward investment when you pair the right property with the right plan. If you want local insight on sites, permits, and value, connect with Mike Kennedy for expert guidance backed by boutique service and regional reach.

FAQs

What permits do I need to open a campground on US‑10?

• If you have five or more rentable sites, you need an MDH Recreational Camping Area license, plus local zoning approvals; shoreland rules, septic permits, and a MnDOT access permit may also apply.

How do shoreland rules affect my site plan?

• Shoreland standards add setbacks, buffers, and coverage limits near lakes and rivers, which can reduce site counts and shape where you can place cabins, RV pads, and common areas.

Do I need a new well or septic system?

• Not always, but you must prove capacity for peak season; if existing systems are undersized or out of compliance, budget for upgrades or engineered solutions.

Can I add a pool or snack bar later?

• Yes, but public pools and on‑site food service require separate MDH plan review, permits, and ongoing inspections, which add time and operating costs.

What financing works for campground purchases?

• Established parks often use conventional bank loans, sometimes paired with SBA 504 financing for real estate and improvements, supported by strong historical financials and a clear business plan.