He's asking about amenities because they drive both the premium and whether a carrier will write you at all. A pool, a playground, a lake with swimming, rental golf carts, ATV trails and a fuel or propane tank each add a claim pathway, and some carriers exclude them or require specific fencing, signage and inspection. Expect to be quoted commercial general liability plus property coverage on the buildings and infrastructure. Business interruption matters more here than people expect, because a well failure or a wildfire closure in July takes out most of a season's revenue. If you sell alcohol or hire staff you're into liquor liability and employment practices territory, and if there's a fuel tank or an aging septic field ask specifically about pollution coverage, since standard property forms often exclude it.
On licensing, yes, in a lot of states campgrounds and RV parks are licensed and inspected by the state or county health department, separate from your zoning approval. Which agency, what triggers it and what the inspection covers varies by state, so confirm with your own state agency in writing. Common pieces are the septic or wastewater permit, and drinking water: a park serving enough people from its own well can fall under state public water system rules, which means testing, reporting and an operator certification. You'll also register for lodging or occupancy tax collection in most places.
One thing that catches owners later is stay length. If guests start living there for months, some carriers consider that a different exposure than transient camping and will say so at renewal. Tell your broker what your actual guest mix will be, not the version that quotes cheapest.
