Thompson Hill Campground & Country Store

Overview

Thompson Hill Campground & Country Store is a turnkey, family-run Vermont campground on 25.1 acres of rolling, formerly-farmland terrain with sweeping views of the Green Mountains. Located in Topsham (Orange County), the property pairs steady seasonal RV income with a productive country store, deli, and ice cream operation under one ownership.

The campground offers 75 full-hookup RV sites — 50 seasonal and 25 transient — plus seven cabins ranging from compact hill cabins to deluxe tiny houses. On-site amenities include a 20′×40′ in-ground swimming pool, two ponds (one stocked for fishing, one with a waterslide and pirate ship), two large playgrounds, a 24′×40′ pavilion, basketball court, horseshoe pits, and axe throwing.

The property is fully permitted under Vermont’s Act 250 with 17 underlying permits and sits in a town with no zoning, leaving expansion options open. There is no flood plain, no environmental contamination, and the seller has identified an additional 19.1 acres behind the property available under a right-of-first-refusal arrangement.

Sites & Accommodations

RV sites — 75 total, all full hookup

Cabins — 7 total

• 2 deluxe tiny houses (14′×32′) — full water & electric, 2-night minimum
• 2 hill cabins (10′×20′) — electric only, adjacent to bathhouse
• 3 one-room cabins (10′×20′) — electric, no water

Buildings & Facilities

• Country store (24′×60′ with 24′×40′ section) — check-in, deli, and ice cream counter; 20′ used for storage and an office
• Bath house (~18′×12′) — separate men’s and women’s, 2 stalls per side, 3 showers per side including 1 ADA-accessible
• Pavilion (24′×40′) — open-air with tent sides and picnic tables
• Well house — water-system computer and two large holding tanks

Recreation

• 20′×40′ in-ground swimming pool
• Two ponds — one stocked for fishing, one with a waterslide and pirate ship
• Two large playgrounds
• Basketball court and horseshoe pits
• Axe throwing
• Cornhole

Utilities & Infrastructure

• Electric: 50/30/20 amp at all 75 sites; 50 sub-metered
• Water: two on-site wells, tested monthly with no issues; capacity for additional sites
• Septic: 3 tanks in the group area (one large at the top of the hill, one for the dump station, one for the lower piece); pumped weekly via honey wagon
• Leach fields: one large system with backup, plus one small system
• WiFi throughout the campground; seasonal, monthly, and day packages
• Cell coverage: 5 Verizon extenders running through WiFi
• Landline available in the office
• Several seasonals have satellite dishes
• Refuse: 8-yard regular and 8-yard recycling with Casella Waste

Zoning, Permits & Property

• Zoning: none in the town of Topsham
• Permits: Vermont Act 250 process complete with 17 underlying permits; designed by a licensed engineer
• Survey available through the township; completed approximately 13 years ago
• Not located on a flood plain; no flooding history; no flood insurance required
• Underground tanks: septic only (3, in the group area)
• No known contamination
• Encroachments: owner’s uncle has an easement for his well
• Adjacent acreage: owner owns 19.1 acres behind the property; buyer would have first right of refusal
• Mineral rights: yes (no oil, gas, or timber leases in place)

Nearby Attractions

Less than 30 minutes away

• Bear Ridge Speedway (Bradford, VT)
• Bradford Golf Course (Bradford, VT)
• Connecticut Valley Fair (bradfordfair.org)
• Fairlee Drive-In — one of the last remaining drive-ins in the country
• Farm-Way (Bradford, VT)
• North Haverhill Fair (North Haverhill, NH)
• Lake Morey Inn Golf Course (Fairlee, VT)
• Windy Ridge Apple Orchard

Less than one hour away

• Ben & Jerry’s Factory (Waterbury, VT)
• Thunder Road Racetrack (Barre, VT)
• Rock of Ages Granite Quarry (Barre, VT)
• Montshire Museum (Norwich, VT)
• Fairbanks Museum (St. Johnsbury, VT)
• Maple Grove Farms of Vermont (St. Johnsbury, VT)
• VINS Nature Center (Quechee, VT)
• Cabot Creamery (Cabot, VT)

Business Highlights

• 50 seasonal sites generating predictable contracted revenue
• Country store and deli adding ancillary income
• 19.1 adjacent acres available under right-of-first-refusal — built-in expansion runway
• No zoning in Topsham — flexibility for additional sites or new amenities
• Fully Act 250 permitted with engineered design

Detailed financial information is available after signing a Non-Disclosure Agreement.