Central Indiana (Muncie/Indianapolis)
Muncie · Delaware County
Community type: An RV park or resort that welcomes tiny homes on wheels and park models on long-term or seasonal sites.
Big Oak Campground (also marketed as Big Oak Park) is a year-round Delaware County RV and tiny-home pad park on wooded country lanes near Ball State University. The operator publishes tiered monthly lot leases with electric bundled into base rent, a dedicated winter rate schedule, and online reservation intake—making it Indiana's strongest verified anchor for long-term THOW, park-model, and modern RV placement rather than transient-only camping.
Site requirements
Park specs & operating terms
Park requirements and operating rules for tiny homes and small cottages at this community. Prefabricated.co profiles are kept current; confirm any detail flagged below with the park before you apply.
Quick-glance park specs
| Requirement | Details |
|---|---|
| Power Infrastructure | 30-amp and 50-amp full-hookup pedestals; premium 50-amp pads for rigs 40 ft+. Electric included in published monthly tiers (standard vs winter schedules). |
| Waste & Sewer System | Full sewer hookup, municipal-grade water, household trash disposal, and on-site wastewater dump station. |
| Build Certifications | Clean, safe, modern highway-ready mobile chassis structures—built-out commercial or approved residential destination rigs only. |
| Pet Constraints | Pet-friendly. Dogs leashed when moving through common zones; owners must clean up immediately. Do not leave pets unattended or chained to trees. |
Financials & leasing terms
Monthly benchmarks and lease terms—rates and inclusions change, so confirm current pricing before you apply.
Lot rent & monthly fees
2026 standard season
$795/mo
(30A), $895/mo (50A), $945/mo (50A 40ft+)—electric included
2026 standard season: $795/mo (30A)
$895/mo
(50A), $945/mo (50A 40ft+)—electric included
2026 standard season: $795/mo (30A), $895/mo (50A)
$945/mo
(50A 40ft+)—electric included
Winter (Nov–Feb)
$895
/ $995 / $1,045 respectively (park-rates page).
Winter (Nov–Feb): $895 /
$995
/ $1,045 respectively (park-rates page).
Winter (Nov–Feb): $895 / $995 /
$1,045
respectively (park-rates page).
2026 standard season: $795/mo (30A), /mo (50A), $945/mo (50A 40ft+) electric included. Winter (Nov Feb): $895 / / respectively (park rates page).
Utility inclusions
Base electricity (by amperage tier), water, sewer, trash, picnic table, and fire ring included in published monthly rates.
Lease mechanics
Monthly renewable lot leases via online portal. Background/safety intake through reservation system. Deposit and application fee not published. confirm with operator.
Home specifications & placement rules
Dimensional thresholds
Dedicated layout slots optimized past 40 ft total unit length on premium 50-amp rows.
Aesthetic controls & covenants
Winter skirting/protection required in deep frost months. Individual pad spaces must remain free of debris.
Sustainability & permaculture allowances
If you are planning gardens, composting, or solar, confirm what is allowed under park rules—not just municipal code.
Alternative waste systems
Standard sewer grid required—composting toilets not documented as primary waste path.
Off-grid adaptations
Grid-tied electric bundled in rent tiers; occupant responsible for water-line freeze protection.
Site edibles & gardens
Stocked on-site fishing pond; private planter rules not published—confirm with management.
Media & site documentation
Map data © OpenStreetMap contributors · Use pinch or zoom controls to explore
Planning land you own in Delaware County?
Big Oak is a year-round RV/tiny-home pad lease—not the same as owning a Delaware County parcel with a permitted backyard ADU. Route into pathway tools if you are comparing models.
Pads & tenancy snapshot
BYO highway-ready RV, park model, or destination tiny-home structures on full-hookup pads. 30-amp and 50-amp tiers with premium 50-amp rows accommodating units 40 ft+. Base rent includes electric (tiered by amperage), sewer, water, trash, picnic table, and fire ring. Pet-friendly with leash and cleanup rules.
Year-round monthly lot leases active as of June 2026—applications and availability managed through the operator web portal. Winter rate tier applies November through February. Confirm deposit, application fee, and current pad turnover directly online or by phone.
How you can live here
Key amenities
Amenities reflect what this community offers today. Pet rules, pools, docks, and similar features can change—confirm current policies with the community before you apply.
- Lakefront
- Pet-friendly
- RV-style hookups
- Laundry
Stewardship disclosures
Private RV-park monthly tenancy—not deeded land ownership. Winterization required during deep frost; residents must protect incoming water lines with heat tape or insulated wraps per operator rules. Pets leashed in common areas with immediate cleanup. Background and community intake reviews run through the reservation portal—confirm THOW/RVIA certification acceptance before transport. Deposit and application fee not published online.
Operators update rules frequently. Confirm recorded covenants, county zoning, HOA restrictions, occupancy rules, and insurance requirements for your home type before you move.