Jersey Shore
Lower Township · Cape May County
Community type: An RV park or resort that welcomes tiny homes on wheels and park models on long-term or seasonal sites.
Beachcomber Camping Resort is a family-oriented Cape May County campground on more than 50 acres with spring-fed lakes, multiple pool complexes, and a dense seasonal neighborhood of park models and travel trailers—a shore home-away-from-home minutes from historic Cape May. The operator segments long-term seasonal sites into Commodore's, Captain's, and Admiral's quarters with tiered electric service, while transient guests, long-stay trials, and resale inventory share the same lake-and-pavilion amenity core.
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 | Commodore's Quarters: 30/50A for 8′ travel trailers with slide-outs, park models, or RVs. Captain's & Admiral's Quarters: 50–100A for new 12′×35′ park models with split-rail fencing and photocell lamp post. All seasonal sites metered electric billed separately. |
| Waste & Sewer System | Water and sewer included on seasonal sites; five bathhouses with coin showers ($0.25) throughout the park. |
| Build Certifications | New seasonal pop-ups, 8′-wide travel trailers, and 12′×35′ park models only—new units must be ≤3 years old for seasonal placement. Resale units require management approval. Photo ID registration at camp store for all inbound transactions. |
| Pet Constraints | Maximum two dogs per seasonal site (included in base rate). Dogs leashed at all times, walked on outer perimeter or designated dog paths only—not left unattended. Current vaccination records required at office. Visitors may not bring pets. |
Financials & leasing terms
Monthly benchmarks and lease terms—rates and inclusions change, so confirm current pricing before you apply.
Lot rent & monthly fees
2026 seasonal packages from
$6,992
(May 15–September 15) before metered electric—tier varies by lake/pool proximity vs wooded sites
Pre/post shoulder days
$20–$25
/day (2026 seasonals page).
2026 seasonal packages from (May 15 September 15) before metered electric tier varies by lake/pool proximity vs wooded sites. Long stay custom quotes for 1 6.5 months; pre/post shoulder days /day .
Utility inclusions
Base seasonal rate includes water, sewer, picnic table, fire ring, and family bundle (2 adults, 2 children under 18, 2 pets, 1 car). Electric metered separately with escrow deposit. Wi‑Fi hotspots park-wide via CheckBox ($)—first 30 minutes free; not included for streaming.
Lease mechanics
Core seasonal contract ~4–6 months (May 15–Sept 15 plus optional pre/post packages). Deposits due August 15, October 15, and January 15; final balance April 1. Non-refundable seasonal deposit; no refunds after January 1. Winter storage reservation fee due August 15. Application fee not published. confirm with office.
Home specifications & placement rules
Dimensional thresholds
New pop-ups, new 8′-wide travel trailers with slide-outs, and new 12′×35′ park models. Captain's & Admiral's sections limited to new 12′×35′ park models. Ultra VIP sites accommodate rigs up to 48′ for transient camping—confirm seasonal pad length before booking.
Aesthetic controls & covenants
Maximum one storage box/shed per lot. PVC screening/fencing prohibited. Golf carts require a completed, edged parking pad; electric carts only (no gas or street-legal LSV).
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 water/sewer hookups required on seasonal pads—composting toilets not documented as primary waste path.
Off-grid adaptations
Grid-tied metered electric standard; LP propane refill service available at camp store ($).
Site edibles & gardens
Catch-and-release fishing on stocked freshwater lakes (non-barb hooks); communal organic gardening not offered—confirm private planter rules with management.
Media & site documentation
Map data © OpenStreetMap contributors · Use pinch or zoom controls to explore
Planning land you own in Cape May County?
Beachcomber is a seasonal Jersey Shore pad-lease resort—not the same as owning a Cape May County parcel with a permitted backyard ADU. Route into pathway tools if you are comparing models.
Pads & tenancy snapshot
Seasonal land-lease pads for BYO new pop-ups, new 8′-wide travel trailers, and new 12′×35′ park models—or approved resale units. Commodore's Quarters: 30/50A, accommodates 8′ trailers with slide-outs, park models, or RVs. Captain's & Admiral's Quarters: new 12′×35′ park models only, 50–100A with split-rail fencing and lamp post. All sites include water, sewer, picnic table, fire ring, and metered electric.
Core seasonal contract runs May 15–September 15 (2026 packages from $6,992 before metered electric). Pre-season (April 15–May 15) and post-season (September 15–November 1) extensions available. Limited seasonal inventory—call for the physical/digital info packet or join the resale waitlist. Long-stay quotes (1–6.5 months) available without seasonal construction requirements.
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
- Waterfront / marina
- Pet-friendly
- Ownership path
- Pool
- Clubhouse
- Pickleball / sports
- Fitness
- RV-style hookups
- Laundry
Stewardship disclosures
Seasonal resort—not year-round residency. Core human occupancy season May 15–September 15 with optional shoulder months; winter on-site storage requires a separate reservation fee by August 15 with no winter tenancy. New seasonal units must be ≤3 years old unless management approves a resale. Families-only culture: campers under 21 must share a site with a parent/guardian age 25+. Quiet hours 11 pm–8 am. Maximum six people at a site at any time (including visitors); up to ten on a paid seasonal contract with extra fees. No travel trailers/RVs as separate tow vehicles on seasonal lots per operator notes—confirm THOW certification acceptance with office before transport.
Operators update rules frequently. Confirm recorded covenants, county zoning, HOA restrictions, occupancy rules, and insurance requirements for your home type before you move.