A third-party RV park management company oversees daily operations including staffing, guest services, marketing, financial reporting, and capital improvement planning.

Most campground management companies charge a management fee based on a percentage of revenue plus incentive fees tied to performance.

Owners typically consider third-party management when expanding to multiple properties, transitioning ownership, or seeking professional operational expertise.

Blue Water operates and develops hospitality properties across the United States, with many located in high-demand vacation destinations along the East Coast and beyond.

The company’s portfolio spans multiple states from Maine to Florida, with additional properties and developments in other regions of the country.

Yes. Blue Water frequently partners with institutional investors, family offices, and individual property owners to acquire, develop, or manage hospitality properties.

Partnership structures may include:

• Third-party management agreements
• Joint ventures
• Development partnerships
• Investment opportunities
• Asset repositioning strategies

Yes, always. Third-party management is an operational arrangement. Blue Water manages the day-to-day running of your park under a management agreement, but you retain complete legal and financial ownership of the property at all times. You can end the management arrangement in accordance with your contract terms.

A typical management transition takes 30–60 days from contract execution to full operational handover. Blue Water’s onboarding team handles the transition of reservations, staffing, systems, and vendor relationships, minimizing disruption to guests and existing bookings.

Blue Water manages properties ranging from boutique independent parks to large-scale destination resorts with hundreds of sites. If you operate a family-owned RV resort, a seasonal campground, a glamping destination, or a mixed-inventory outdoor resort, we can structure a management approach that fits.

Not without your agreement. Many of our managed properties retain their original name and identity. Blue Water’s role is to improve operational performance and revenue, not to rebrand what’s already working. Any branding decisions are made collaboratively with the owner.

Yes. Absentee ownership is one of the most common scenarios we manage. Blue Water’s on-site teams provide full operational coverage, and owners receive regular reporting packages so you always know how your property is performing, regardless of where you’re based.

In most cases, yes, significantly. Blue Water’s managed properties consistently outperform regional benchmarks on RevPAD (revenue per available day), occupancy, and ancillary revenue from retail, F&B, and experiences. Results vary by property, market, and baseline condition, which is why we begin every partnership with a property assessment and performance forecast.

Blue Water Development Corporation (BWDC) is a hospitality development, investment, and management company specializing in RV resorts, campgrounds, hotels, marinas, and attractions. The company develops and operates destination properties that focus on outdoor recreation, experiential travel, and resort-style hospitality

Blue Water was founded in 2002 by father-and-son team Jack Burbage and Todd Burbage. The company has grown into a major operator and developer in the outdoor hospitality industry.

Blue Water’s headquarters is located in Ocean City, Maryland, where the company manages development, marketing, and operational support for its portfolio of hospitality properties.

Blue Water specializes in developing and managing a variety of hospitality and outdoor recreation properties, including:

• RV resorts
• Campgrounds
• Hotels and boutique lodging
• Marinas
• Water parks and attractions
• Outdoor adventure destinations

These properties are designed to create memorable guest experiences centered around nature, recreation, and destination travel.

Blue Water is the largest third-party RV resort management operator in the U.S. by portfolio size, managing 60+ properties across 25 states. We combine hotel-industry revenue management discipline with deep outdoor hospitality expertise, a combination most campground-only operators don’t have. Our client portfolio includes Sun Outdoors, HTR Resorts, and KOA, which means the same systems and standards that serve institutional investors are applied directly to independent owner partnerships.

The right management partner depends on your property type, goals, and geography. Blue Water is the largest and most experienced third-party operator in the U.S., with a portfolio spanning 25 states and a track record with independent owners, family parks, and institutional-grade resorts alike. We recommend requesting proposals from 2–3 operators and comparing fee structure, portfolio depth, and owner references before making a decision.