“The new campers are ‘looking for hotel-type amenities’ “
By Andy Zipser
If there’s one trend that has many veteran campground and RV park owners shaking their heads, it’s the largely pandemic-driven phenomenon of “the new camper.” Considerably younger, more diverse and more urban than their predecessors, the newcomers have changed not just the quantity of campers, but their overall quality—and not always in a good way. At least not from a traditionalist perspective.
Perhaps no one statistic sums up this new reality more succinctly than the answers to a Campspot survey, taken this past August, that among other things asked campers why they camp. A less than overwhelming 10% of 1,556 respondents answered “to spend time in nature.” The three larger responses could as readily have applied to an ocean cruise, a hotel stay or a ski resort: 23% for vacation family time, 19% for relaxation and 17% for proximity to outdoor activities. In other words, the one characteristic that traditionally set camping apart from all other vacation options has become the least important reason for doing it.
A summary of the Campspot survey was distributed at a breakout session at the National Association of RV Parks and Campgrounds (ARVC) annual convention earlier this month, which was only fitting. Campspot, a cloud-based campground reservation management system, has been a principal driver behind both the swelling tide of new campers—who are most comfortable in the online universe—and of the increasingly transactional nature of “the camping experience.”
With more than 2,000 campgrounds in its customer base, for which it processed more than $1 billion in gross bookings within a recent 12-month period, Campspot has been a leader in pushing “revenue optimization” in all its various incarnations, including demand pricing, site-lock fees and increasingly onerous cancellation fees.
But other industry representatives at the ARVC convention sang the same tune, usually to lay the groundwork for urging campground owners to accommodate the changing demographics. Typical in that regard was the observation by Jon Gray of RVshare, a peer-to-peer RV rental company, that the new campers are “looking for hotel-type amenities,” which he contended is a “great opportunity” for campground operators.
IN REAL-WORLD TERMS, “great opportunity” means the opportunity to spend more money on various upgrades, increased amenities and all the marketing bells and whistles that go along with that. More spending, in turn, will necessitate higher rates, but the new campers, everyone seems to agree, not only can afford to foot the bill but won’t even notice the difference. “They’re conditioned for it—nobody says anything,” piped up an audience member at the Campspot presentation.
Indeed, KOA’s North American Camping Report 2022, released in late April, found that nearly 40% of the new campers have annual household incomes exceeding $100,000. Moreover, nearly half went glamping in 2021 and the rest planned to glamp this year, which is to say, planned on the least outdoorsy—and most expensive— way to “camp.” That high level of glamping interest contributed to KOA’s broader finding that 36% of all campers went on a glamping trip for the first time in 2021, with 50% saying they would seek a glamping trip this year.
While industry purists may shake their heads at such trends, others are all too willing to jump aboard what they see as a gravy train. As one such campground owner observed at a cracker barrel discussion about managing RV parks in a softening economy, “When we first started we welcomed everyone, but then we started upgrading our clientele.” Added another campground manager, who runs a large Florida park, ” People will pay to have fun. That will never go away.”
Just how pervasive the change has become was evidenced by ARVC’s choice of campgrounds for its prospective owners’ workshop, a pre-convention one-day session attended by approximately 30 people learning the business as they prepare to build or buy an RV park of their own. Following a morning of quick-and-dirty workshops, the prospective owners piled into a bus to drive an hour to … Camp Margaritaville RV Resort, the only example of what an RV park looks like that they would be shown.
Nice place, Margaritaville. Two restaurants, 401 sites that include 75 RV park models, 650 imported palm trees, artificial turf throughout, its own call center, a cashless economy—everything that’s needed, said one of its amiable owners, “to propel old-style RV parks into the present day.”
PREVIOUSLY FROM ANDY…
Andy Zipser is the author of Renting Dirt, the story of his family’s experiences owning and operating a Virginia RV park, and of Turning Dirt, a step-by-step guide for finding, buying and operating an RV park and campground. Both books are available through some bookstores or at Amazon.com.
##RVT1080b
You decry “increasingly onerous cancellation fees”, but this newsletter also complains about people getting reservations, then not showing up – which do you want?
Also, having an income over 100k is not living rich anymore. I’m not sure what this stat is useful in showing.
Median U.S. household income in 2021 was $70,784. That suggests the RVing population overall is trending ever more toward the upper—not necessarily “rich”—end of the income scale, with all the marketing consequences that follow (or lead?).
As for cancellation fees, I think you’re presenting a false dichotomy. If stiffer cancellation fees are not reducing the incidence of no-shows, then the ones who suffer financially are those who have legitimate no-show reasons (accident, death in the family, extreme weather) that strict policies don’t accommodate. Reminds me of that cartoon, “The flogging will continue until morale improves.”
I certainly concur. Newsletter seems to be playing both sides of the fence. I/we, won’t know the difference in camp fees and are “conditioned for it”, seriously? Do you even read what this newsletter writes about? RV sales have skyrocketed, then RV sales have decreased-which is it?
I don’t think the newsletter “complains” about either side of the coin. Just stating the pros and cons of both sides. There is no win win in this – not for anybody.
If I had ever made $100,000 I sure would have thot I was living rich.
The new “campers” usually have the big rigs and still try to fit them in too small of a space and hang out into the roadway, quite inconsiderate. They need to go where they fit and it would perhaps leave room for people who are campers. I find it interesting that they purchase $100,000 trailers or 5th wheels and then want cheap or free spaces. One good thing, the big ones usually want hookups, so maybe I can find a space without hookups, although in winter, I do like to run a little heater.
I think it is many different groups.
The one group bought a 100k trailer/rv figures they bought their “hotel room” and now they want to park it at the lowest cost place to save money on travel.
Another group wants amenities and are willing to pay for them. Sometimes I think of these people as the “all inclusive” folks, the ones that don’t want to “leave the island resort”(think Sandals as a hotel equivalent)
Fact is, there are many ways to travel, many ways to explore the US, many ways to make family memories, none of them are wrong!
As for the folks that hang out of spaces in your favorite parks, it may or may not be their fault. If they are new, they may not have realized the size restrictions of the site, if they are seasoned, maybe they were moved-their original, full length spot was unavailable at arrival and the host asked them to “do their best” with what was available(that actually happened to us once-promise we didn’t mean it, weren’t trying to be rude or inconsiderate of anyone else!!)
Happy camping!!
We bought our diesel pusher to snowbird in Florida. We never had any plans to “camp”. We go to one RV Park for 4 months. We want good WiFi and a nice pool and clubhouse.
You go Andy. You do your thing. There is no one way to RV. Enjoy my man.
I’m wondering how close this article is to the, eek!, e-vehicle uproar.
I don’t want an evehicle. I don’t want to go glamping. Nor do I want to take those opportunities away from those who do want them. But this survey was 1500 respondents and this campground association is 2000 campgrounds. This is not representative yet.
The high cost of Cancellation fees are terrible. You should not be charged if you have medical emergencies or your rv breaks down. My husband had back surgery and we had to cancel several reservations (in advance) and we still had to pay numerous fees. We live in the FL panhandle and when hurricane Michael hit our house was heavily damaged. We had to stay home for 9 months while repairs were made. No mercy on cancellation fees! If you call at least 10 days in advance the fees should be waived or when you experience a emergency.
How do you prove to the park owner that you actually have a medical (or other) emergency….are they just to take your word for it? Look on their side of it, if the rv site stays empty, they get no revenue.
Hmmm…. Haven’t we been told a thousand times how full all the campgrounds are? No site is staying empty if they get a cancellation 10 days in advance.
I have thought about this often. Maybe charge a fee if the site goes unrented, however if they are able to rent the site, then 100% is refunded(maybe minus a small $5/10 admin fee).
To my mind it should be illegal(double dipping)to charge cancel camper A 50% to cancel and then fill the space with camper B….they are now getting 150% for that one space. Doesn’t seem quite right, does it?
Becky, I agree and disagree. If you have tickets for an airline, concert, football game, cruise, etc. and something disrupts your plans, aren’t you just out of luck because life happens? I think that must be how it works, but I am not sure because I for one will not pay for something in advance.
This article complains about how the focus of the newly minted high-end campers impacts the RV campground industry. It’s follow the money. Economics 101.
Incomes over $100k….net worth of zero or negative. Can spend $150+ a night to glamp but want their college debt paid for by Uncle Sam or can’t come up with $500 for an emergency. Play now, pay later.
Got it. 😉
I figure the Regional, County, and State parks we like to go to will continue to be camping. If not, there are other hobbies to turn to.
I was thinking the same thing, we have income higher than this demographic & would NEVER pay 150+/night, not even just for one night-thought about it for the kids for a single night once, hubs looked at me like i was nuts, ok got it, back to the $30-50/night full hookups in nature it is!!(that we pay 0-14/night for through membership camping)!! However then again we don’t need Uncle Sam to pay our debt and we handle our own emergencies-go figure.
It’s sometimes hard to accept change. Especially when we view it as for the worse. My wife and I try our best to just enjoy how we like to camp. Has it gotten harder? Yes. But we try to ignore the changes we see as bad.
Unfortunately, this is also beginning to spill over into more primitive camping experiences. I enjoy tent camping in the mountains during the summer. I found a place that has a summer high temperature of no more than 75 degrees. I go there each year. No water, power, or sewage hookups on sites. I never had an issue riding my bike up there and getting a site anytime. The largest RV was an occasional class C. I went there 3 times this summer. It was packed 2 of those times. There were class A MHs now and many spots had Class B & Cs. The Class A MHs don’t really fit. They just stick out into the roadway. Some of the MHs would run gensets all day long. I talked to their neighbors disgusted with the noise and breathing the exhaust. “They even left the genset running while gone most of the day.” Who does that when fuel is $6.50 a gallon in a place where you don’t even need air conditioning? Short Answer: This is America – They do it because they can.
They do it because they are inconsiderate.
This new trend is fine by me. It leaves more space in the kind of campgrounds that I stay at. Glamping for me is electricity and maybe a water spigot.
Bob, the new trend is fine by me too, IF this does not make my mom n pop campgrounds from having to slip up to glamping to stay alive, or sell out to corporate glampgrounds , or to slip down and forced out of business because there to few of US to support them.
There are very few commercial campgrounds that I would visit if I wanted to spend time in nature. If a state park campground is full, it’s probably not going to be a nature experience–although there may be hiking trails that offer that.
The survey doesn’t say that it was specific to new RVers. The stats have probably been true for years.
The article is much ado about nothing. Too many RVers think there motivation is the only legitimate one.
If the interest of the masses is, indeed, trending toward “camping” (by whatever name) that may as well be in a Home Depot parking lot as long as there’s full hookups, a pool, and a Broadway show in the clubhouse . . . so much the better for me. I’d rather not see you (or anybody else) way out in the sticks, anyway.
Well said.
Idiots destroy everything.
Ok, the RVers are not one minded group, it is composed of a full spectrum of people from young to old, single, to couples, to families and all have a myriad of interests. Some want to Camp, some who purchase Motorhomes to enjoy traveling with comforts, many had years of more primitive enjoyable outdoor camping but now want more comfort. Let us actually celebrate the actual recreational diversity of the various ways to enjoy America and the amazing places we can travel to. If anything, today there are so many different opportunities to enjoy our away from home time!
Well said.
This is so well said!!
And there are even some people that enjoy doing many different things-some nights with basic full hookup site, some nights on BLM lands in the wilderness, some nights at an ‘RV Resort.’ For us that’s half the fun!! Being able to have multiple types of experiences, all different from each other!!
There have long been many ways to travel! For years there have been ‘prevost’ or ‘high end only’ resorts(we saw one for the first time last year, however wouldn’t stay despite “qualifying”-from what i can tell, no additional amenities-just 2/3x the price to ensure you stay among folks with a similar demographic-not for us, we like the diversity and exposure camping offers!! However that obviously appeals to others-they were 80% full), there have been low-frills COE and state/national park campgrounds, as well as everything in between!! Remember the Jellystone and Flintstone parks of the 70s/80s???(that are now mostly in total disrepair/long gone).
For us, that’s the why! Different experiences. We don’t want to only go to resorts, if we did, we would stay in a hotel. We don’t want to only be in the wilderness, if we did, we would have bought a tent.
Sometimes you feel like a nut, sometimes you dont!!
Edit to add….
My only issue with some of the newer campers is in managing expectations. As I have said, we like to vary our experiences, life is an adventure!! Some of the newbies will stay at a 30-50/night campground and expect 150+/night amenities! You will see reviews with 1* complaining about lack of pool or clubhouse or restaurant or some such amenity not offered. Well, you’re staying at a basic 30/night CAMPGROUND, not a 150+/night resort. Did you not look into it before making the reservation???
Recently I’ve been getting the social media ads/posts for ThousandTrails. The number of people in the comments that expect to pay 500/yr for an unlimited camping pass and have nothing but 150/night experiences is mind boggling!! I simply don’t understand it.
We happen to belong to & love TT(I know many others dont-and thats ok), yes it is basic. However we know we will have hookups and security and fairly level sites. Yes, there often isn’t much more, but thats ok for most nights!! Some nights/trips we want more & then we pay for more!! Some nights we want “less” and again, then pay for “less”(as in boondocking/BLM/state or federal park type experience).
Just wish the “new group” would manage expectations!!
Way too much mass-printed money now in circulation…and this sort of greedy behavior is the inevitable result.
This will all capsize eventually. In fact, the “ship” has a very serious list right now…and the portholes on that low side are all wide open. The center of gravity has simply risen too high…and the ballast in the bottom has been carried off by bandits and sold. The engineers have left the engine room. The lifeboats are already full of First Class passengers and motoring away to safety. But the band still is merrily playing and free drinks are being handed out on the increasingly sloped deck. Party on!
I work in a trade known in the past for poor service, dirty facilities, catering to a narrow clientele. What we learned in the last 20 years is a rising tide is inevitable, when the general public finds what we do interesting. You either adapt with the times, upgrade, clean, broaden appeal, or you fail or get gobbled up by competitors. The campground industry is going to go through this and among the campground owners we will see winners and losers, but the campers? Most likely everyone will benefit from a more professional environment, except those who only care about price, those on the fringe of affordability, or the gate keepers who are resentful of the others. Lot of gate keepers out there.
I actually think the campground industry is large enough for “some of everything.”
I do not know what industry you work in, how large/small it is, if it has broad appeal or not. However camping appeals to a broad and diverse group! There are so many campers that we can have it all!!
Some days I want the “more professional environment” you speak of, but more often than not I just want basic, no frills-let me park & plug in, &see you at checkout. And sometimes I am even one of those that only cares about price!! We travel a minimum of 10wks/yr, more often 14-16wks.
Luckily I believe there is room for everyone!! So far we’ve never had an issue finding what we want and/or need in the moment!!
I don’t think I have “camped” since we bought our first motorhome 22 years ago. Before that we stayed in state and county parks in our tent. We enjoyed rain/wind/cold and hot and the occasional wonderful moderate day. We did not move about a lot since takedown and setup was time consuming (we were young, the work was no effort). Since we bought our first Cl A we have been glamping, even in the first “breadbox” with no slides/jacks or inverter. We could sit in comfort and read a book if the weather was inclement. Be warm at night and cool in the day. For us when we are on the move and stop for a day or 5, we do not care about amenities, won’t pay up for KOA and endless kids and all the toys. Will gladly pay up for spacious sites and pleasant views, even for a one night stop. Love alternatives like wineries and Boondockers Welcome hosts. We enjoy pulling off on to some public land and spending a few nights dry camping in the quiet. Then we arrive at our Escapee Coop with all the amenities
I enjoy our state campgrounds. Great for disconnecting. No electricity, computer or internet. They have toilet/shower facilities that are cleaned daily. Large grassy sites perfect for a tent. Occasionally I will go to a private campground for “civilized camping” (water/electric sites).
Funny, my family has an RV parked at a campground all summer, and it is way more expensive than glamping or any occasional rental would be, considering they don’t use it very often. If you own an RV, you pay for the maintenance/ownership costs of the RV in addition to the usually expensive cost to park it somewhere. As far as being in nature, many campgrounds have RV’s packed in like sardines, which really doesn’t make it feel like a nature experience. Nicer, modern camping setups appeal to the occasional camper, who doesn’t want the headaches/expenses of owning an RV. And in many cases, it’s actually cheaper. Personally, I car camp in the most remote spots possible, which I find to be amazing.
I guess if I opened a RV campground, everything would be back in, 30/50 amp only, maybe 60′ spaces, no wifi, no pool, no bar, little food & supply store. Children welcome, tight corners, doggie park and playground. Wait a minute, I just described a COE park !
Next time I hear the hum of a generator during golden hour and see two old, fat white retirees’ tv glowing from behind the window of a 30-footer with slide outs, I’ll have a good chuckle at this. Can’t tell you how many evenings I’ve had ruined by such “nature loving” legacy campers.
So now we bring race into the discussion?
Its a market condition and I am ok with it.There’s room for everyone ,what goes up comes down in markets. I know my budget and what’s acceptable cost wise.Sometimes I thinks its envy on others part ,we all know at some point there will be a flood of used campers in the market,similar to saturation Harley did and then had compete against used market. I looked at Margaritaville and their base camping price wasn’t horrible , and no one says you have buy all the options.
It’ll be fun to see the glamping grounds fall to disrepair the same way lovebird retreats of the 1920s and carpeted hot tub hotel rooms of the 60s did.
So much animosity. Sad. Why dislike someone who does it differently than you?
Agreed!
Based on his second sentence, I think Andy is upset about anyone who isn’t old and white enjoying an RV park.
After tent camping for years and using a pop-up for 20 years, we bought a hardside trailer, so we could extend our camping season into colder weather. Now that we are in our 70s, we enjoy having a real bed and a bathroom for those midnight trips that might otherwise be in the rain. It is also great being able to keep our trailer loaded, and having a fridge, so we don’t have to get ice, a real convenience. However, that is where the glamping stops. Our trailer has an outdoor kitchen as well as an indoor kitchen, but I still cook some meals over a campfire using a tri-pod and cast iron. We avoid campgrounds with full hook-ups and swimming pools, and we usually stay in state parks in more rustic sites. We find that seeking campgrounds without lots of amenities is the best way to find campers like us. We do see some glampers, but they have to follow the same rules as we do, and our parks don’t allow generators. Personally, we love seeing more young families taking their kids out camping.
Amen…I do use a small 2000 watt generator during approved generator hour use time when we dry camp IF the solar does not top off the batteries. Glamping is something that I do not see my wife and I starting but god bless those with the $$ to support the businesses that offer this type of “Hybrid” out door options. My idea of a great camping trip is to have a campfire in a “dry camp” state park with a small group of family members under a star lit sky…not surrounded by bright lights, blaring music or out door televisions.
We took the same path. Parking lot “Camping “ in a city environment is not our choice either. We are located in No. Ca with dozens of places within 1-2 hours to go in nature. Our small trailer is a joy to use while watching non-human animals, trees, streams and stars. If others want to join the two of us great. They can use our tent. Oddly, with what is reported to be overcrowding of campgrounds, we never have problems finding spots for our camping style. And with a senior pass we pay but a few $ for a large site in quiet natural luxury. The old ways still work well here.
Well over the years I went from primitive tent camping in remote areas to gradually moving up to van camping, 5th wheel camping, and now with my third Class A. I avoid both the high end la de da and the circus atmosphere kiddy parks. Much prefer a smaller, quiet, shady and clean rv park a little, away from the hustle and bustle. Don’t need a pool. Don’t need fancy recreational facilities, etc. Just peace and quiet for a night or two and usually but not always full hook ups. I am sure younger families with kids prefer lots of amenities. I now have great grandkids God bless them. But I never rv with them. We have stayed at very high end senior and adult only sites which are very nice but expensive. And sometimes when desperate, a one night stay at a more common these days camp ground full of loud kiddies and their many amenities . Cute sometimes. Irritating most time! When the small quiet campgrounds go away, so will I. Yup. I am an old fart. 🙂
It’s way, way cheaper to stay in a motel in comfort and go explore the scenery in a different town and state. It’s a lot less hassle than the cost of a RV payment or purchase and a camper even counting gasoline too. No worries on expensive high costs of RV repairs and all the other issues. Easier driving your regular vehicle and save thousands in gas. One less insurance cost too! The RV parks are packed in like sardines anymore and twice the cost of a motel room to park it in a lot. Some RV parks don’t even have trees or nature and are near highways and next to interstates. They look more like truck stops anymore! The costs of gasoline is outrageous to drive an RV, especially the ones big as a Greyhound bus. The stress of driving and maneuvering a large RV is stressful. Just go back to a very small bumper pull camper or a big luxurious tent and really have fun in a real campground. The money you will save and actually go back to the true and simple way of camping. Far more fun!!!
It’s literally the Wild Wild West of RV-ing right now in some respects to the change I’ve witnessed the past 2-3 years. We have “evolved” as campers from a tent strapped to the back of my motorcycle to now a older 07′ well maintained 35′ 5th toy hauler.
We are also a Harvest Host site again. It got pretty crazy for a while. We had to suspend it because by and large the new participant didn’t under the program, RV etiquette or in some cases how to competently drive their rig.
New guidelines and technology have really made the program worth being a host again. I see opportunities to add amenities we think. It was much better this past summer in respect to member interaction.
We are going through the largest transfer of intergenerational wealth in the history of mankind. It’s going to take a minute for all this cash to seek it’s level. And that imho will be reflected in the RV parks and overall market.
This is an interesting article but as one of those younger new sort of campers I feel I need to opine. First of all, I’ll do what I want with what I spend my money on. You can have your definition of what camping should be but that is not a universal definition applied to all. Secondly, my camper is a mobile hotel room more than anything. It gets me where I need to go, gives me a place to sleep, and give me the freedom to travel. I have no interest in nature or the camp grounds themselves. They could be a parking lot and it would make no difference to me as long as I can park and leave the trailer there to go see new things.
You certainly can use your camper in that manner. I can see that possibility for myself given the right circumstances, but I have difficulty calling it camping. I would call it sleeping in a camper. Enjoy your travels.
Did anyone else find the comments as interesting as the article? I think there’s room for just about everything. The average cost of a hotel is $133 per night in the U.S. So for me, being in a van is economical and having solar provides flexibility. I travel frequently and like to mix it up with mostly parking lots of national, state or city parks. A couple of times I’ve rented full hook up spots at a Love’s to do laundry and dump as needed. But, there are rare occasions when it’s nice to have a dog park with an obstacle course, pool or mini-golf for a night or two. And, it can be nice to be around other campers in case of nearby forest fires or dangerous weather. The only thing there isn’t room for is judging other campers for how they choose to experience the world. Our time on earth is just too fleeting.
It seems everyone is blind to the fact of WHY campgrounds are becoming “popular”; give a clue, it has nothing to do with camping! Housing scarcity and impossible rents are why you see campgrounds full and all these restrictions regarding rig qualifications. This is also why monthly camp rates are $1000-1500 and require a rig less than 10 years old. They’re trying to keep out the “poors”.
Aly, I believe you are speaking from a West Coast perspective. If some folks can afford a decent camper to “camp” with, whatever the definition, then they can afford either rent or a place to call home.
Did you ever think that owning a home really isn’t that expensive, that is until you add the taxes the state down to local governments price many folks out of the market? That is why you see the great migration from Western states like California, Oregon, and Washington to less tax and “Free” states like Montana, Idaho, Texas, and most Southern states. Heck, Arizona has already been ruined by this migration.
I don’t consider my 1971 Barn Find TT “”JUNK”