The global market for RV campsite facilities is estimated at $12.1 billion in 2024, experiencing robust growth driven by a sustained consumer shift towards domestic and outdoor travel. The market is projected to grow at a 6.8% 3-year CAGR, fueled by demand from both retiring Baby Boomers and experience-seeking younger demographics. The primary strategic consideration is the rapid consolidation of a historically fragmented market by private equity and REITs, creating both opportunities for scaled procurement and risks of reduced price competition.
The Total Addressable Market (TAM) for RV campsite facilities is expanding steadily, reflecting strong consumer interest in RV travel as a flexible and cost-effective vacation option. North America represents the dominant market, accounting for over 60% of global revenue, followed by Europe and Australia. Growth is supported by rising RV sales and the increasing popularity of the "work from anywhere" lifestyle, which extends the traditional travel season.
| Year (Projected) | Global TAM (est. USD) | CAGR (5-Yr) |
|---|---|---|
| 2024 | $12.1 Billion | 6.8% |
| 2026 | $13.8 Billion | 6.9% |
| 2029 | $16.8 Billion | 7.0% |
[Source - Internal analysis based on data from Allied Market Research, ARVC, 2023]
The three largest geographic markets are: 1. United States 2. Canada 3. Germany
The market is characterized by a highly fragmented base of small, family-owned parks, but is undergoing rapid consolidation by large, well-capitalized operators.
⮕ Tier 1 Leaders * Kampgrounds of America (KOA): Dominant franchise model with over 500 locations in North America, offering strong brand recognition and consistent standards. * Equity LifeStyle Properties (NYSE: ELS): A leading REIT that owns a portfolio of high-end RV resorts and manufactured home communities, often in prime destination locations. * Sun Outdoors (NYSE: SUI): The RV resort arm of Sun Communities, focused on acquiring and developing large-scale, amenity-rich properties that cater to both transient and long-term guests.
⮕ Emerging/Niche Players * Thousand Trails: Operates on a membership model, providing access to a network of campgrounds for an annual fee, primarily owned by Equity LifeStyle Properties. * Hipcamp / The Dyrt: Tech-forward aggregators functioning as an "Airbnb for camping," connecting RVers with a wide range of private and public land options. * AutoCamp: A boutique operator blending RV-style lodging (custom Airstreams) with high-end, hotel-like amenities, targeting the "glamping" segment.
Barriers to Entry remain High due to significant capital investment for land and infrastructure, complex regulatory and zoning hurdles, and the growing brand loyalty commanded by major players.
Pricing is primarily driven by a base nightly rate that is heavily influenced by seasonality, location, and day of the week. Operators are increasingly adopting hotel-style dynamic pricing models, using algorithms to adjust rates based on real-time demand, occupancy, and local events. The final price to the user is a build-up of the base rate, taxes, and add-on fees for specific amenities or consumption.
The price build-up typically includes the base rate plus charges for 50-amp electrical service (vs. 30-amp), premium site locations (e.g., waterfront, pull-through), and sometimes resort fees. The three most volatile cost elements for operators, which are passed through to customers, are:
| Supplier / Region | Est. Market Share | Stock Exchange:Ticker | Notable Capability |
|---|---|---|---|
| Kampgrounds of America (KOA) / North America | est. 5-7% | Private | Largest branded franchise network; high consistency. |
| Equity LifeStyle Properties / North America | est. 3-5% | NYSE:ELS | Premium destination resorts; strong membership program (Thousand Trails). |
| Sun Outdoors (Sun Communities) / North America | est. 3-5% | NYSE:SUI | Modern, amenity-rich resorts; expertise in large-scale development. |
| Yogi Bear's Jellystone Park / North America | est. 1-2% | Private (Franchise) | Family-focused entertainment and activities. |
| The Camping and Caravanning Club / UK & Europe | est. <1% (Global) | Private (Membership) | Extensive network across the UK with a focus on traditional camping. |
| Hipcamp / Global | est. <1% (Global) | Private | Tech platform providing access to fragmented, non-traditional supply. |
| Independent Operators / Global | est. 75-80% | N/A | Highly fragmented; represents the majority of market capacity. |
North Carolina presents a robust and growing market for RV campsites, with demand driven by its diverse geography spanning the Blue Ridge Mountains to the Atlantic coast. The state is a prime destination for both seasonal "snowbirds" and summer vacationers, creating year-round demand with distinct peaks in summer and fall. Capacity is a mix of federal/state parks (e.g., Great Smoky Mountains NP, Cape Hatteras National Seashore) and a large number of private campgrounds. While overall capacity is adequate, securing sites in prime locations like the Outer Banks or near Asheville during peak season requires booking 6-12 months in advance. The state's business climate is generally favorable, but development in coastal and mountain regions faces strict environmental regulations and potential labor shortages in rural tourist economies.
| Risk Category | Grade | Justification |
|---|---|---|
| Supply Risk | Medium | Market is fragmented, but consolidation is increasing leverage for top suppliers. Peak season capacity is a significant constraint in desirable locations. |
| Price Volatility | Medium | Widespread adoption of dynamic pricing and exposure to volatile energy/labor costs create rate uncertainty. Less predictable than traditional hotel corporate rates. |
| ESG Scrutiny | Medium | Growing focus on water consumption, waste management, and land use impact. Operators investing in sustainability will have a brand advantage. |
| Geopolitical Risk | Low | The service is delivered and consumed locally. Largely insulated from cross-border political and trade disputes, though fuel prices are an indirect factor. |
| Technology Obsolescence | Low | The core offering (land, utilities) is stable. However, failure to invest in booking platforms and connectivity is a significant competitive disadvantage. |
Pursue a Multi-Property Agreement. Consolidate spend with a Tier 1 operator like Sun Outdoors or KOA that has a significant footprint in key business regions. Negotiate a portfolio-wide discount (5-8% off BAR) or a fixed-rate structure for project-based long-term stays. This leverages volume to mitigate dynamic pricing volatility and simplifies booking for corporate travel or events.
Implement a Hybrid Sourcing Model. For high-demand regions with limited chain availability, authorize the use of booking aggregators like The Dyrt PRO or Hipcamp. This provides access to the fragmented long-tail of independent suppliers and unique locations. Mandate traveler compliance with pre-defined cost ceilings and safety standards to manage risk while increasing flexibility and employee satisfaction.