What is a Park?

A park represents a physical RV park, campground, or campsite location you own or manage. Each park has its own address, default rates, utility rates, and financial info. You can manage multiple parks from one account.

Creating a Park

Click + Add Park from the main page. Fill in:

• Park Name & Address — Used for display and organization
• Default Rates — Nightly, weekly, monthly, seasonal, and annual rates that apply to all spots unless overridden
• Utility Rates — Electric ($/kWh), water ($/gallon), sewer (flat fee)
• Financials — Purchase price, mortgage, insurance, and property tax for P&L tracking

Park Overview

Each park card shows total spots, occupied count, available count, and occupancy percentage with a color-coded bar. Click the card to drill into the spot grid.

What is a Spot?

A spot is an individual campsite, RV pad, or space within a park. Each spot has its own number, type, hookup configuration, max RV length, access type, and optional rate overrides.

Spot Types

• 🔌 Full Hookup — Electric, water, and sewer connections
• 💧 Water/Electric — Water and electric only, no sewer
• ⚡ Electric Only — Electric hookup only
• 🏕️ Dry Camping — No hookups (boondocking)
• 🛖 Cabin — A cabin or fixed structure
• ⛺ Tent — Tent-only campsite

Adding Spots

Single: Click + Add Spot and fill in the details.

Bulk: Click Bulk Add, enter a prefix (like "A" or "Loop B"), a number range (1–50), and spot type. The system creates all spots at once and skips any duplicates.

Electric Amp Options

• 30/50 Amp — Dual service, accommodates all RVs
• 30 Amp — Standard for smaller RVs and trailers
• 50 Amp — Required for large Class A motorhomes
• 20 Amp — Basic household outlet

Guest Database

Every guest you book is saved with contact info, vehicle details, and stay history. Over time this becomes a valuable asset — you can see repeat guests, lifetime revenue, and VIP status at a glance.

Adding Guests

• During booking: Click + New Guest in the booking modal
• Standalone: Go to My Guests and click + Add Guest

Vehicle Info

Track RV type (Class A/B/C, Travel Trailer, Fifth Wheel, etc.), length, year, make, model, license plate, state, and tow vehicle. This helps assign guests to appropriate spots based on rig size.

Guest Stats (Auto-Tracked)

• Total stays and nights
• Lifetime revenue generated
• First and last stay dates
• VIP flag for your best guests
• "Would host again" assessment

Creating a Booking

Click into a spot, then + Add Booking. Select or create a guest, choose dates, pick a rate type, and the system auto-calculates the total. Add extra fees, discounts, and notes as needed.

Booking Status Flow

• Confirmed — Booked, guest hasn't arrived
• Checked In — Guest is on-site
• Checked Out — Guest has departed
• Cancelled — Reservation cancelled
• No Show — Guest never arrived

Auto Status Updates

Spot status updates automatically with bookings:

• Confirmed → Spot shows "Reserved"
• Check in → Spot shows "Occupied"
• Check out / Cancel → Spot shows "Available"

Five Rate Tiers

• Nightly — Per-night, multiplied by nights
• Weekly — 7-day rate, multiplied by weeks
• Monthly — Flat monthly rate
• Seasonal — Flat rate for a season (3–6 months)
• Annual — Flat yearly rate

Rate Priority

Spot override → Park default → $0. Set park-wide pricing and only override for premium or budget spots.

Typical Ranges

• Nightly: $25–$75
• Weekly: $150–$400
• Monthly: $400–$1,200
• Seasonal: $1,500–$4,000
• Annual: $3,000–$8,000

How It Works

When a guest is checked in, click Update Readings on the spot detail. Enter meter in/out readings and the system calculates usage and charges based on your park's utility rates.

Electric

Enter kWh meter in at arrival, meter out at departure. Charge = kWh used × rate per kWh.

Typical rate: $0.12–$0.20/kWh

Water

Same concept with gallons. Most small parks include water in site fee.

Typical rate: $0.005–$0.015/gallon

Sewer

Flat fee per stay, set in park settings. Typical: $15–$35/month

Payment Tracking

Each booking tracks status, amount paid, method, and date. Click 💳 Update on any booking to record payments.

Statuses

• Pending — No payment yet
• Partial — Some payment, balance remaining
• Paid — Full payment collected
• Refunded — Payment returned

Methods

Cash, Check, Card, Venmo, Zelle, PayPal, or Other. Helps at tax time.

What's on the Dashboard

• Portfolio Snapshot — Parks, spots, occupancy, revenue
• Monthly Revenue — 12-month breakdown
• Revenue by Rate Type — Which tiers earn most
• Revenue by Park — Compare parks
• Utility Revenue — Electric, water, sewer
• P&L — Revenue − costs = net income
• Expenses — Full expense log
• Outstanding Balance — Unpaid amounts

Adding Expenses

On the Admin Dashboard, click + Add Expense. Select park, date, category, amount, description, vendor, and receipt note.

Categories

Repairs, Maintenance, Utilities, Supplies, Landscaping, Advertising, Legal, Accounting, Permit/License, Fuel, Labor, Capital Improvement, Other

Fixed vs. Operating

Fixed costs (mortgage, insurance, tax) are set per park and auto-annualized in P&L. Expenses are one-time costs you log as they happen.

Status Colors

• ● Available — Empty, ready for guests
• ● Occupied — Guest checked in
• ● Reserved — Booking confirmed, awaiting arrival
• ● Maintenance — Out of service
• ● Seasonal — Seasonal tenant
• ● Annual — Annual tenant

Occupancy Formula

Occupancy = (Occupied + Seasonal + Annual) ÷ Total Spots

Revenue Mix

Most profitable parks: 60–70% monthly/seasonal/annual for stability, 30–40% nightly/weekly for higher per-night rates during peak season.

Premium Pricing

Waterfront, pull-through, end spots, and shaded spots can charge 20–50% more. Use spot-level rate overrides.

Guest Retention

Mark VIP guests. A 10% repeat discount builds loyalty and fills spots faster than marketing.

Seasonal Rates

Raise nightly rates 20–30% for peak season. Drop in shoulder season to maintain occupancy.

Maintenance Scheduling

Use Maintenance status during slow periods. Keeps your park in shape without losing peak revenue.

FHU (Full Hookup)

A campsite with all three utility connections: electric, water, and sewer. The most desirable and highest-priced spot type in most parks.

Boondocking / Dry Camping

Camping without any hookups. The RV relies on its own water tank, generator, and holding tanks. Common in primitive campgrounds and BLM land.

Pull-Through vs. Back-In

Pull-Through: Drive straight through without reversing. Easier for big rigs. Commands premium rates. Back-In: Must reverse into the site. More common, fits more spots per acre.

Shoulder Season

The period between peak and off-season (typically spring and fall). Occupancy dips but rates can still be moderate. Good time for maintenance and improvements.

Snowbird

A seasonal RVer who travels south for winter (typically October–April). Snowbirds are the bread and butter of southern RV parks, often booking seasonal or annual rates.

Pad / Site / Spot

The physical space where an RV parks. May be gravel, concrete, or grass. Includes the hookup pedestal and sometimes a patio or picnic table.

Pedestal

The utility post at each site containing electric outlets (30A/50A), water spigot, and sometimes cable/internet connections.

Sub-Metering

Installing individual electric and/or water meters at each site to bill guests for actual usage rather than a flat fee. Fairer and more profitable for parks with long-term tenants.

Cap Rate

Capitalization Rate — estimated return on a property. Calculated as Net Operating Income ÷ Purchase Price. A $500,000 park generating $50,000 NOI has a 10% cap rate. Higher cap = higher return but often higher risk.

NOI (Net Operating Income)

Total income minus operating expenses, before mortgage payments and taxes. The key number lenders and investors look at to value an RV park.

Cash-on-Cash Return

Annual pre-tax cash flow ÷ total cash invested. If you put $100,000 into a park and net $15,000/year after all expenses and mortgage, your CoC return is 15%.

Class A / B / C Motorhome

Class A: Large bus-style RV (30–45 ft), needs 50A power. Class B: Camper van (18–24 ft). Class C: Truck chassis with overhead bunk (24–35 ft). Important for matching guests to appropriate spots.

Fifth Wheel

A towable RV that connects to a hitch in the bed of a pickup truck. Typically 25–42 ft. Requires a back-in or pull-through spot long enough for the trailer plus truck.

Travel Trailer

A towable RV pulled by a bumper hitch. Ranges from 12–35 ft. The most common RV type you'll see in parks.

What is Underground Landlord?

An all-in-one platform for rental property investors. Track rentals, screen tenants, buy and sell properties, analyze deals, and manage RV parks — all in one place. Built by landlords, for landlords.

What membership plans are available?

Basic (Free): 1 RV park, 2 spots, 2 rental properties, 1 tenant search/month, browse classifieds, Deal Estimator, eviction law guides.

Premium: Unlimited parks and spots, unlimited properties and searches, Portfolio Dashboard, P&L Reports, repair tracking, forums, member directory.

Combo: Everything in Premium plus unlimited classified listings and all advertiser features (business/lender/insurance directory submissions).

Can I manage multiple parks?

Premium and Combo members: unlimited parks and spots. Basic members: 1 park and 2 spots.

Can I manage parks in different states?

Yes — add parks in any US state with no limit on locations. Each park tracks its own address, rates, and financials independently.

What happens when I delete a spot?

The spot is soft-deleted (deactivated). All booking history is preserved. The park's total spot count updates automatically. This cannot be undone.

Can I edit a booking after creating it?

You can update booking status (check in, check out, cancel), update payment details, and add utility readings. To change dates or rates, cancel the booking and create a new one.

How do I see who owes money?

Check the Outstanding Balance section on the Admin Dashboard. It shows the total difference between gross revenue and amount collected across all bookings.

Do I need to set utility rates?

Only if you sub-meter and bill guests for utilities. If utilities are included in the site fee, leave rates at $0 and skip the metering section entirely.

Is my data private?

Yes. All parks, spots, guests, bookings, and financial data is private to your account. Nobody else can see or access your data.

How accurate is the P&L?

As accurate as the data you enter. Revenue comes from bookings, fixed costs from park settings (mortgage, insurance, tax), and expenses from what you manually log. Keep everything current for the best picture. Run it monthly to track trends and quarterly to review performance.

Will I lose my data if I upgrade or downgrade?

No — your data is never deleted. If you cancel Premium and revert to Basic, all parks, spots, guests, bookings, and financial history stay. You just lose access to features beyond Basic limits. Re-upgrade anytime and everything is still there.

How do I upgrade my membership?

Go to My Account or click any upgrade prompt. Choose Premium or Combo, enter payment info, and your account upgrades instantly with all new features unlocked immediately.

Can I try features before upgrading?

Yes — Basic gives you access to most features with limits (1 park, 2 spots) so you can see how everything works before committing. When ready, upgrade to Premium for unlimited access.

How should I categorize expenses for taxes?

The system includes IRS-friendly categories: Repairs, Maintenance, Utilities, Supplies, Landscaping, Advertising, Legal, Accounting, Permit/License, Fuel, Labor, Capital Improvement. Use these consistently and your accountant will thank you at tax time.

When should I run P&L reports?

Monthly: Track performance trends and catch problems early. Quarterly: Review with partners or for refinancing. Annually: Tax preparation and year-over-year comparison. The year selector on the Admin Dashboard makes this easy.

What's the difference between fixed costs and expenses?

Fixed costs (mortgage, insurance, property tax) are set per park and auto-annualized in the P&L — enter them once and they calculate automatically. Expenses are one-time costs you log as they happen (repairs, supplies, labor, etc.).

How is ROI calculated?

ROI = (Annual Net Income ÷ Total Cash Invested) × 100. Total cash invested includes purchase price or down payment, closing costs, and renovation costs. Track these in the Edit Park form under Financials.

Can I add a park I'm analyzing but haven't bought?

Yes — add parks you're considering to calculate potential cash flow, compare ROI, and see if the numbers make sense before purchasing. Enter estimated rates and financials to model the deal.

Where do I find other landlord tools?

The Quick Tools grid on your Admin Dashboard links to all platform features: Rental Houses, Apartments, Vacation Rentals, Commercial Properties, MHP Management, Deal Analyzer, Background Checks, Legal Resources, Eviction Guide, and more.