Water
A full-hookup site has pressurized potable water at the pad. On raw land you'll need rural water service at the road or a drilled well — confirm which, and the yield, in writing.
Home › Zoning & hookups
Rules, utilities & septic
Zoning & hookups
The unglamorous part that decides everything — what you can legally park where, and how to get water, sewer, and power to the pad.
Zoning: can you live in an RV on this land?
This is the question that trips up the most buyers. Owning land does not automatically grant the right to live in an RV on it. Many jurisdictions — cities and counties alike — restrict or prohibit using a recreational vehicle as a permanent dwelling on residential land, or allow it only temporarily (for example, while a permitted home is under construction). Rules inside the City of Hot Springs limits differ from those in unincorporated Garland County, and deed-restricted communities layer their own covenants on top. Because these ordinances change and are enforced locally, we won't assert a single blanket rule here: verify current RV-occupancy rules directly with Garland County and the City of Hot Springs before you buy or move a rig onto a parcel. A licensed, permitted RV park sidesteps most of this ambiguity because long-term occupancy is the park's approved use.
The three utilities
Full hookups vs. going it alone
'Hookups' is shorthand for three separate services — know which ones a site actually has.
Sewer
A true sewer hookup drains straight from the rig. Without it you rely on holding tanks and a dump station — fine for weekends, tedious full-time. On private land, that means a septic system.
Electric (30 vs. 50 amp)
50-amp service runs a big rig with dual A/C; 30-amp is tighter. On remote parcels, check the distance to the nearest utility pole — running power can be a major cost.
Propane
Heat, cooking, and hot water often run on propane. Plan for tank refills or a larger on-site tank if you're staying through the cold months.
Septic and the Arkansas Department of Health
Put an RV on private land for anything beyond short stays and you're into wastewater regulation. Permanent on-site sewage disposal in Arkansas is overseen by the Arkansas Department of Health, which permits and inspects septic systems. A rocky Ouachita lot may not perc easily and can require an engineered system that costs meaningfully more than a conventional field, so confirm the soil will support an approved system before you close. Relying on holding tanks and hauling to a dump station is legal for recreational use but is not a substitute for a permitted system on a property you intend to occupy long-term. When in doubt, ask the Health Department's local environmental office what a given parcel needs.
Private restrictions
HOA, POA & park rules
Even where the county allows it, a community or park can say no.
POA occupancy caps
Planned communities like Hot Springs Village have covenants that may limit how long an RV can be occupied or where it can be stored. Read them before you assume you can live on a lot.
Skirting & appearance
Many communities and parks require skirting, screened storage, and tidy pads. These architectural rules are enforced and can carry fines.
Dues regardless of use
POA and HOA assessments are typically owed whether or not you're on-site — even on an undeveloped lot. Factor ongoing dues into the true cost of ownership.
Seasonal vs. year-round
Some private parks are seasonal and close in winter; others allow year-round stays. Confirm the park's occupancy calendar matches how you plan to use the site.
Need to know what a specific parcel allows?
Share the location and how you want to use it — full-time, seasonal, or an RV bay on acreage — and we'll help you figure out what to verify with the county and Health Department.
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