Campground of the future? You’re kidding, right?


By Chuck Woodbury
The giant annual lovefest of the RV industry, called RVX, just ended in Salt Lake City. It’s where RV industry people come to network, gawk at new models, party, and discuss how they can ramp up sales from a half million RVs a year (like in 2017) to 600,000.

KOA’s exhibit this year was about the campground of the future. Check out the screen shots below from the virtual reality tours you can see at These ideas rival Walt Disney’s dream of Fantasyland, which he in fact created, while KOA’s vision is wacko fantasy. Do they really believe this? I’m thinking: where’s George Jetson in this picture?

Here’s what KOA’s CEO says
“With the increase in camping popularity comes a greater need to ensure the longevity of camping through smart design and preservation of nature,” said KOA’s CEO Toby O’Rourke. “We believe that thoughtful use of technology and devotion to sustainably growing camping offerings will meet the increased expectations of campers, while further enhancing that connection with nature that camping provides.”

“Connection with nature?” Really?

Understand that very few KOA’s are company owned. Most are franchised operations, run by hard-working small business people — mom, pop and sometimes their kids. After paying a franchise fee, they pay KOA 10% of their sales for the privilege of being listed in the KOA catalog, marketing help, and flying the KOA flag. So you tell me: Could these small-business people ever come up with campgrounds as exotic as these? Could they afford to build them, or even come close?

Okay, the fact is there are some nice KOAs these days: Maybe 10% of the 500 or so of them are really, really nice. But none come close to what KOA is now portraying as the campground of the future.

Here are two examples of future campgrounds as envisioned by KOA. The website mentioned above shows others, equally as unrealistic and economically impossible.

The coastal campground of the future

KOA camp of the future
At this KOA, campers stay in sites along the artificial lagoon, which presumably would be built and paid for by the Mom and Pop owners. Let’s see: If they could actually afford to create such a hugely expensive, idyllic lagoon-campground, how much would they need to charge for a night’s stay? You’re not staying here for $75 a night, that’s for sure.

Next, the urban campground of the future

KOA campground of the future
Now, here’s a great example of providing a “connection with nature.” Do you have any idea how much it would cost to build a campground in this ultra modern urban setting? How much would the land alone cost? If you stay here, the owners would probably need to charge you $500 a night (in today’s dollars) to cover the many millions they’d need to invest in land alone (just a guess).

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You’re missing the point. The exercise mentions nothing of “this will be done,” but rather looks to say what could be possible with no limits in place. Why not appreciate the creativity and innovation in a space that’s becoming increasingly popular. Will all of this exist? No. Might some of it? Absolutely. I for one appreciate the creativity of it all.


KOA is dreaming big, I love it.


For the urban campground I guess they could take over land in a city that has shrunk. Detroit for instance is 1/3 of its once large size. They have been tearing down empty houses. There was a proposal to sell land for farming so why not a campground. I wouldn’t want to stay in an urban campground unless it showed up crazy like in the picture with a water park or something. I wouldn’t be there for the urban part.


Just how much do they think this will cost for a daily or weekly fee? Some people can’t afford a week at a KOA now.


Why is this even considered camping? We camp to get closer to the nature experience not to “live” in an manicured amusement park. If people want an amusement park then it should be separate. As others indicated it’s just not financially viable and those of us who just want to get outside and be comfortable wouldn’t be interested anyway. I hope it doesn’t actually come to pass.

Gene Cheatham

Urban camping on a spot competing with multi unit businesses wouldn’t fly – unless you had fees approaching a mortgage. We spun up a plan in 2003 to build one from scratch, had to bail as we couldn’t compete with home builders looking for similar land.

Jerry & Lois

None of these new-fangled ideas aren’t worth much if you can’t find them. What the RV/Camping industry needs is a Trivago/Travelocity/Priceline type app that helps a camper find available spots.

Maybe there is one that I don’t know about but spending days finding a camping spot is not my idea of fun. Right now we are using RVTripWizard and ParkAdvisor, which are helpful, but the responsibility should be shifted to the campground owners to fill up their spots. imho

David reese

Future campgrounds look really nice, they will work well for the wealthy. I can imagine the sites are pricey. Still not my kind of camping. We are full timers, only travel in summer and usually stay in one place all summer. Then again after labor day we slowly work our way back to Tombstone for the winter.

Eric Ramey

“if we build it..They will come” quote from Kevin Costner in the movie Field of Dreams.

If you compare the amount of RV’s that are being built vs the number of campsites being built..we are in need of additional spaces. Like it or not at least KOA is trying to provide a long term solution.

Wendy Busk

Judging from the plethora of expensive sun blockers in RV parks now, I think there are a lot of people with more money than sense. Staying in an outlandish park will have the same draw as does Disney World, despite the cost, and Disney is always full.

Scott Ellis

Do I believe the future of camping *could* look like that? Alas, yes, I do. Personally, I think even $75/night is just a fantastically ridiculous number for “camping,” every bit as completely disconnected from reality as a spot on an artificial lagoon. But people do pay that 75 bucks, or more, regularly and apparently happily, so who knows what else they might spring for to be “close to nature” (cue insane derisive laughter). The future of *some* people’s camping might well look like that. So long as there are public lands, the future of *my* camping will involve long gravel… Read more »

Denny Wagaman

You might say “Camping” and be a camper. That’s fine. I am not a “camper”. Not that there is anything wrong with that.

I am an RV’er. I like all The accouterments that I have but it’s not for everyone. And that’s ok too.


I really hope that before KOA embarks on any of these dream campgrounds they take the time to train staff in the art of communicating with each other. I am attending a rally at a KOA and because of basic lack of communication between office personnel, have been moved 3 times in 4 days. If staff is not trained and does not communicate with each other, you do not have happy campers.

Susan banks

New 25 spot camp places are getting lots of pushback, I can not imagine how much to get all this approved, let alone thumbs up from all agencies involved.

Doug G.

Is all this TECHNICALLY feasible? Yes. If not now, certainly in the future. The real question is, is it ECONOMICALLY feasible? As you said, Chuck, not in the current franchise model for KOA. I seriously doubt that corporate KOA could afford to build even one of these ideas. They obviously have not seen or heard how much flak proposed new RV parks get from the people who live near the proposed development. And it won’t just be from the NUMBYs. Environmentalists will jump on many of these ideas because of the purported environmental impact, which there will be some, at… Read more »

Rory R

My my my, whoever dreamed up those scnarios has found something new, there is no alcoholic beverage or drug on this planet that could cause such a strange vision. Even if they funded these projects and brought them online the costs would probably something like $500 a night. That is truly a pipe dream. They should be flogged and made to walk the plank and fall into that beautiful mountainside view. That was totally ridiculous…


When I heard that Ocracoke Island was getting a new and better campground I thought O wow. Cool. I love those islands off NC. When I found out it was KOA and how much acreage there was I was floored. I remember something like 7800. Maybe I am wrong but from the looks of it. It is going to be huge. I am a KOA fan because some campsites I have been too? Scare me worse then badly built RVs. Good luck.


If “camping” looks like this in the future, it is not camping. Right now, KOAs are not really camping.

Ralph Pinney

Sounds cliche, but I think if you build it, they will come. There’s plenty of high end resorts today to prove the point. Of course, we are on the perverbial beer budget and probably won’t see the inside of those type of RV Parks. Unless of course we win the lottery. Guess I’d better start playing.

Joe S.

I applaud Graybyrd’s tongue-in-cheek, even humorous, imaginative vision of the future instead of staying safely in the past. The next great ideas will come from bending, breaking, and blending what surrounds us today… not allowing ‘today’ to prevent wondering, “What if…!” History is full of things that we didn’t know we wanted, or were even possible… until someone believed they were possible then made them happen. We were shown that we did want them, even needed them. I Imagine that many of you reading this remember when the first home computers came about and some people laughed at them. They… Read more »


I call BS. How about a reasonably large pull-through spot with some shade, clean power, reliable wifi clean restrooms and a decent laundry at a fair price?. I don’t expect my campground to entertain me, but to facilitate my personal adventures. KOA is WAY off the mark on this one.

Kathleen A Mazzuchelli

What I get a kick out of is how people pay $400,000 for a huge RV and then want to pay $15 a night to camp but still want to have all the electricity and amenities…everybody needs to take a reality check…..Mom and Pop businesses should NOT be subsidizing folks ….charge what it is…..the price of doing business…..maybe solar panels at each sight ……or wind turbines to power the park up…….there is a company out there called EML Associates that makes a product called the Watt Dog… helps suppliers monitor electricity consumption….it is used at a lot of yacht clubs… Read more »

Susan banks

I agree, while our RV was hefty at 80k, we actually use what we purchase, solar, tanks etc. fan if hot out. We have learned to camp without all the bells and whistles afforded at some campground we boondock at lot, all for work.


I s’pose it depends on what one’s idea of “camping” is about. I’m of the opinion that RV-park hopping in a 40-ft DP is anything but camping… but if that’s the idea, then a garden-balconied 12-story parking garage with shuffle-board courts, sun loungers, swimming pools, cocktail patio party circles, and moving-belt pedestrian connectors between attractions and one’s elevator-slotted RV is the stuff of future dreams. And what a perfect opportunity for wait staff in perky skirts dashing about on roller-skates to fulfill requests and deliver deli orders. Just like a cruise ship… but no sea-sickness!

Donald Wright

Not that many years ago, a concept for an RV park was on the top of a parking garage. Rest assured, most of these RV’s were popups and small trailers, with a few tents thrown in. Might be fun…

Andy Zipser

Actually, Chuck, it’s worse than you think. Pore through these various scenarios (kind of reminds me of playing Myst) as carefully as I did a couple of days ago–hey, I was on vacation!–and you’ll soon realize two basic things: a) whoever worked up these fantasies doesn’t do much camping; and b) the target audience for all this is Millennials. On the first point: Airstreams parked backwards in back-in spots, no water or sewer hook-ups anywhere in evidence, tent platforms in the urban setting that are barely big enough for a backpacking tent and accessible only via a ladder. . .… Read more »

Gary Sain

Yeah, I’m going to pull a 35′-40′ camper through the middle of a heavily urban city to get to that campground. I-85 thru ATL is bad enough, I can imagine making a turn on a city street corner. Due to traffic, check in time is 3 AM folks!


KOA….How about something unique? Something a lot closer to a national park site with some elbow room and trees as opposed to a Wallymart parking lot? I know there are some but….


How about a Hilton/Marriot RV timeshare?

Joe S.

Speaking of reality… pie-in-the-sky conceptualizations, such as these, are not meant to be taken seriously as future reality. They represent the starting point of innovation in which very loosely grounded “wouldn’t-it-be-great-if” concepts are visually represented as inspiration for further discussion. Only then does reality enter into plans. If one doesn’t reach for the stars, they’ll never know how high they could’ve gone. Luckily Steve Jobs didn’t listen to people tethered firmly to ground and the past, when he DREAMED UP” a hand held phone that included a camera, movie camera, recorder, calculator, music storage & player which lead to a… Read more »

Mike & Cathi Stark

Looking at the plans, I don’t see enough parking places to make it possible. I do like the idea of using solar collectors to provide some shade options without the drawbacks of leaves and bird droppings.


Are we there yet dad!


Dream on!


Have to believe you on the cost of use. But things do change and although these are wild ideas it’s fun to see what ideas people can come up with. New people coming into r v ing have or may want something different then what others do.


I will not be camping like this !!! .But there are already glamping units tent set ups and tent cabins in our provincial and national parks. You rent every thing for this experience and there are lots of tour companies that book blocks of sites. So when we want to go if you have not booked at the beginning of the year your out of luck.

Jim Van Ostran

Maybe in Dubai.


That urban camping Fantasia looks awesome. Given that I’ve paid $100/night to be in an urban parking lot with hookups, though…. I’m guessing I can’t afford whatever it’s going to cost


I would think the maintenance alone and the staff would be cost prohibitive. Now if you want to develope this as low income housing where they can rent the RVs already provided , I’m all for it.
The idle rich dont camp.


Actually the idle rich started it all. Rockefeller and Ford out in tents and covered trucks enjoying the outdoors..


Just a comment to park owners. I’ve had my Dutchman 27 for 10 years. I have NEVER checked to see if it is Koa. With all the I internet resources to find campgrounds I see no reason for an owner to pay a franchise fee.


This is just the result of the CEO of KOA wanting to appear as “visionary” in front of the camping industry. I doubt seriously if he really believes it.


Never stayed in a KOA and have no plans of changing so I really don’t care what they do!

Bob p

Been in one koa in Wichita,KS thought their price was a little high but when they charged $8 ea for the great grandchildren to swim in their small above ground pool that takes nerve for 1 hr use.


I’m overwhelmingly in favor of the development of these projects…more space for me in ‘real’ campgrounds.

Bill T.

Wow, how much extra presentation time needed to be filled at that annual convention. KOA’s today, can’t even get their act together and properly maintain what they have. I can read their advertising pages now, “KOA now adds a new level of camping to it’s family. Not only do we have Journey, Holiday and Resort we now offer Ridiculous.”


What’s wrong with a little dreamscape? The seaside resort looks like some of the conceptual drawings from Dubai 20 years ago….and some came to fruition. Agreed on the urban jungle, but dreamers can dream. I find it refreshing to see interesting ideas even if I prefer a more secluded spot.

Tommy Molnar

Dubai had/has almost unlimited funds for whatever. KOA does not. And as mentioned, there are few (I didn’t know there were ANY!) company owned CG’s. Who has the spare millions to build any of these?

Ed and Robin D.

Can you just picture this being built off the Coast of Florida? One good Hurricane and it would all be gone!

Lynne Whitmire

Being a lifer near the East Coast thats the first thing I thought of . That would not last more than a season. With sea level rise increasing each year its unrealistic.

Nancy Jensen

My thoughts exactly!


Chuck: Your points are SPOT ON! The urban KOA, where is a City that would allow such a development? Who’s gonna drive a 45 foot motorhome or large trailer into an URBAN environment. Then there would be the issue of Security? I guess you could build an URBAN KOA in San Francisco and just throw your sewer house out on the street, since it is an URBAN toilet now days anyway! Again, you are correct on the COST of something like this. Only a small handful of people are willing to pay more than $75 for a one night stay.… Read more »


I’ll name one: Cleveland, Dayton. Oh, that’s two. Any rust belt deserted city. They are already building one in Columbus behind the Hollywood Casino.


Add Detroit to that list. The are vast tracts of land they are practically giving away in some urban centers