What Makes the Perfect Glamping Property? From Access Roads to Zoning

Today’s dispatch is going to start a little differently.

I want you to close your eyes and think about your dream glamping property. Really think about what it looks like, feels like, smells like.

Done?

Perhaps you pictured a tranquil riverside retreat, a secluded woodland, or a snowy mountain escape.

What you probably didn’t think about is an easy permitting process, a suitable access road, or friendly zoning. Yet these practicalities are just as important as the fun stuff.

Today, I’ll take you through the ingredients that make up a perfect glamping property. 

If you’re not on the hunt for land, skip to the rest of this dispatch. 

But if you want to find the place to build your glamping dreams, read on.

The Glamping Insider, reporting for duty.

It’s In A Great Market

“Buying a property in a bad market is a decision to swim against the tide.”

That was item number 2 in my 26 Glamping Nuggets for Christmas dispatch. I think a good glamping business can work anywhere, but you’re making it a million times harder for yourself if you choose a bad market. 

Look at other accommodation businesses in the area. How much are glamping sites charging? What are hotel occupancies like? There’s no point buying a property with the intention of charging $500 per night if a similar business down the road is only managing $250. 

Here are a few more items to look into when assessing a market:

Proximity to a major metropolitan area - The closer you are to a city, the more likely you are to be a weekend escape for its residents. If the nearest city is more than 3 hours away, ask yourself honestly whether your location is enough of a draw.

Activities or amenities available nearby - If your site is accommodation-only, with minimal on-site F&B and amenities, your nearest town becomes a whole lot more important.

Posh Outdoors’ first location has minimal on-site programming, but it’s across the road from an awesome golf club, 5 minutes from an immensely popular nordic spa, and less than 10 minutes from a variety of restaurants and cafes.

Seasonality - Assess the market across the whole year, and not just in peak summer season. Is there a strong winter market? If not, do the numbers work for a seasonal business?

It’s Instagrammable

High-quality social media marketing is what separates the good glamping businesses from the great glamping businesses. 

Take a look at the Instagram page of Ben Wolff’s second location, Onera Wimberley. That site has barely been open for 6 months, but they’ve already got 41k Instagram followers. 

A lot of this social success comes from Ben’s influencer strategy. He’ll invite influencers capable of creating beautiful content, and every so often a post will go viral, generating a ton of new followers.

There’s a lot that goes into that strategy, but having an attractive property that looks good on Instagram Reels is a huge part of it. 

Top tip: You only really need one section of the property to be the ‘star’. Sure, the more great views the merrier, but you can get a ton of viral content out of one attention-grabbing viewpoint.

Utilities Are Accessible

Utilities are the hidden cost.

You’ll know the price of the land up-front, and you can figure out the cost of units, decks and interiors easily enough. But for utilities, until you get quotes from contractors, you’re flying blind.

You’ll save a ton of money if you choose a property with power on site. Bringing in a power line that runs adjacent to the property can work, but it can be extremely pricey. Off-grid is an option, but every off-grid operator I know says the logistics are a massive headache. 

For water, a plug-and-play water source is the ideal scenario. If not, a tappable well can work. If there’s no water to be found, it’s possible to truck water in, but this is really a solution of last resort.

What about all that smelly human waste? Most operators install a septic system, but your soil needs to be suitable, and you’ll need a permit. If you’re really lucky, you can connect to the local sewer network. Composting toilets can work, but they’ll have a big impact on daily rates.

The Zoning Is Friendly

I have a golden rule for buying a glamping property.

Don’t buy a property without knowing the zoning code.

Say it again.

Don’t buy a property without knowing the zoning code.

If you break this golden rule, you risk throwing away hundreds of thousands, if not millions of dollars.

The third dispatch of The Glamping Insider was a walkthrough of my zoning-centric approach to finding a property. Read it here if you want to dive deeper.

Road Access Is Suitable

If you’re a year-round resort, guests need to be able to access your property in all weathers. And remember, not everyone has a 4x4 monster truck.

If the routes to your property are inaccessible in winter, you’ll need to build a better road or reconsider your operating calendar. 

Insurance is Affordable and There’s Minimal Risk of National Disasters

Adverse weather can destroy glamping properties. Just a couple of months ago, Hurricane Helene spelled the end of several glamping operations in North Carolina. The same can go for floods and wildfires. 

If you’re looking to operate in a location prone to natural disasters, speak to insurance experts as soon as possible. The price of insurance may turn out to be prohibitive for your operation.

My go-to guy is Chris Hipple from Leavitt Recreation & Hospitality Insurance. Feel free to reach out and let him know that Nick sent you.

The Land Speaks to You

Shoutout to Zach Busekrus from Behind the Stays for this one. A while back, I heard him mention the importance of ‘letting the land speak to you’. I’m no spiritual hippy, but that phrase stuck with me.

Sometimes, you need to put in quality time with a property. Walk it. Sit down and relax for a while. Hike to the highest viewpoint, or the quietest corner. Your gut will tell you whether it’s the right place for your glamping business.

Just don’t forget all the other practical bits once you fall in love!

💡Idea of the Week - Themed Upsells

This one is stolen from a hotel in Edinburgh called House of Gods.

Don’t make your upsells boring. Instead, market them in a way that suits your brand. 

House of Gods is a sexy hotel designed for rockstars. Think cool bars, velvet interiors and a healthy dose of debauchery.

They have an upsell that essentially boils down to a champagne package. But instead of calling it “Champagne Package”, they call it “Treat Me Like I’m Famous”, and they throw in a few extra bits, like a personal call ahead of your stay.

This transforms a standard upsell into an immersive experience.

House of Gods is worth looking into for anyone looking to create an experiential hospitality business. Check out my podcast interview with the founder on Apple Podcasts, Spotify and Youtube.

🌎️Insider’s World

I have to tell you about a book I just finished. It might be my favourite book of all time.

While in the UK for Christmas, I visited a small Welsh town called Hay-on-Wye with my Dad. This place is famous for being full of quaint little bookstores. 

In one of these stores, I picked up a book I’d never heard of. It was called Stoner, by John Williams (not the Star Wars and Harry Potter guy). 

Half-expecting a weed-fuelled adventure novel, the story follows the life of a guy called William Stoner in early 20th-century America. You find out in the beginning that Stoner dies having achieved little in his life, and without being remembered by many of his peers.

I admit, it doesn’t scream compelling.

But this book is all about the little things that make a life worth living. You follow him as he discovers a passion for literature, makes bad choices, falls in love, and finds contentment in individual moments. All bookended by brutal events and tragic circumstances.

I’d highly recommend it if you want a sad yet hopeful read that will make you think about the quiet beauty of life.

Check it out and let me know what you think.